904 Maplewood St · Tavares, FL 32778

$170,900

3 bd · 2.0 ba · 1,496 sqft · Manufactured public records · 85 Days on market

Built 1991 5,597 sqft lot ↓ 4% since listing

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is no doubt the greatest value in this neighborhood! Fall in love with this beautifully maintained 3-bedroom, 2-bath double-wide home on an oversized lot in Tavares. Featuring a functional layout, generous living space, and ample outdoor room for expansion, recreation, gardening or storage. Perfect for buyers seeking affordability without sacrificing space. Don’t miss this opportunity!

Key facts

• 5,597 sq ft lot
• Built 1991
• Listed 85 days

Property features AI

Finance

• Other: Property type: Residential (manufactured home); Lot: approximately 0.13 acres (80 x 63); Living area: 1,496 sq ft (per public records); Zoning: RMH-S; Homestead status: Homestead exempt; Furnished: Unfurnished; Direction faces: West
• HOA & community: No HOA association listed

Exterior

• Utilities: Public water; No sewer (none listed); Cable available; Electricity available and connected; Public utilities
• Home design: Manufactured double-wide home; Single-story (one level); Faces west; Stilt/on piling foundation
• Construction: Metal frame construction; Metal siding; Vinyl siding; Metal roof; Built on stilt/piling foundation
• Exterior features: Private mailbox; Asphalt road access

Interior

• Kitchen: Cooktop; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Split-bedroom layout; Total of 9 rooms
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $171k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $171k).
• Recommended offer: $161k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.5% in Tavares — 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 76/100 on livability (#220 in FL, #3,464 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment 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: Tavares Elementary School (math 49% / reading 45%, grade D-, #1,191 of 2,144 statewide, top 57%, 875 students, 61% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 501 active listings in the ZIP; 13 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).
• This rent runs 36% of the median local income ($63k/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 + 4.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($161k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,646 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,644
• Equity at exit: $25,482

10-year hold

• IRR: 11.5%
• Equity multiple: 1.94×
• Total profit: $45,120
• Equity at exit: $14,776

Cash invested: $47,852 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 501
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$896
• Tax from tax record: −$127 /mo · $1,528/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $429

Break-even live

Break-even rent $1,386

Max offer price $170,900

Occupancy floor 73%

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: $42,725
• Closing costs: $5,127
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	24d	1	0.42mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	24d	1	0.46mi
465 Oak Dr Tavares, FL	3.0	3.0	1550	$1,750	$1.13	24d	1	0.48mi
459 E Rosewood Ln #157 Tavares, FL	3.0	2.0	1240	$1,400	$1.13	22d	1	0.96mi
500 E Rosewood Ln Unit 154 Tavares, FL	3.0	2.0	1140	$1,650	$1.45	24d	1	0.99mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	3d	1	1.01mi
30024 Tavares Ridge Blvd Unit 62 Tavares, FL	2.0	2.0	1140	$2,000	$1.75	24d	1	1.05mi
814 N Saint Clair Abrams Ave Tavares, FL	3.0	2.0	1872	$1,275	$0.68	24d	1	1.11mi
743 E Alfred St Tavares, FL	2.0	1.0	1000	$1,450	$1.45	24d	1	1.16mi
615 Juniper Way Tavares, FL	3.0	2.0	1209	$1,900	$1.57	17d	1	1.25mi
807 McLain Ct Tavares, FL	2.0	2.0	1104	$1,700	$1.54	16d	1	1.27mi
1604 Wynford Cir Tavares, FL	3.0	2.5	1858	$1,900	$1.02	17d	1	1.28mi
1605 Wynford Cir Tavares, FL	3.0	2.5	1817	$2,200	$1.21	24d	1	1.31mi

Listing history 16 events

1. 2026-06-18
   days on market $170,900 Active 85 DOM
2. 2026-06-17
   days on market $170,900 Active 84 DOM
3. 2026-06-16
   days on market $170,900 Active 83 DOM
4. 2026-06-15
   days on market $170,900 Active 82 DOM
5. 2026-06-13
   pricedays on market $170,900 Active 80 DOM
6. 2026-06-09
   days on market $176,900 Active 76 DOM
7. 2026-06-08
   days on market $176,900 Active 75 DOM
8. 2026-06-07
   days on market $176,900 Active 74 DOM
9. 2026-06-04
   days on market $176,900 Active 71 DOM
10. 2026-06-03
    days on market $176,900 Active 70 DOM
11. 2026-06-02
    days on market $176,900 Active 69 DOM
12. 2026-06-01
    days on market $176,900 Active 68 DOM
13. 2026-05-31
    days on market $176,900 Active 67 DOM
14. 2026-05-21
    price $176,900
15. 2026-05-05
    price $179,900
16. 2026-03-25
    listed $184,900 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: $1,528 · $127/mo
• Projected year-2 tax: $1,528 · $127/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 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: $23,141
• − Mortgage interest: −$9,573
• − Property taxes: −$1,528
• − Insurance: −$854
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$4,972
• Taxable income: $2,511
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $4,541/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 — Tavares

• Score: 76/100
• State rank: #220
• US rank: #3464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tavares, FL
• County: Lake County · 364,602 people
• City population: 25,042
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 25,042
• Household income: $63,472
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 586.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Other Asian/Pacific 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: ▼ -88.07%
• Current HPI: 288.7123
• Rent YoY: ▲ 4.05%
• 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

-4.3% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $176,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $184,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+24.6%/yr

Latest (2025): $1,528 · +4.9% YoY. Source: county tax records.