5338 Tigers Tail · Leesburg, FL 34748

$230,000

2 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 64 Days on market

Built 1999 5,483 sqft lot Est $235k · at est. $165/mo HOA · 8% of rent

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.5/30.0
• ARV discount +8.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a like BRAND New House, this is it! The whole house is like brand new. .. .. .New Roof, New A/C, New Hot Water Heater. This home has been beautifully remodeled with new interior Paint and New laminate flooring throughout the whole house. The custom Kitchen is brand new with Solid Wood Cabinets, Stunning Quartz Countertops and Brand New Stainless Steel Appliances. The Master suite is large and the Master bath is beautiful with a new Vanity, Sink, Faucet, Quartz Countertop, flooring and a Brand New Chair Height Toilet! You will LOVE the HUGE shower and Walk In Closet. This home also has a nice size guest bedroom and 2nd bathroom that has completely been redone as well. You will truly love this home because of it's location. There are NO rear neighbors, just two lovely ponds to enjoy as you sit on the back porch and nature watch. This home also is located on a cul-de-sac with a large driveway and lovely front porch to neighbor watch!

Key facts

• Screened patio
• Solid wood cabinets
• Private backyard

Tags

• PRIVATE BACKYARD
• SCREENED PATIO
• NO REAR NEIGHBOR
• SOLID WOOD CABINETS
• STUNNING QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Community directions available
• Financial info: Total monthly HOA amount $165 (total annual fees $1,980); Lease restrictions apply
• HOA & community: HOA required with monthly fee of $165; Association approval required; Association amenities include clubhouse, fitness center, gated community, golf course, pool, recreation facilities, tennis courts, handicap modifications; Association fee covers 24-hour guard, common area taxes, pool, private road, recreational facilities, security; Buyer approval required for community; Deed restrictions; Golf carts allowed; Sidewalks; Wheelchair access; Senior community; Pets allowed with number limits

Exterior

• Parking: Attached garage (1 car) with garage door opener; 16 x 22 garage dimensions; Driveway; Golf cart garage/parking; Oversized parking pad
• Security: 24-hour guard (included with HOA amenities)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence (PUD); One story; West-facing
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built using standard frame materials
• Exterior features: Sliding doors; Irrigation equipment; Located on a cul-de-sac; Paved road; Flood insurance required; Inside city limits; Lake view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; High ceilings; Kitchen/family room combo; Solid surface counters; Solid wood cabinets; Split bedroom layout; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-34 ($-410/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (4.4% below list).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.5% in Leesburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#751 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities F.
• Lake (suburban): math 49% / reading 50% proficiency, ranked #37 of 73 in FL (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 783 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,198/mo this rent would consume 45% of the median local household income ($58k/yr) (locally 1745% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,200 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
14. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
15. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $235,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25339 Hibiscus St	0.29mi	3/2.0 (+1)	1,005 (-4%)	5mo	$225,000	$224	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.29×
• Total profit: $-45,745
• Equity at exit: $34,294

10-year hold

• IRR: -25.1%
• Equity multiple: -0.04×
• Total profit: $-66,946
• Equity at exit: $19,886

Cash invested: $64,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34748

• Home prices YoY: -25.3%
• Rents YoY: -0.9%
• Active inventory: 783
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$179 /mo · $2,143/yr
• Insurance: −$96
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$165
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-34

Break-even live

Break-even rent $2,241

Max offer price $223,960

Occupancy floor 97%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25049 Navel Ave Leesburg, FL	2.0	2.0	1430	$2,800	$1.96	24d	1	0.13mi
5009 El Destino Dr Leesburg, FL	2.0	2.0	1428	$2,450	$1.72	24d	1	0.32mi
25533 Belle Helene Leesburg, FL	2.0	2.0	1352	$1,650	$1.22	5d	1	0.76mi
4728 Belle Grv Leesburg, FL	2.0	2.0	1480	$1,700	$1.15	24d	1	0.80mi
4501 River Ridge Dr Leesburg, FL	2.0	2.0	1467	$1,725	$1.18	5d	1	1.24mi

HOA detail

• Monthly dues: $165 · $1,980/yr
• Likely covers: water

Listing history 34 events

1. 2026-06-19
   status $230,000 Pending 64 DOM
2. 2026-06-18
   days on market $230,000 Active 64 DOM
3. 2026-06-17
   days on market $230,000 Active 63 DOM
4. 2026-06-16
   days on market $230,000 Active 62 DOM
5. 2026-06-15
   days on market $230,000 Active 61 DOM
6. 2026-06-13
   days on market $230,000 Active 59 DOM
7. 2026-06-09
   days on market $230,000 Active 55 DOM
8. 2026-06-08
   days on market $230,000 Active 54 DOM
9. 2026-06-07
   days on market $230,000 Active 53 DOM
10. 2026-06-04
    days on market $230,000 Active 50 DOM
11. 2026-06-03
    days on market $230,000 Active 49 DOM
12. 2026-06-02
    days on market $230,000 Active 48 DOM
13. 2026-06-01
    days on market $230,000 Active 47 DOM
14. 2026-05-31
    days on market $230,000 Active 46 DOM
15. 2026-04-15
    listed $230,000 Active
16. 2025-07-28
    historical
17. 2025-02-10
    listed $269,999 Active
18. 2022-02-09
    soldstatus $234,857
19. 2022-02-01
    soldstatus $234,900 Closed 969-char remark

