1803 High St · Leesburg, FL 34748

$139,000

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 189 Days on market

Built 1939 7,000 sqft lot Est $184k · 25% 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.0/10.0
• 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

Great Square Footage, nice size bedrooms, kitchen has oak cabinets, 10x14 Florida room, on front of house , screened porch on back with washer dryer hook-up. Hardwood floors in living room with brick fireplace. Being sold 'As Is'House needs some TLC. It has been rented for the last 8 years, currently rented below market rental rate. Tenant on a month to month lease. House could be charming! Total area over 1,532 SF

Key facts

• 7,000 sq ft lot
• Built 1939
• Listed 189 days

Property features AI

Finance

• Other: Lot size approximately 0.16 acre (about 650 sq m)
• Financial info: No lease restrictions; Tax year 2024
• HOA & community: No HOA/association reported

Exterior

• Parking: Driving directions available
• Security: No security features listed
• Utilities: Water source: None; Sewer: Other; Utilities: Other
• Home design: Single family residence; Residential property; One level; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built area about 1,212
• Exterior features: Other exterior features

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: No specific interior features listed
• Laundry & utility: Laundry: Other

🏷️ Possibly a rental listed for sale. The $139,000 price doesn't fit this home's estimated sale value (~$184,224) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: schools D+, crime D, amenities 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 soft (-0.9%/yr); 783 active listings in the ZIP; 37 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 32% of the median local income ($58k/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 $961 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.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago 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 $60k; list at $139k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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 1939 — 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: 1.10% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $184,224
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 N Moss St	0.14mi	3/2.0	1,228 (+1%)	17mo	$80,000	$65	73
2304 Vine St	0.48mi	3/1.0	1,181 (-3%)	2mo	$172,000	$146	72
1404 High St	0.32mi	3/1.0	1,246 (+3%)	14mo	$164,000	$132	69
2303 Mahoney Ave	0.56mi	2/2.0 (-1)	1,196 (-1%)	0mo	$225,000	$188	62
108 N Oakland St	0.03mi	3/1.0	1,056 (-13%)	18mo	$160,000	$152	62
2104 South St	0.71mi	2/1.0 (-1)	1,108 (-9%)	0mo	$59,990	$54	48
903 N Chester St	0.63mi	3/1.5	1,186 (-2%)	22mo	$190,000	$160	46
811 S Lone Oak Dr	0.71mi	3/1.0	1,104 (-9%)	7mo	$190,000	$172	46
601 S 12th St	0.69mi	3/2.0	1,327 (+10%)	10mo	$240,000	$181	40
726 Scenic St	0.73mi	3/2.0	1,075 (-11%)	9mo	$230,000	$214	36
1200 Sunshine Ave	0.65mi	3/2.0	1,360 (+12%)	16mo	$133,273	$98	32

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-9,354
• Equity at exit: $20,725

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-2,746
• Equity at exit: $12,018

Cash invested: $38,920 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$729
• Tax from tax record: −$147 /mo · $1,766/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $277

