3896 Picciola Rd #213 · Fruitland Park, FL 34731

$85,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 139 Days on market

Built 1970 1,250 sqft lot Est $95k · 10% under $181/mo HOA · 13% 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 +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't pass this one up! This 2 bed, one bath beautifully upgraded mobile home is located in the 55+ resident owned community of Griffwood Co-Op. Inc. and is going for just $55,000. This sale price includes a membership share to the community and is located on Lake Griffin, part of the Harris Chain of Lakes. Dock spaces are for rent on a 1st come, 1st served basis, the community pool is heated, and the clubhouse hold dinners and activities year round. Your monthly maintenance fee provides you with water, sewer and garbage pick up 2x per week. Within the last 2 years the following upgrades have been made: waterproof vinyl flooring throughout, new stove, commercial grade washer, curtains and back door with window. The roof was resealed in Feb of 2022 and house power washed at the same time. The main bedroom is large enough for a king size bed, and the 2nd bedroom has a Murphy bed which gives it many use options. There is a good size lot with mature landscaping and a cute patio for outdoor enjoyment. Come take a look!

Key facts

• Chain of lakes
• Billiards
• Fishing and boating

Tags

• CHAIN OF LAKES
• FISHING AND BOATING
• SWIMMING POOL
• SHUFFLEBOARD
• BILLIARDS
• LARGE CLUBHOUSE

Property features AI

Finance

• Other: Furnished; Living area ~840 sq ft (per public records); Building area total ~885 sq ft (per public records); Lot ~0.03 acres (approx.); Water access: Lake - Chain of Lakes with private boat ramp and fishing pier
• Financial info: Total annual fees reported $2,172; No lease restrictions reported
• HOA & community: Has HOA; monthly fee $181; Association fee includes pool, recreational facilities, maintenance of grounds, management, sewer, water, and escrow reserves; Association approval required; Senior community; Pets allowed: cats and dogs

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; Water connected; Sewer connected
• Home design: Mobile home (single wide); Residential property; One story; Faces north
• Construction: Metal siding; Metal roof; Built as single wide mobile home
• Exterior features: Front porch; Patio; Storage shed(s); Landscaped; In county; Road surface: other

Interior

• Kitchen: Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace and slab foundation (listed under home information)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; 6 rooms total
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.0% in Fruitland Park — 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 70/100 on livability (#447 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A-; Watch: schools 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: 165 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.70% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.82%
• DSCR: 1.84
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $94,920
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3896 Picciola Rd #523	0.00mi	2/1.5	936 (+11%)	17mo	$60,000	$64	64
3896 Picciola Rd #111	0.25mi	2/1.5	780 (-7%)	23mo	$88,000	$113	55
309 Areca St	0.75mi	3/2.0 (+1)	936 (+11%)	8mo	$157,000	$168	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.43×
• Total profit: $10,138
• Equity at exit: $12,674

10-year hold

• IRR: 19.9%
• Equity multiple: 2.68×
• Total profit: $39,986
• Equity at exit: $7,349

Cash invested: $23,800 (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 34731

• Home prices YoY: -10.1%
• Active inventory: 165
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$181
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $373

Break-even live

Break-even rent $973

Max offer price $85,000

Occupancy floor 69%

Sensitivity live

Price	-10% $432	-5% $403	+0% $373	+5% $344	+10% $315
Rent	-10% $259	-5% $316	+0% $373	+5% $430	+10% $488
Rate	-1.0pp $416	-0.5pp $395	base $373	+0.5pp $351	+1.0pp $329

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 N Lake View Ave Leesburg, FL	4.0	1.0–3.0	1700	$1,440	$0.85	3d	3	0.37mi
2117 Citrus Blvd Unit 6 Leesburg, FL	2.0	1.0	800	$1,000	$1.25	2d	1	0.71mi
2511 Sennett Dr Leesburg, FL	2.0–4.0	2.0	1215	$1,508	$1.24	24d	1	0.83mi
2400 Silver Pointe Cir Leesburg, FL	1.0–2.0	1.0	837	$1,050	$1.25	24d	1	0.90mi
1 Herald Dr Leesburg, FL	2.0	1.0–1.5	970	$1,524	$1.57	5d	4	1.43mi
1223 Pamela St Leesburg, FL	2.0	1.0	894	$1,399	$1.56	24d	1	1.49mi

