304 Sheerwood Dr · Lady Lake, FL 32159

$145,000

2 bd · 1.0 ba · 744 sqft · Manufactured public records · 5 Days on market

Built 1978 0.34 ac lot

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This amazingly cozy 2 Bed/2 Bath house is ready for you to call home! The generously sized lot gives you plenty of room between you and your neighbors and you can enjoy watching the sunrise from your lovely porch. The open concept gives you open access to your main living area without worrying about any walls getting in your way. The extra bedroom is the perfect space if you want to turn it into an art room, hobby room or a guest bedroom for company to stop by. There is a special serene sitting area behind the house where you can listen to the birds or maybe read a book. The garage area has a workshop shed for you to store your tools and lawn maintenance equipment plus much more! Located in the charming and quiet retirement community of Oak Grove you are just minutes away from shopping and restaurants while still retaining the quiet serenity of a peaceful retirement community. Don't wait, start your retirement off right and call today!

Key facts

• Outdoor bbq area
• Carport
• Bright large lanai

Tags

• OUTDOOR BBQ AREA
• DOG-FRIENDLY FENCED BACKYARD
• BRIGHT LARGE LANAI
• NEWLY LANDSCAPED GARDENS
• CARPORT
• UNDERCOVER PARKING

Property features AI

Finance

• Other: Lot size approximately 0.34 acre (about 0.25–0.5 acre); Asphalt road access
• HOA & community: Has HOA (fee optional); Senior community; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank; Electricity connected
• Home design: Manufactured home (Single wide); Residential property; One level; Faces north; Completed condition
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Building area approximately 744 square feet; Total living area about 744 square feet
• Exterior features: Dog run; Private mailbox; Rain gutters; Storage

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric, Heat Pump); Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Washer hookup; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (1.8% below list).
• Recommended offer: $142k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.1% in Lady Lake — 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 69/100 on livability (#457 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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.
• Zoned schools: The Villages Elementary of Lady Lake School (math 63% / reading 61%, grade B, #608 of 2,144 statewide, top 29%, 761 students, 61% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 576 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $120k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,364 (1.8% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.98% ✗
• Cap rate: 7.97%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $63,984
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
437 Quail St	0.43mi	2/2.0	840 (+13%)	7mo	$72,000	$86	48

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,092
• Equity at exit: $21,620

10-year hold

• IRR: 4.8%
• Equity multiple: 1.37×
• Total profit: $14,879
• Equity at exit: $12,537

Cash invested: $40,600 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 576
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $203

Break-even live

Break-even rent $1,166

Max offer price $145,000

Occupancy floor 81%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Neil Ct Lady Lake, FL	2.0	1.0	660	$1,388	$2.10	24d	2	0.43mi
735 S Highway 27/441 Lady Lake, FL	1.0–4.0	1.0–3.0	1022	$1,321	$1.29	3d	36	0.81mi
450 N Clay Ave Lady Lake, FL	1.0	1.0	624	$1,185	$1.90	24d	1	1.30mi

Listing history 4 events

1. 2026-06-09
   days on market $145,000 Active 5 DOM
2. 2026-06-08
   days on market $145,000 Active 4 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $145,000 Active 3 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: $1,208 · $101/mo
• Projected year-2 tax: $1,208 · $101/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,084
• − Mortgage interest: −$8,122
• − Property taxes: −$1,208
• − Insurance: −$725
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,218
• Taxable income: $77
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,420/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 — Lady Lake

• Score: 69/100
• State rank: #457
• US rank: #8302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lady Lake, FL
• County: Lake County · 364,602 people
• City population: 32,107
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1047.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• 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

+208.5% since first listed

13 events — show timeline

• 2026-06-04 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Sold (Public Records) $120,000 Public Records
• 2022-12-20 Sold (Public Records) $105,000 Public Records
• 2022-12-19 Sold (MLS) $104,999 Stellar MLS as Distributed by MLS Grid
• 2022-11-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-27 Price Changed $104,999 Stellar MLS as Distributed by MLS Grid
• 2022-11-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-11-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-15 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2017-09-19 Sold (Public Records) $45,000 Public Records
• 2017-09-18 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2017-08-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-06-23 Listed $47,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.3%/yr

Latest (2025): $1,208 · -0.6% YoY. Source: county tax records.