    Show marketing remark (969 chars)

    If you are looking for a like BRAND New House, this is it! The whole house is like brand new. .. .. .New Roof, New A/C, New Hot Water Heater. This home has been beautifully remodeled with new interior Paint and New laminate flooring throughout the whole house. The custom Kitchen is brand new with Solid Wood Cabinets, Stunning Quartz Countertops and Brand New Stainless Steel Appliances. The Master suite is large and the Master bath is beautiful with a new Vanity, Sink, Faucet, Quartz Countertop, flooring and a Brand New Chair Height Toilet! You will LOVE the HUGE shower and Walk In Closet. This home also has a nice size guest bedroom and 2nd bathroom that has completely been redone as well. You will truly love this home because of it's location. There are NO rear neighbors, just two lovely ponds to enjoy as you sit on the back porch and nature watch. This home also is located on a cul-de-sac with a large driveway and lovely front porch to neighbor watch!

20. 2021-12-13
    status Pending 969-char remark

    Show marketing remark (969 chars)

    If you are looking for a like BRAND New House, this is it! The whole house is like brand new. .. .. .New Roof, New A/C, New Hot Water Heater. This home has been beautifully remodeled with new interior Paint and New laminate flooring throughout the whole house. The custom Kitchen is brand new with Solid Wood Cabinets, Stunning Quartz Countertops and Brand New Stainless Steel Appliances. The Master suite is large and the Master bath is beautiful with a new Vanity, Sink, Faucet, Quartz Countertop, flooring and a Brand New Chair Height Toilet! You will LOVE the HUGE shower and Walk In Closet. This home also has a nice size guest bedroom and 2nd bathroom that has completely been redone as well. You will truly love this home because of it's location. There are NO rear neighbors, just two lovely ponds to enjoy as you sit on the back porch and nature watch. This home also is located on a cul-de-sac with a large driveway and lovely front porch to neighbor watch!

21. 2021-12-08
    listed $234,900 Active 969-char remark

    Show marketing remark (969 chars)

    If you are looking for a like BRAND New House, this is it! The whole house is like brand new. .. .. .New Roof, New A/C, New Hot Water Heater. This home has been beautifully remodeled with new interior Paint and New laminate flooring throughout the whole house. The custom Kitchen is brand new with Solid Wood Cabinets, Stunning Quartz Countertops and Brand New Stainless Steel Appliances. The Master suite is large and the Master bath is beautiful with a new Vanity, Sink, Faucet, Quartz Countertop, flooring and a Brand New Chair Height Toilet! You will LOVE the HUGE shower and Walk In Closet. This home also has a nice size guest bedroom and 2nd bathroom that has completely been redone as well. You will truly love this home because of it's location. There are NO rear neighbors, just two lovely ponds to enjoy as you sit on the back porch and nature watch. This home also is located on a cul-de-sac with a large driveway and lovely front porch to neighbor watch!

22. 2021-09-30
    soldstatus $135,000 Closed
23. 2021-04-01
    status Pending
24. 2021-01-26
    status Pending
25. 2021-01-11
    status Active
26. 2021-01-11
    historical
27. 2021-01-10
    listed $136,500 Active
28. 2020-12-15
    historical
29. 2020-11-15
    status Active
30. 2020-10-28
    status Pending
31. 2020-10-20
    price $136,500
32. 2020-09-21
    status Active
33. 2020-08-13
    status Pending
34. 2020-06-15
    listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,143 · $179/mo
• Projected year-2 tax: $2,143 · $179/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,378
• − Mortgage interest: −$12,884
• − Property taxes: −$2,143
• − Insurance: −$2,652
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − HOA: −$1,980
• − Depreciation: −$6,691
• Taxable loss: −$4,192
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $596/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lake
• NCES district ID: 1201050
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $46,632
• Composite: 42.05/100
• National rank: #3327
• State rank: #37 of 73 in FL

Livability — Leesburg

• Score: 62/100
• State rank: #751
• US rank: #16429

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 70,232
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 48,095
• Household income: $58,192
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 1745.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 386,640 people
• By 2030: 417,107 · +7.9%
• By 2040: 476,676 · +23.3%
• By 2050: 531,296 · +37.4%
• By 2075: 648,303 · +67.7%
• By 2100: 698,530 · +80.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 15% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 10% French/Haitian/Cajun 1%

Political lean MEDSL · Lake

• 2024 margin: Strong R (+24.7) · D 37.3% · R 62.0%
• 2008→2024 swing: -11.2pp toward R · 2008: -13.5pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+20.0 2016: R+23.1 2012: R+17.1 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.97%
• Current HPI: 262.1766
• Rent YoY: ▼ -0.95%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+84.0% since first listed

20 events — show timeline

• 2026-04-15 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Listed $269,999 Stellar MLS as Distributed by MLS Grid
• 2022-02-09 Sold (Public Records) $234,857 Public Records
• 2022-02-01 Sold (MLS) $234,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-08 Listed $234,900 Stellar MLS as Distributed by MLS Grid
• 2021-09-30 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-01-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-01-10 Listed $136,500 Stellar MLS as Distributed by MLS Grid
• 2020-12-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-11-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-10-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-10-20 Price Changed $136,500 Stellar MLS as Distributed by MLS Grid
• 2020-09-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-08-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-15 Listed $125,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.8%/yr

Latest (2025): $2,143 · +2.9% YoY. Source: county tax records.