2595 Brookside Cir · Mount Dora, FL 32757

$109,000

3 bd · 2.0 ba · 1,448 sqft · Manufactured public records · 5 Days on market

Built 1974 6,750 sqft lot Est $184k · 41% under $130/mo HOA · 6% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cash Only Investor Opportunity in Mount Dora! Great chance to add value in one of Central Florida's most desirable markets. Located in an established neighborhood just minutes from downtown Mount Dora, shopping, dining, and waterfront parks. Major updates already completed include a metal roof, 2012 HVAC, and 2023 water heater. The home offers a functional layout, spacious yard, and plenty of upside for investors, flippers, or buyers looking to renovate and build equity. Cash Only. Sold As-Is. Don't miss this opportunity to transform a property with strong potential in a sought-after location.

Key facts

• Spacious yard
• Metal roof
• Hvac

Tags

• ESTABLISHED NEIGHBORHOOD
• MAJOR UPDATES
• METAL ROOF
• HVAC
• WATER HEATER
• SPACIOUS YARD

Property features AI

Finance

• Other: Total annual fees reported $1,560; Unfurnished; Third party listing; Directions available
• Financial info: Lease restrictions apply; Annual taxes reported
• HOA & community: Monthly association fee $65; Association approval required; Association name: Marilyn E Peet; Senior community; Pets allowed with number limit

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Residential mobile home (double wide); Single-story; Faces east; Entry level: One
• Construction: Frame construction; Metal roof; Crawlspace foundation; Built as double wide mobile home
• Exterior features: Other exterior features; Paved road access; Lot dimensions roughly 69 x 90; Lot size about 0.16 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Other interior features
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Cap rate 17.1% vs local median 3.3% in Mount Dora — 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 75/100 on livability (#244 in FL, #3,860 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime 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.
• Market conditions: Rents flat; 639 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 35% of the median local income ($77k/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 $754 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.09% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.61%
• DSCR: 2.72
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $183,896
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2557 Karen Dr	0.12mi	3/2.0	1,458 (+1%)	14mo	$185,000	$127	82

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 2.29×
• Total profit: $39,458
• Equity at exit: $16,252

10-year hold

• IRR: 37.5%
• Equity multiple: 4.07×
• Total profit: $93,739
• Equity at exit: $9,424

Cash invested: $30,520 (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 32757

• Home prices YoY: -34.5%
• Rents YoY: 0.6%
• Active inventory: 639
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$572
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$45
• HOA: −$130
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $982

Break-even live

Break-even rent $1,039

Max offer price $109,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,044	-5% $1,013	+0% $982	+5% $951	+10% $920
Rent	-10% $802	-5% $892	+0% $982	+5% $1,072	+10% $1,162
Rate	-1.0pp $1,037	-0.5pp $1,010	base $982	+0.5pp $954	+1.0pp $925

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2507 Koji ST Mt Dora, FL	1.0–3.0	1.0–2.0	961	$2,759	$2.87	2d	9	0.79mi
2280 Waterfall Ct Unit 4-302 Mt Dora, FL	2.0	2.0	1305	$1,795	$1.38	18d	1	0.83mi
3108 Bethpage Loop Mount Dora, FL	4.0	2.0	1846	$2,369	$1.28	22d	1	1.02mi
1127 E 11th Ave Mount Dora, FL	3.0	2.0	1226	$2,600	$2.12	24d	1	1.08mi
1006 E 11th Ave Mount Dora, FL	2.0	2.0	1390	$2,500	$1.80	15d	1	1.16mi
1423 N Tremain St Mount Dora, FL	3.0	2.0	1096	$1,745	$1.59	24d	1	1.32mi
764 Chacall Loop Mount Dora, FL	3.0	2.0	1600	$2,400	$1.50	22d	1	1.33mi
764 Chacall Loop Mount Dora, FL	3.0	2.0	1566	$2,400	$1.53	12d	1	1.33mi
949 N Grandview St Mount Dora, FL	3.0	1.0	1172	$2,100	$1.79	4d	1	1.41mi
502 N Simpson St Mount Dora, FL	2.0	2.0	1106	$1,785	$1.61	22d	1	1.42mi
501 N Simpson St Mount Dora, FL	2.0	2.0	960	$1,700	$1.77	24d	1	1.44mi
1019 N Tremain St Unit 1017 Mt Dora, FL	2.0	2.0	1344	$1,499	$1.12	24d	1	1.47mi
401 E 9th Ave Mount Dora, FL	2.0	1.5	984	$2,800	$2.85	24d	1	1.47mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: water

Listing history 5 events

1. 2026-06-18
   days on market $109,000 Active 5 DOM
2. 2026-06-17
   days on market $109,000 Active 4 DOM
3. 2026-06-16
   days on market $109,000 Active 3 DOM
4. 2026-06-15
   remarks 601-char remark
5. 2026-06-15
   listed $109,000 Active 2 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: $889 · $74/mo
• Projected year-2 tax: $905 · $75/mo
• Expected delta: +$15/yr (+$1/mo · 1.7%)

ⓘ 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 6 d/yr ≥108°F today · 18 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: $27,388
• − Mortgage interest: −$6,106
• − Property taxes: −$889
• − Insurance: −$545
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − HOA: −$1,560
• − Depreciation: −$3,171
• Taxable income: $10,735
• Est. tax owed @ 24.0%: −$2,576
• After-tax cash flow: $9,206/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 — Mount Dora

• Score: 75/100
• State rank: #244
• US rank: #3860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 34,121
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 34,121
• Household income: $77,216
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 998.0

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% Hispanic / Latino 20% Black 12% Two or more races 11% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -154.69%
• Current HPI: 293.4759
• Rent YoY: ▲ 0.55%
• 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

1 event — show timeline

• 2026-06-14 Listed $109,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2025): $889 · +3.1% YoY. Source: county tax records.