14228 Mistletoe Way · Astatula, FL 34705

$240,000

3 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 232 Days on market

Built 2005 7,212 sqft lot Est $264k · 9% under $170/mo HOA · 8% 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 +13.7/30.0
• ARV discount +11.6/15.0
• Appreciation +6.3/10.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. * * BEST VALUE PER SQUARE FOOT CURRENTLY AVAILABLE IN THE NEIGHBORHOOD! * * BUYER OPPORTUNITY: This property may qualify for USDA financing (zero down) or the Lake County SHIPP Program offering up to $30,000 in down payment and closing cost assistance — depending on buyer eligibility, income limits, and program availability. Offering 2,128 square feet, this is the LARGEST manufactured HOME currently AVAILABLE in the community — delivering 300–600 MORE SQUARE FEET than competing properties at a COMPARABLE PRICE POINT. Located on a CORNER LOT in a PEACEFUL Astatula community, this 2005 DOUBLE-WIDE combines meaningful system UPGRA

Key facts

• New metal roof
• Double wide
• 16 seer ac

Tags

• CORNER LOT
• DOUBLE WIDE
• PRIMARY SUITE
• INSIDE LAUNDRY
• NEW METAL ROOF
• 16 SEER AC

Property features AI

Finance

• Other: Planned unit development; Zoning R-3
• Financial info: Lease restrictions apply
• HOA & community: HOA: Meadows of Astatula/Zeal Community; Monthly HOA fee $170 (includes pool, sewer, trash, water); Community amenities: clubhouse, pool, sidewalks, street lights, community mailbox, deed restrictions, golf carts allowed; Pets allowed

Exterior

• Parking: Covered driveway with tandem parking; 2-car carport
• Security: Smoke detectors
• Utilities: Well water (see remarks); Private sewer system; Cable available, electricity connected, phone available; Irrigation equipment
• Home design: Manufactured double-wide home; One story; Home faces East; Completed condition
• Construction: Vinyl siding with frame construction; Metal roof; Crawlspace foundation; Built as a manufactured home (double wide)
• Exterior features: Covered, screened patio/porch; Rain gutters; Exterior storage; Chain link fencing; Fruit trees and mature landscaping; Corner lot, landscaped and level; Paved roads; private and public maintained road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Split bedroom layout; Walk-in closets; Blinds
• Laundry & utility: Inside laundry room with washer and electric dryer hookups; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $15 ($185/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (12.7% below list).
• Recommended offer: $210k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#319 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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: Astatula Elementary School (math 50% / reading 49%, grade D, #1,088 of 2,144 statewide, top 53%, 656 students, 58% FRL); Tavares Middle School (math 43% / reading 40%, grade F, #348 of 571 statewide, top 62%, 1,070 students, 58% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 89 active listings in the ZIP; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.7% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,615 (12.7% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.87% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $263,872
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25104 Alamanda Dr	0.20mi	4/2.0 (+1)	2,356 (+11%)	14mo	$292,500	$124	56

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

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.38×
• Total profit: $25,805
• Equity at exit: $103,542

10-year hold

• IRR: 9.8%
• Equity multiple: 2.42×
• Total profit: $95,728
• Equity at exit: $156,251

Cash invested: $67,200 (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 34705

• Home prices YoY: 0.7%
• Active inventory: 89
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$100
• HOA: −$170
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $15

Break-even live

Break-even rent $2,077

Max offer price $240,000

Occupancy floor 94%

Sensitivity live

Price	-10% $151	-5% $83	+0% $15	+5% $-52	+10% $-120
Rent	-10% $-150	-5% $-67	+0% $15	+5% $98	+10% $181
Rate	-1.0pp $136	-0.5pp $76	base $15	+0.5pp $-47	+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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $170 · $2,040/yr

Listing history 2 events

1. 2026-05-08
   status Pending
2. 2025-09-18
   listed $240,000 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: $1,343 · $112/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$649/yr (+$54/mo · 48.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,154
• − Mortgage interest: −$13,444
• − Property taxes: −$1,343
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − HOA: −$2,040
• − Depreciation: −$6,982
• Taxable loss: −$3,880
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $1,116/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 — Astatula

• Score: 73/100
• State rank: #319
• US rank: #5538

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: Astatula, FL
• Population (ZIP): 3,212

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 25% Two or more races 16%
• Hispanic origin (detail): Mexican 18% Puerto Rican 5%
• Common ancestry: Italian 4% Slovak 2% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 78% English-only · Spanish 20% Other Indo-European 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: ▲ 2.67%
• Current HPI: 368.3718
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Listed $240,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $1,343 · +1.0% YoY. Source: county tax records.