HOA detail

• Monthly dues: $181 · $2,172/yr
• Likely covers: watersewertrashlandscapingpool

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 139 DOM
2. 2026-06-17
   days on market $85,000 Active 138 DOM
3. 2026-06-16
   days on market $85,000 Active 137 DOM
4. 2026-06-15
   days on market $85,000 Active 136 DOM
5. 2026-06-13
   days on market $85,000 Active 134 DOM
6. 2026-06-09
   days on market $85,000 Active 130 DOM
7. 2026-06-08
   days on market $85,000 Active 129 DOM
8. 2026-06-07
   days on market $85,000 Active 128 DOM
9. 2026-06-04
   days on market $85,000 Active 125 DOM
10. 2026-06-03
    days on market $85,000 Active 124 DOM
11. 2026-06-02
    days on market $85,000 Active 123 DOM
12. 2026-06-02
    days on market $85,000 Active 122 DOM
13. 2026-05-31
    days on market $85,000 Active 121 DOM
14. 2026-01-30
    listed $85,000 Active
15. 2022-07-21
    soldstatus $55,000 Closed 1029-char remark

    Show marketing remark (1029 chars)

    Don't pass this one up! This 2 bed, one bath beautifully upgraded mobile home is located in the 55+ resident owned community of Griffwood Co-Op. Inc. and is going for just $55,000. This sale price includes a membership share to the community and is located on Lake Griffin, part of the Harris Chain of Lakes. Dock spaces are for rent on a 1st come, 1st served basis, the community pool is heated, and the clubhouse hold dinners and activities year round. Your monthly maintenance fee provides you with water, sewer and garbage pick up 2x per week. Within the last 2 years the following upgrades have been made: waterproof vinyl flooring throughout, new stove, commercial grade washer, curtains and back door with window. The roof was resealed in Feb of 2022 and house power washed at the same time. The main bedroom is large enough for a king size bed, and the 2nd bedroom has a Murphy bed which gives it many use options. There is a good size lot with mature landscaping and a cute patio for outdoor enjoyment. Come take a look!

16. 2022-06-16
    status Pending 1029-char remark

    Show marketing remark (1029 chars)

    Don't pass this one up! This 2 bed, one bath beautifully upgraded mobile home is located in the 55+ resident owned community of Griffwood Co-Op. Inc. and is going for just $55,000. This sale price includes a membership share to the community and is located on Lake Griffin, part of the Harris Chain of Lakes. Dock spaces are for rent on a 1st come, 1st served basis, the community pool is heated, and the clubhouse hold dinners and activities year round. Your monthly maintenance fee provides you with water, sewer and garbage pick up 2x per week. Within the last 2 years the following upgrades have been made: waterproof vinyl flooring throughout, new stove, commercial grade washer, curtains and back door with window. The roof was resealed in Feb of 2022 and house power washed at the same time. The main bedroom is large enough for a king size bed, and the 2nd bedroom has a Murphy bed which gives it many use options. There is a good size lot with mature landscaping and a cute patio for outdoor enjoyment. Come take a look!

17. 2022-06-09
    listed $55,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Don't pass this one up! This 2 bed, one bath beautifully upgraded mobile home is located in the 55+ resident owned community of Griffwood Co-Op. Inc. and is going for just $55,000. This sale price includes a membership share to the community and is located on Lake Griffin, part of the Harris Chain of Lakes. Dock spaces are for rent on a 1st come, 1st served basis, the community pool is heated, and the clubhouse hold dinners and activities year round. Your monthly maintenance fee provides you with water, sewer and garbage pick up 2x per week. Within the last 2 years the following upgrades have been made: waterproof vinyl flooring throughout, new stove, commercial grade washer, curtains and back door with window. The roof was resealed in Feb of 2022 and house power washed at the same time. The main bedroom is large enough for a king size bed, and the 2nd bedroom has a Murphy bed which gives it many use options. There is a good size lot with mature landscaping and a cute patio for outdoor enjoyment. Come take a look!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $17,343
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − HOA: −$2,172
• − Depreciation: −$2,473
• Taxable income: $3,462
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,649/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 — Fruitland Park

• Score: 70/100
• State rank: #447
• US rank: #8098

Category grades

Amenities F Commute F Cost of living B+ Crime A Employment C 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: 12,196
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 12,196
• Household income: $66,300
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 269.0

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 (76%)
• Race & ethnicity: White 76% Black 11% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Serbian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -35.91%
• Current HPI: 318.8206
• Rent YoY: —
• 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

+54.5% since first listed

4 events — show timeline

• 2026-01-30 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-21 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-09 Listed $55,000 Stellar MLS as Distributed by MLS Grid