211 Aspen Cir · Leesburg, FL 34748

$104,995

2 bd · 2.0 ba · 1,032 sqft · Condo public records · 152 Days on market

Built 1976 $397/mo HOA · 25% of rent ↓ 8% since listing

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Why this score? — see what drove the C- 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 +18.4/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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

Welcome home to this spacious and well cared for retreat, perfectly designed for comfort, privacy, and functionality. Enjoy beautiful views from the Florida room, enhanced by a premium lot that backs up to the woods, offering a peaceful and private setting. The long driveway provides ample parking and leads to a convenient wheelchair ramp made of pure oak for easy access. Inside, the home features laminate flooring throughout and generous living areas that feel open and inviting. The fully equipped kitchen opens to a dining area with built-in cabinetry, making it ideal for both everyday living and entertaining. The primary suite offers added convenience with an in-home stackable laundry loc

Key facts

• Laminate flooring
• Florida room
• Premium lot

Tags

• FLORIDA ROOM
• PREMIUM LOT
• HANDICAP RAMP
• LAMINATE FLOORING
• BUILT IN CABINETRY
• IN HOME STACKABLE LAUNDRY

Property features AI

Finance

• Other: Directions: Traveling north on Hwy 27, turn right onto Hawthorne Blvd. Continue to the sales and administration office, the first building on the right.
• Financial info: Total annual fees $4,764; Property furnished
• HOA & community: Part of Hawthorne Residents Cooperative Association, Inc.; Monthly association fee of $397 (includes cable TV, pool, maintenance of grounds, management, private road, recreational facilities, sewer, water); Association amenities: clubhouse, fitness center, gated access, laundry facilities, maintenance, pickleball, pool, recreation facilities, sauna, shuffleboard, spa/hot tub, storage, tennis courts, trails, wheelchair access; Senior community; Pets not allowed; Association fee required

Exterior

• Parking: Carport (1 space)
• Utilities: Private water; Private sewer; Electricity connected; Water connected; Sewer connected; Cable connected; Underground utilities; Fire hydrant nearby; Irrigation equipment
• Home design: Residential mobile home (double wide); Single-story; North-facing entry
• Construction: Metal frame and wood frame construction with vinyl siding; Metal roof; Crawlspace foundation; Built as a double wide mobile home
• Exterior features: Lighting; Private mailbox; Storage; Asphalt road access

Interior

• Kitchen: Range; Range hood; Microwave; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Dining area; Thermostat; Window treatments; 5 total rooms
• Laundry & utility: Washer; Dryer; Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 1 comparable units currently listed for rent nearby; 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 $726 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.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $92,395 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1976 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.49×
• Total profit: $-15,031
• Equity at exit: $15,655

10-year hold

• IRR: -16.7%
• Equity multiple: 0.27×
• Total profit: $-21,561
• Equity at exit: $9,078

Cash invested: $29,399 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$143 /mo · $1,719/yr
• Insurance: −$44
• HOA: −$397
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $99

Break-even live

Break-even rent $1,436

Max offer price $104,995

Occupancy floor 89%

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: $26,249
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5440 Rosewall Cir Leesburg, FL	2.0	2.0	1200	$1,950	$1.62	4d	1	1.47mi

HOA detail condo

• Monthly dues: $397 · $4,764/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $104,995 Active 152 DOM
2. 2026-06-17
   days on market $104,995 Active 151 DOM
3. 2026-06-16
   days on market $104,995 Active 150 DOM
4. 2026-06-15
   days on market $104,995 Active 149 DOM
5. 2026-06-13
   pricedays on market $104,995 Active 147 DOM
6. 2026-06-09
   days on market $109,995 Active 143 DOM
7. 2026-06-08
   days on market $109,995 Active 142 DOM
8. 2026-06-07
   days on market $109,995 Active 141 DOM
9. 2026-06-04
   days on market $109,995 Active 138 DOM
10. 2026-06-03
    days on market $109,995 Active 137 DOM
11. 2026-06-02
    days on market $109,995 Active 136 DOM
12. 2026-06-02
    days on market $109,995 Active 135 DOM
13. 2026-05-31
    days on market $109,995 Active 134 DOM
14. 2026-03-21
    price $109,995
15. 2026-01-17
    listed $119,000 Active

ⓘ 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: $1,719 · $143/mo
• Projected year-2 tax: $1,719 · $143/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 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: $18,733
• − Mortgage interest: −$5,881
• − Property taxes: −$1,719
• − Insurance: −$525
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − HOA: −$4,764
• − Depreciation: −$3,054
• Taxable loss: −$208
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $1,234/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

• 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

-7.6% since first listed

2 events — show timeline

• 2026-03-21 Price Changed $109,995 Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Listed $119,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+30.3%/yr

Latest (2025): $1,719 · +3.9% YoY. Source: county tax records.