44650 Forest View Rd · Lake Mack-Forest Hills, FL 32720

$155,000

3 bd · 2.0 ba · 1,426 sqft · Manufactured public records · 23 Days on market

Built 2000 Est $110k · 41% over

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Why this score? — see what drove the C 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +6.9/10.0
• Schools +4.2/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful move in ready 1980 double wide manufactured home on a large lot. No HOA. Home has a spacious kitchen with stainless steel appliances. Enclosed porch and a a detached workshop for all your projects and storage needs. Property is on well water and septic. Septic was pumped last year. This home has off grid Solar panels that can produce up to 3450 watts. All it needs is a battery and inverter. . Metal roof is original and central AC doesn't work. With a little TLC this home will shine again. Come and make your appt today!

Key facts

• Two lanai
• Large addition
• Built 2000

Tags

• LARGE ADDITION
• TWO LANAI

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 rising (+3.4%/yr); 437 active listings in the ZIP; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.19% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $109,802
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44945 2nd St	0.38mi	2/2.5 (-1)	1,408 (-1%)	7mo	$109,000	$77	68

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $4,146
• Equity at exit: $23,111

10-year hold

• IRR: 12.4%
• Equity multiple: 2.00×
• Total profit: $43,188
• Equity at exit: $13,402

Cash invested: $43,400 (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 32720

• Rents YoY: 3.4%
• Active inventory: 437
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,852 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $449

Break-even live

Break-even rent $1,284

Max offer price $155,000

Occupancy floor 71%

Sensitivity live

Price	-10% $537	-5% $493	+0% $449	+5% $405	+10% $361
Rent	-10% $303	-5% $376	+0% $449	+5% $522	+10% $595
Rate	-1.0pp $527	-0.5pp $488	base $449	+0.5pp $409	+1.0pp $368

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $155,000 Active 23 DOM
2. 2026-06-17
   days on market $155,000 Active 22 DOM
3. 2026-06-16
   days on market $155,000 Active 21 DOM
4. 2026-06-15
   days on market $155,000 Active 20 DOM
5. 2026-06-13
   days on market $155,000 Active 18 DOM
6. 2026-06-09
   days on market $155,000 Active 14 DOM
7. 2026-06-08
   days on market $155,000 Active 13 DOM
8. 2026-06-07
   days on market $155,000 Active 12 DOM
9. 2026-06-04
   days on market $155,000 Active 9 DOM
10. 2026-06-03
    days on market $155,000 Active 8 DOM
11. 2026-06-02
    days on market $155,000 Active 7 DOM
12. 2026-06-02
    days on market $155,000 Active 6 DOM
13. 2026-05-31
    days on market $155,000 Active 5 DOM
14. 2026-05-26
    listed $155,000 Active
15. 2023-09-28
    soldstatus $164,000
16. 2023-09-26
    soldstatus $164,000 Closed 534-char remark

    Show marketing remark (534 chars)

    Beautiful move in ready 1980 double wide manufactured home on a large lot. No HOA. Home has a spacious kitchen with stainless steel appliances. Enclosed porch and a a detached workshop for all your projects and storage needs. Property is on well water and septic. Septic was pumped last year. This home has off grid Solar panels that can produce up to 3450 watts. All it needs is a battery and inverter. . Metal roof is original and central AC doesn't work. With a little TLC this home will shine again. Come and make your appt today!

17. 2023-08-28
    status Pending 534-char remark

    Show marketing remark (534 chars)

    Beautiful move in ready 1980 double wide manufactured home on a large lot. No HOA. Home has a spacious kitchen with stainless steel appliances. Enclosed porch and a a detached workshop for all your projects and storage needs. Property is on well water and septic. Septic was pumped last year. This home has off grid Solar panels that can produce up to 3450 watts. All it needs is a battery and inverter. . Metal roof is original and central AC doesn't work. With a little TLC this home will shine again. Come and make your appt today!

18. 2023-08-02
    price $164,900 534-char remark

    Show marketing remark (534 chars)

    Beautiful move in ready 1980 double wide manufactured home on a large lot. No HOA. Home has a spacious kitchen with stainless steel appliances. Enclosed porch and a a detached workshop for all your projects and storage needs. Property is on well water and septic. Septic was pumped last year. This home has off grid Solar panels that can produce up to 3450 watts. All it needs is a battery and inverter. . Metal roof is original and central AC doesn't work. With a little TLC this home will shine again. Come and make your appt today!

19. 2023-07-11
    listed $169,900 Active 534-char remark

    Show marketing remark (534 chars)

    Beautiful move in ready 1980 double wide manufactured home on a large lot. No HOA. Home has a spacious kitchen with stainless steel appliances. Enclosed porch and a a detached workshop for all your projects and storage needs. Property is on well water and septic. Septic was pumped last year. This home has off grid Solar panels that can produce up to 3450 watts. All it needs is a battery and inverter. . Metal roof is original and central AC doesn't work. With a little TLC this home will shine again. Come and make your appt today!

20. 2022-05-23
    soldstatus $130,000
21. 2009-11-05
    listed $49,900
22. 2009-01-28
    listed $49,900

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $1,641 · $137/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,226
• − Mortgage interest: −$8,682
• − Property taxes: −$1,641
• − Insurance: −$775
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$4,509
• Taxable income: $3,062
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $4,653/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 — Lake Mack-Forest Hills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lake Mack-Forest Hills, FL
• County: Volusia County · 556,871 people
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 36,259
• Household income: $68,830
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1145.0

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% Hispanic / Latino 21% Black 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 3%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 7% · Canada, Jamaica, Vietnam
• Languages at home: 85% English-only · Spanish 13%

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: ▼ -194.54%
• Current HPI: 330.7324
• Rent YoY: ▲ 3.36%
• Metro: Deltona-Daytona Beach-Ormond Beach, 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

+210.6% since first listed

9 events — show timeline

• 2026-05-26 Listed $155,000 FSBO.com
• 2023-09-28 Sold (Public Records) $164,000 Public Records
• 2023-09-26 Sold (MLS) $164,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-02 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-11 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2022-05-23 Sold (Public Records) $130,000 Public Records
• 2009-11-05 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2009-01-28 Listed $49,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.9%/yr

Latest (2025): $1,641 · +0.9% YoY. Source: county tax records.