25624 Madison St · Astatula, FL 34705

$155,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 164 Days on market

Built 1982 9,085 sqft lot

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +6.3/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

REDUCED IN PRICE - MOVE-IN READY - 2 BEDROOM, 1 BATH, MANUFACTURED VINYL SIDING HOME ON . 25 AC CORNER LOT WITH CARPORT. HOME HAS A METAL ROOF, DOUBLE-PANED WINDOWS, LAMINATE & TILE FLOORS, WITH KITCHEN OPEN TO LIVING ROOM, AC STILL UNDER WARRANTY, & ON SEPTIC. INCLUDES UPGRADED ELECTRIC, NEW FULL SHOWER & 2 SHEDS. ALL APPLIANCES STAYING: RANGE, NEW REFRIGERATOR, WASHER & DRYER. THE PROPERTY IS CLOSE TO PUBLIC BOAT RAMP TO LITTLE LAKE HARRIS, COMMUNITY CENTER AND PARKS (TENNIS, BASKETBALL, SOCCER, AND CHILREN PLAYGROUNDS), GAS STAION & POST OFFICE. 8 MILES TO PUBLIX, 7 MILES TO DOWNTOWN TAVARES & WOOTON PARK, 12 MILES TO HOSPITAL AND LEESBURG/MOUT DORA SHO

Key facts

• Metal roof
• Laminate floors
• Tile floors

Tags

• MANUFACTURED VINYL SIDING
• METAL ROOF
• DOUBLE-PANED WINDOWS
• LAMINATE FLOORS
• TILE FLOORS
• KITCHEN OPEN TO LIVING ROOM

Property features AI

Finance

• Other: Homestead exempt; Zoning: R-1B; Lot approximately 0.21 acres (79 x 115); Public maintained asphalt road access; Living area ~980 square feet
• Financial info: No lease restrictions indicated
• HOA & community: No homeowners association; Pets allowed

Exterior

• Parking: Carport (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Aerobic septic system; Cable available and connected; Electricity available; Phone available; Water connected
• Home design: Manufactured single-wide home; One story; Faces west; Completed condition
• Construction: Vinyl siding; Metal roof; Built on crawlspace with pillar/post/pier foundation; Shed(s) as additional structure
• Exterior features: Private mailbox; Storage shed; Corner lot; Landscaped with trees; Gentle sloping and sloped areas; Paved surfaces; Street lights in community

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Wood-look flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen open to family/great room; Window treatments and blinds; Smoke detectors
• Laundry & utility: Washer hookup; Dryer; Laundry area inside; Common area laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

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; 1 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k 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 $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $155k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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. 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: 1.19% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.5%
• Equity multiple: 2.09×
• Total profit: $47,331
• Equity at exit: $66,871

10-year hold

• IRR: 21.0%
• Equity multiple: 3.95×
• Total profit: $127,880
• Equity at exit: $100,912

Cash invested: $43,400 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $492

Break-even live

Break-even rent $1,227

Max offer price $155,000

Occupancy floor 68%

Sensitivity live

Price	-10% $580	-5% $536	+0% $492	+5% $448	+10% $404
Rent	-10% $346	-5% $419	+0% $492	+5% $565	+10% $638
Rate	-1.0pp $570	-0.5pp $532	base $492	+0.5pp $452	+1.0pp $411

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13708 Palm Dr Astatula, FL	2.0	2.0	1012	$1,850	$1.83	7d	1	0.70mi

Listing history 12 events

1. 2026-05-31
   days on market $155,000 Active 164 DOM
2. 2026-04-20
   price $155,000
3. 2026-04-04
   price $160,000
4. 2026-03-20
   price $165,000
5. 2025-12-18
   listed $170,000 Active
6. 2014-05-12
   historical
7. 2014-04-17
   listed $49,000 Active
8. 2013-10-21
   historical
9. 2013-01-27
   listed $69,900
10. 2005-02-09
    soldstatus $65,000
11. 2005-01-10
    soldstatus $65,000
12. 2004-09-28
    listed $65,000

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$184/yr (+$15/mo · 16.7%)

ⓘ 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 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: $22,200
• − Mortgage interest: −$8,682
• − Property taxes: −$1,103
• − Insurance: −$775
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,509
• Taxable income: $3,579
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $5,047/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 — 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

+138.5% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-17 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2013-10-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-01-27 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2005-02-09 Sold (Public Records) $65,000 Public Records
• 2005-01-10 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2004-09-28 Listed $65,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $1,103 · -2.0% YoY. Source: county tax records.