108 N Truett St · Leesburg, FL 34748

$169,000

4 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 348 Days on market

Built 1958 7,501 sqft lot Est $187k · 10% under

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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 +20.7/30.0
• ARV discount +11.9/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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

Back on the Market - Buyer's Financing Fell Through at last minute - Solid built 4 Bedroom home is just what you have been looking for in Leesburg. The home has lots of storage, durable terrazzo and ceramic tile floors. Kitchen and Bathroom recently updated with new counters and cabinets. Fresh coat of paint both inside and out. There is plenty of room to spread out with both a large 9 x 13 front porch and even bigger 11 x 26 back porch. There is a workshop and fire pit in the fenced in back yard. Come see this great home. At this price it won't last!!

Key facts

• Updated home
• Tile flooring
• Granite countertops

Tags

• UPDATED HOME
• DURABLE LAMINATE FLOORING
• TILE FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• STAIN-FINISHED CABINETS

Property features AI

Finance

• Other: Unfurnished; Zoned residential; Lot approximately 0.17 acres (50 x 150)
• HOA & community: No association fees

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; One story; Faces west
• Construction: Block construction; Shingle roof; Slab foundation; Built on public records lot
• Exterior features: Front porch; Rear porch; Screened porch; Rain gutters; Chain link fencing; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Ceiling fans; Window treatments; Skylights; Aluminum window frames; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 348 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 348 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $187,172
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2304 Vine St	0.37mi	3/1.0 (-1)	1,181 (-8%)	2mo	$172,000	$146	63
305 N Moss St	0.23mi	3/2.0 (-1)	1,228 (-4%)	17mo	$80,000	$65	59
1404 High St	0.43mi	3/1.0 (-1)	1,246 (-3%)	14mo	$164,000	$132	59
811 S Lone Oak Dr	0.63mi	3/1.0 (-1)	1,104 (-14%)	7mo	$190,000	$172	36
903 N Chester St	0.66mi	3/1.5 (-1)	1,186 (-8%)	22mo	$190,000	$160	31

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-18,064
• Equity at exit: $25,198

10-year hold

• IRR: -6.5%
• Equity multiple: 0.64×
• Total profit: $-17,018
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$886
• Tax from tax record: −$215 /mo · $2,575/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $227

Break-even live

Break-even rent $1,483

Max offer price $169,000

Occupancy floor 82%

Sensitivity live

Price	-10% $323	-5% $275	+0% $227	+5% $180	+10% $132
Rent	-10% $87	-5% $157	+0% $227	+5% $297	+10% $367
Rate	-1.0pp $312	-0.5pp $270	base $227	+0.5pp $184	+1.0pp $139

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 S Moss St Leesburg, FL	3.0	2.0	968	$1,500	$1.55	24d	1	0.24mi
1220 W Dixie Ave Leesburg, FL	3.0	2.0	1304	$1,600	$1.23	5d	1	0.77mi
1013 Beecher St Unit 1 Leesburg, FL	3.0	1.0	900	$1,250	$1.39	22d	1	0.82mi
502 Old Colony Rd Leesburg, FL	3.0	2.0	1456	$1,299	$0.89	24d	1	0.84mi
1604 Woodlyn Dr Leesburg, FL	3.0	1.5	1088	$1,500	$1.38	24d	1	0.84mi
513 Old Colony Rd Leesburg, FL	3.0	2.0	1198	$1,699	$1.42	5d	1	0.87mi
716 Marietta St Leesburg, FL	3.0	2.0	1250	$1,600	$1.28	24d	1	0.92mi
415 S 9th St Leesburg, FL	3.0	2.5	1757	$2,400	$1.37	24d	1	0.99mi
1317 Cambridge Dr Leesburg, FL	3.0	1.5	1240	$1,600	$1.29	24d	1	1.02mi
1321 Cambridge Dr Leesburg, FL	4.0	2.0	912	$1,800	$1.97	18d	1	1.03mi
3019 Walnut Ct Leesburg, FL	3.0	2.0	1854	$1,799	$0.97	3d	1	1.46mi
1403 Old Harbor Blvd Leesburg, FL	1.0–4.0	1.0–3.0	1079	$1,699	$1.57	3d	9	1.46mi
3029 Walnut Ct Leesburg, FL	3.0	2.0	1854	$1,799	$0.97	5d	1	1.47mi
3029 Walnut Ct Leesburg, FL	3.0	2.0	1854	$1,799	$0.97	3d	1	1.47mi

Listing history 2 events

1. 2026-06-04
   remarks 687-char remark
2. 2026-06-04
   listed $169,000 Pending 348 DOM

ⓘ 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: $2,575 · $215/mo
• Projected year-2 tax: $2,575 · $215/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $21,244
• − Mortgage interest: −$9,467
• − Property taxes: −$2,575
• − Insurance: −$845
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$4,916
• Taxable income: $43
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,718/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

• Census place: Leesburg, FL
• 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

+350.7% since first listed

32 events — show timeline

• 2026-06-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-26 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-23 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-11 Price Changed $1,450 RENT.
• 2019-09-04 Sold (Public Records) $114,900 Public Records
• 2019-08-30 Sold (MLS) $114,900 Stellar MLS as Distributed by MLS Grid
• 2019-08-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-31 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2019-07-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-05-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-04-09 Price Changed $119,500 Stellar MLS as Distributed by MLS Grid
• 2019-03-08 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2016-10-07 Sold (MLS) $27,500 Stellar MLS as Distributed by MLS Grid
• 2016-10-03 Price Changed $31,500 Stellar MLS as Distributed by MLS Grid
• 2016-08-19 Sold (Public Records) $190,000 Public Records
• 2016-07-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-07-19 Listed $53,500 Stellar MLS as Distributed by MLS Grid
• 2008-10-27 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2008-10-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-01-21 Listed $108,900 Stellar MLS as Distributed by MLS Grid
• 2004-01-21 Sold (Public Records) $44,800 Public Records
• 1986-11-01 Sold (Public Records) $37,500 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,575 · -2.7% YoY. Source: county tax records.