1863 W Schwartz Blvd · Lady Lake, FL 32159

$150,000

2 bd · 2.0 ba · 1,442 sqft · Manufactured public records · 121 Days on market

Built 1986 5,347 sqft lot Est $225k · 33% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +4.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale. Welcome home to this unique single-wide manufactured residence located in the highly sought-after Village of Orange Blossom Gardens. Built in 1986, this 2-bedroom, 2-bath home offers 1,442 square feet of comfortable living space on an oversized 5,347 sq ft lot, larger than most in the area. Step inside to a warm and inviting living room that flows into the kitchen and dining area, with an additional bonus room perfect for an office, hobby space, or Florida room. The spacious primary bedroom features a large walk-in closet and private bath. Carport parking adds everyday convenience. Enjoy Florida living at its best with a generous backyard offering space for flowers, an herb gard

Key facts

• Walk-in closet
• Private bath
• Bonus room

Tags

• BONUS ROOM
• WALK-IN CLOSET
• PRIVATE BATH
• CARPORT PARKING
• GENEROUS BACKYARD
• WATER VIEW

Property features AI

Finance

• Other: Furnished
• Financial info: No CDD; No lease restrictions
• HOA & community: Senior community

Exterior

• Parking: Attached garage; 1 garage space; Carport with 1 space
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Manufactured single-wide home; Residential property; One story; Faces southeast; Homesteaded
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built on a 0.12-acre lot (approx. 60 x 85)
• Exterior features: Rain gutters; Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.1% in Lady Lake — 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 69/100 on livability (#457 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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.
• Market conditions: Rents rising fast (+4.0%/yr); 576 active listings in the ZIP; 21 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 41% of the median local income ($59k/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 $4k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $112k; 34% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.32% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $224,952
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Orchid St	0.11mi	2/2.0	1,342 (-7%)	2mo	$209,000	$156	82
729 Camelia Ct	0.18mi	2/2.0	1,352 (-6%)	2mo	$185,000	$137	80
1613 Bay Meadows Ln	0.49mi	2/2.0	1,384 (-4%)	4mo	$225,000	$163	68
522 Saint Andrews Blvd	0.48mi	2/2.0	1,478 (+2%)	12mo	$175,000	$118	63
1805 Kaufman Cir	0.43mi	2/2.0	1,624 (+13%)	2mo	$295,000	$182	57
17586 SE 133rd Ct	0.69mi	2/2.0	1,352 (-6%)	6mo	$130,000	$96	52

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $17,364
• Equity at exit: $22,365

10-year hold

• IRR: 20.2%
• Equity multiple: 2.78×
• Total profit: $74,709
• Equity at exit: $12,969

Cash invested: $42,000 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 576
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$787
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $622

Break-even live

Break-even rent $1,191

Max offer price $150,000

Occupancy floor 64%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	23d	1	0.20mi
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	23d	1	0.32mi
1540 Hillcrest Dr Lady Lake, FL	2.0	2.0	1200	$1,600	$1.33	23d	1	0.52mi
1614 Kiley Ct Unit 1545709P Lady Lake, FL	2.0	2.0	1593	$3,452	$2.17	16d	1	0.65mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	2d	1	0.69mi
17408 SE 121st Cir Summerfield, FL	3.0	2.0	1733	$1,850	$1.07	21d	1	0.72mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	23d	1	0.81mi
17472 SE 121st Cir Summerfield, FL	3.0	2.0	1330	$1,950	$1.47	13d	1	0.82mi
1430 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1377	$2,500	$1.82	23d	1	0.88mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	21d	36	0.89mi
17951 SE 115th Cir Summerfield, FL	3.0	2.0	1829	$2,100	$1.15	13d	1	0.93mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	21d	38	0.94mi
1401 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1552	$1,999	$1.29	23d	1	1.01mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	23d	1	1.07mi
703 Royal Palm Ave Lady Lake, FL	3.0	2.0	1730	$2,600	$1.50	21d	1	1.09mi
640 Rainbow Blvd Lady Lake, FL	2.0	2.0	1600	$1,900	$1.19	23d	1	1.14mi
1222 Palmetto Dr Lady Lake, FL	2.0	2.0	1248	$1,700	$1.36	23d	1	1.21mi
1824 Marion County Rd Weirsdale, FL	2.0	2.0	1064	$1,500	$1.41	23d	1	1.22mi
602 Jason Dr Lady Lake, FL	3.0	2.0	1726	$1,650	$0.96	23d	1	1.36mi
1314 Corona Ave Lady Lake, FL	2.0	2.0	1656	$2,500	$1.51	21d	1	1.38mi
617 Webb Way Lady Lake, FL	2.0	2.0	1542	$3,000	$1.95	23d	1	1.38mi

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 121 DOM
2. 2026-06-17
   days on market $150,000 Active 120 DOM
3. 2026-06-16
   days on market $150,000 Active 119 DOM
4. 2026-06-15
   days on market $150,000 Active 118 DOM
5. 2026-06-13
   days on market $150,000 Active 116 DOM
6. 2026-06-09
   days on market $150,000 Active 112 DOM
7. 2026-06-08
   days on market $150,000 Active 111 DOM
8. 2026-06-07
   days on market $150,000 Active 110 DOM
9. 2026-06-04
   days on market $150,000 Active 107 DOM
10. 2026-06-03
    days on market $150,000 Active 106 DOM
11. 2026-06-02
    days on market $150,000 Active 105 DOM
12. 2026-06-02
    days on market $150,000 Active 104 DOM
13. 2026-05-31
    days on market $150,000 Active 103 DOM
14. 2026-02-18
    status Active
15. 2026-02-11
    status Pending
16. 2026-02-10
    listed $150,000 Active
17. 2005-08-09
    soldstatus $112,000
18. 1986-12-01
    soldstatus $11,000

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$146/yr (+$12/mo · 13.2%)

ⓘ 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 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,741
• − Mortgage interest: −$8,402
• − Property taxes: −$1,099
• − Insurance: −$750
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$4,364
• Taxable income: $5,327
• Est. tax owed @ 24.0%: −$1,278
• After-tax cash flow: $6,188/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 — Lady Lake

• Score: 69/100
• State rank: #457
• US rank: #8302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lady Lake, FL
• County: Lake County · 364,602 people
• City population: 32,107
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1047.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• 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

+1263.6% since first listed

5 events — show timeline

• 2026-02-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-09 Sold (Public Records) $112,000 Public Records
• 1986-12-01 Sold (Public Records) $11,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,099 · +30.7% YoY. Source: county tax records.