Break-even live

Break-even rent $1,182

Max offer price $139,000

Occupancy floor 77%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 Center St Unit 2 Leesburg, FL	2.0	1.0	754	$1,300	$1.72	23d	1	0.14mi
200 S Moss St Leesburg, FL	3.0	2.0	968	$1,500	$1.55	23d	1	0.21mi
210 N Lone Oak Dr Unit 1 Leesburg, FL	2.0	1.0	912	$1,250	$1.37	14d	1	0.41mi
1112 W Main St Unit B-5 Leesburg, FL	2.0	2.0	1000	$1,400	$1.40	23d	1	0.66mi
301 S 11th St Leesburg, FL	2.0	1.0	816	$1,450	$1.78	23d	1	0.67mi
200 S 11th St Unit 102 Leesburg, FL	2.0	2.5	1379	$1,675	$1.21	23d	1	0.68mi
200 S 11th St Leesburg, FL	2.0	2.0	1379	$1,675	$1.21	23d	1	0.69mi
1220 W Dixie Ave Leesburg, FL	3.0	2.0	1304	$1,600	$1.23	4d	1	0.74mi
1009 McCormack St Leesburg, FL	2.0	1.0	1400	$1,025	$0.73	23d	1	0.75mi
822 S Lone Oak Dr Unit B Leesburg, FL	2.0	1.0	900	$1,195	$1.33	23d	1	0.76mi
1013 Beecher St Unit 1 Leesburg, FL	3.0	1.0	900	$1,250	$1.39	21d	1	0.78mi
1711 Birchwood Cir Unit 2 Leesburg, FL	2.0	1.0	770	$900	$1.17	23d	1	0.78mi
1015 Beecher St Unit 1 Leesburg, FL	2.0	1.0	853	$1,100	$1.29	23d	1	0.79mi
1020 Birchwood Ct Unit 2 Leesburg, FL	2.0	1.0	1230	$1,250	$1.02	17d	1	0.82mi
1009 Nebraska St Leesburg, FL	3.0	1.0	864	$1,850	$2.14	12d	1	0.85mi
716 Marietta St Leesburg, FL	3.0	2.0	1250	$1,600	$1.28	23d	1	0.86mi
1604 Woodlyn Dr Leesburg, FL	3.0	1.5	1088	$1,500	$1.38	23d	1	0.90mi
913 Sumter St Unit 102 Leesburg, FL	2.0	2.0	1080	$1,395	$1.29	17d	1	0.91mi
1419 Hill St Leesburg, FL	2.0	1.0	840	$1,120	$1.33	23d	1	0.93mi
1415 Hill St Leesburg, FL	2.0	1.0	1000	$1,150	$1.15	23d	1	0.93mi
1411 Hill St Leesburg, FL	2.0	1.0	1000	$1,150	$1.15	23d	1	0.94mi
1001 Crawford St Leesburg, FL	3.0	1.0	800	$1,100	$1.38	11d	1	0.95mi
1001 Crawford St Unit 1 Leesburg, FL	3.0	1.0	800	$1,100	$1.38	14d	1	0.95mi
706 Lee St Apt B Leesburg, FL	2.0	1.0	860	$1,200	$1.40	23d	1	0.95mi
2602 Houston Pl Leesburg, FL	2.0	2.0	960	$1,895	$1.97	4d	1	0.96mi
502 Old Colony Rd Leesburg, FL	3.0	2.0	1456	$1,299	$0.89	23d	1	0.97mi
400 S 6th St Leesburg, FL	2.0	1.0	700	$1,250	$1.79	23d	1	0.98mi
643 W Oak Terrace Dr Unit B1 Leesburg, FL	2.0	2.0	1089	$1,300	$1.19	23d	1	0.99mi
513 Old Colony Rd Leesburg, FL	3.0	2.0	1198	$1,699	$1.42	4d	1	1.00mi
1223 Pamela St Leesburg, FL	2.0	1.0	894	$1,399	$1.56	23d	1	1.07mi
325 S 2nd St Unit 206 Leesburg, FL	2.0	2.0	1000	$1,700	$1.70	4d	1	1.07mi
1317 Cambridge Dr Leesburg, FL	3.0	1.5	1240	$1,600	$1.29	23d	1	1.08mi
813 S 9th St Leesburg, FL	2.0	2.0	1400	$2,000	$1.43	23d	1	1.09mi
1321 Cambridge Dr Leesburg, FL	4.0	2.0	912	$1,800	$1.97	17d	1	1.10mi
1 Herald Dr Leesburg, FL	2.0	1.0–1.5	970	$1,524	$1.57	4d	4	1.13mi
1401 Floradel Ave Leesburg, FL	2.0	1.0	1190	$1,495	$1.26	3d	1	1.20mi
1004 Royal Oak Blvd Unit 1004 Leesburg, FL	2.0	2.5	1244	$1,550	$1.25	3d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $139,000 Active 189 DOM
2. 2026-06-17
   days on market $139,000 Active 188 DOM
3. 2026-06-16
   days on market $139,000 Active 187 DOM
4. 2026-06-15
   days on market $139,000 Active 186 DOM
5. 2026-06-13
   days on market $139,000 Active 184 DOM
6. 2026-06-09
   days on market $139,000 Active 180 DOM
7. 2026-06-08
   days on market $139,000 Active 179 DOM
8. 2026-06-07
   days on market $139,000 Active 178 DOM
9. 2026-06-04
   days on market $139,000 Active 175 DOM
10. 2026-06-03
    days on market $139,000 Active 174 DOM
11. 2026-06-02
    days on market $139,000 Active 173 DOM
12. 2026-06-02
    days on market $139,000 Active 172 DOM
13. 2026-05-31
    days on market $139,000 Active 171 DOM
14. 2025-12-19
    status Active
15. 2025-10-13
    status Pending
16. 2025-10-06
    listed $139,000 Active
17. 2010-12-09
    soldstatus $60,000
18. 2005-06-10
    soldstatus $70,000
19. 2005-06-07
    soldstatus $70,000 418-char remark

    Show marketing remark (418 chars)

    Great Square Footage, nice size bedrooms, kitchen has oak cabinets, 10x14 Florida room, on front of house , screened porch on back with washer dryer hook-up. Hardwood floors in living room with brick fireplace. Being sold 'As Is'House needs some TLC. It has been rented for the last 8 years, currently rented below market rental rate. Tenant on a month to month lease. House could be charming! Total area over 1,532 SF

20. 2005-04-22
    listed $75,000 418-char remark

    Show marketing remark (418 chars)

    Great Square Footage, nice size bedrooms, kitchen has oak cabinets, 10x14 Florida room, on front of house , screened porch on back with washer dryer hook-up. Hardwood floors in living room with brick fireplace. Being sold 'As Is'House needs some TLC. It has been rented for the last 8 years, currently rented below market rental rate. Tenant on a month to month lease. House could be charming! Total area over 1,532 SF

21. 1997-03-06
    soldstatus $48,900
22. 1991-02-01
    soldstatus $38,500
23. 1989-07-01
    soldstatus $31,000
24. 1981-06-01
    soldstatus $30,000

ⓘ 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: $1,766 · $147/mo
• Projected year-2 tax: $1,766 · $147/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: $18,399
• − Mortgage interest: −$7,786
• − Property taxes: −$1,766
• − Insurance: −$695
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$4,044
• Taxable income: $1,164
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $3,047/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

+363.3% since first listed

11 events — show timeline

• 2025-12-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-09 Sold (Public Records) $60,000 Public Records
• 2005-06-10 Sold (Public Records) $70,000 Public Records
• 2005-06-07 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-22 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 1997-03-06 Sold (Public Records) $48,900 Public Records
• 1991-02-01 Sold (Public Records) $38,500 Public Records
• 1989-07-01 Sold (Public Records) $31,000 Public Records
• 1981-06-01 Sold (Public Records) $30,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,766 · -3.2% YoY. Source: county tax records.