32520 W Golf Ct · Leesburg, FL 34748

$110,000

2 bd · 2.0 ba · 1,400 sqft · Land public records · 4 Days on market

Built 1988 5,004 sqft lot $265/mo HOA · 17% of rent

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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 +21.6/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

Nice 2 Bedroom 2 Bathroom Home Located on a Cul-De-Sac in the Pennbrooke Fairways Community. Home features a formal living and dining room with eat-in space in the kitchen. Kitchen has plenty of cabinet and includes all black appliances like the stovetop, range and dishwasher. Master bathroom suite has a walk-in closet and a private bathroom with dual sinks. Exterior covered patio is ideal to entertain the family while the separate workshop provides a great space for the handyman in you and the backyard is perfect for the pets to play. Community features an assortment of amenities including three 9 hole golf courses, a restaurant, 2 recreational buildings, fitness room, 2 pools with hot tubs and much more. Close to Hwy 27, Interstate 75 and FL Turnpike. Please call to schedule a showing today!

Key facts

• Heated pools
• Quiet cul-de-sac
• Gated golf community

Tags

• GATED GOLF COMMUNITY
• QUIET CUL-DE-SAC
• MATURE LANDSCAPING
• GOLF CART FRIENDLY
• THREE EXECUTIVE GOLF COURSES
• HEATED POOLS

Property features AI

Finance

• Other: Property type: Residential (Manufactured Home); Zoning: PUD; Lot dimensions approximately 50 x 100 (0.11 acres); Paved road access
• Financial info: Total annual fees $3,180; Lease restrictions apply
• HOA & community: Has HOA / Association fees required; Monthly association fee $265; Association management: Frank Bochicchio / Leland Management; Association approval required; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis, pickleball, basketball, shuffleboard, golf, trails, park, recreation facilities, storage, maintenance, private road, community mailbox, street lights, and security; Community features: deed restrictions, sidewalks, golf carts allowed, buyer approval required, association recreation owned; Senior community; Pets allowed

Exterior

• Parking: Parking pad; Carport with 1 space
• Security: Gated community; 24-hour guard (included in association)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home; Single-story (One level); Faces east
• Construction: Frame construction; Metal roof; Crawlspace foundation; Built as a residential manufactured home
• Exterior features: Outdoor lighting; Storage

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum; Parquet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $110k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 8.1% 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: crime D, amenities F, commute 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.
• Zoned schools: Leesburg Elementary School (math 31% / reading 32%, grade F, #1,841 of 2,144 statewide, top 86%, 822 students, 71% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL) — zoned schools average 64% FRL vs 49% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 783 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 33% of the median local income ($58k/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 $761 of loan paydown is wiped out by about $3k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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.
• Current owner paid $83k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $110,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.62×
• Total profit: $-11,602
• Equity at exit: $16,401

10-year hold

• IRR: -8.7%
• Equity multiple: 0.56×
• Total profit: $-13,536
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$209 /mo · $2,508/yr
• Insurance: −$46
• HOA: −$265
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $168

Break-even live

Break-even rent $1,388

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $230	-5% $199	+0% $168	+5% $137	+10% $105
Rent	-10% $41	-5% $105	+0% $168	+5% $231	+10% $294
Rate	-1.0pp $223	-0.5pp $196	base $168	+0.5pp $139	+1.0pp $110

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
549 Golfview Ct Leesburg, FL	2.0	2.0	1328	$1,795	$1.35	24d	1	0.16mi

HOA detail

• Monthly dues: $265 · $3,180/yr
• Likely covers: pool

Listing history 12 events

1. 2026-05-22
   listed $110,000 Active
2. 2019-10-04
   soldstatus $83,000
3. 2016-08-19
   soldstatus $32,000 Sold 804-char remark

   Show marketing remark (804 chars)

   Nice 2 Bedroom 2 Bathroom Home Located on a Cul-De-Sac in the Pennbrooke Fairways Community. Home features a formal living and dining room with eat-in space in the kitchen. Kitchen has plenty of cabinet and includes all black appliances like the stovetop, range and dishwasher. Master bathroom suite has a walk-in closet and a private bathroom with dual sinks. Exterior covered patio is ideal to entertain the family while the separate workshop provides a great space for the handyman in you and the backyard is perfect for the pets to play. Community features an assortment of amenities including three 9 hole golf courses, a restaurant, 2 recreational buildings, fitness room, 2 pools with hot tubs and much more. Close to Hwy 27, Interstate 75 and FL Turnpike. Please call to schedule a showing today!

4. 2016-07-13
   status Pending 804-char remark

   Show marketing remark (804 chars)

   Nice 2 Bedroom 2 Bathroom Home Located on a Cul-De-Sac in the Pennbrooke Fairways Community. Home features a formal living and dining room with eat-in space in the kitchen. Kitchen has plenty of cabinet and includes all black appliances like the stovetop, range and dishwasher. Master bathroom suite has a walk-in closet and a private bathroom with dual sinks. Exterior covered patio is ideal to entertain the family while the separate workshop provides a great space for the handyman in you and the backyard is perfect for the pets to play. Community features an assortment of amenities including three 9 hole golf courses, a restaurant, 2 recreational buildings, fitness room, 2 pools with hot tubs and much more. Close to Hwy 27, Interstate 75 and FL Turnpike. Please call to schedule a showing today!

5. 2016-06-11
   listed $32,000 Active 804-char remark

   Show marketing remark (804 chars)

   Nice 2 Bedroom 2 Bathroom Home Located on a Cul-De-Sac in the Pennbrooke Fairways Community. Home features a formal living and dining room with eat-in space in the kitchen. Kitchen has plenty of cabinet and includes all black appliances like the stovetop, range and dishwasher. Master bathroom suite has a walk-in closet and a private bathroom with dual sinks. Exterior covered patio is ideal to entertain the family while the separate workshop provides a great space for the handyman in you and the backyard is perfect for the pets to play. Community features an assortment of amenities including three 9 hole golf courses, a restaurant, 2 recreational buildings, fitness room, 2 pools with hot tubs and much more. Close to Hwy 27, Interstate 75 and FL Turnpike. Please call to schedule a showing today!

6. 2007-09-13
   historical
7. 2007-01-15
   listed $115,900
8. 2006-03-06
   soldstatus $89,900
9. 2006-02-28
   soldstatus $89,900
10. 2006-01-06
    listed $89,900
11. 2001-02-28
    soldstatus $59,900
12. 1993-06-03
    soldstatus $57,900

ⓘ 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: $2,508 · $209/mo
• Projected year-2 tax: $2,508 · $209/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 4/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,206
• − Mortgage interest: −$6,162
• − Property taxes: −$2,508
• − Insurance: −$550
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$3,180
• − Depreciation: −$3,200
• Taxable income: $533
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $1,885/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

+90.0% since first listed

12 events — show timeline

• 2026-05-22 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-04 Sold (Public Records) $83,000 Public Records
• 2016-08-19 Sold (MLS) $32,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-06-11 Listed $32,000 Stellar MLS as Distributed by MLS Grid
• 2007-09-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-01-15 Listed $115,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-06 Sold (Public Records) $89,900 Public Records
• 2006-02-28 Sold (MLS) $89,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-06 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2001-02-28 Sold (Public Records) $59,900 Public Records
• 1993-06-03 Sold (Public Records) $57,900 Public Records

Property tax history

+16.5%/yr

Latest (2025): $2,508 · +3.6% YoY. Source: county tax records.