516 Jason Dr · Lady Lake, FL 32159

$150,000

2 bd · 2.0 ba · 1,004 sqft · Manufactured public records · 60 Days on market

Built 1985 5,400 sqft lot Est $145k · at est. $205/mo HOA · 11% of rent ↓ 6% since listing

---

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 +18.9/30.0
• 1% rule +7.4/10.0
• DSCR +6.0/10.0
• ARV discount +5.8/15.0
• 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

GREAT VALUE on this spacious 2 bedroom, plus family room, and 2 bath home conveniently located near Orange Blossom Country Club, Paradise Recreational Center, and Spanish Springs Town Square. There is a washer and dryer in a utility room and behind there is a utility room that could be used for numerous things, hobby room or more storage. Don't miss out on becoming a VILLAGE resident. Good investment property or make it your own.

Key facts

• Covered parking
• Extra storage
• Newer roof

Tags

• NEWER ROOF
• SOLAR PANELS
• SCREENED LANAI
• COVERED PARKING
• EXTRA STORAGE
• VILLAGE OF SILVER LAKE

Property features AI

Finance

• Other: Partially furnished; No lease restrictions reported; Zoned MX-8
• Financial info: CDD present; Homestead indicated; Other annual assessment reported
• HOA & community: Community clubhouse; Community mailbox; Deed restrictions; Dog park; Golf course access / golf community; Golf carts allowed; Community pool; Tennis courts; Senior community; Pets allowed (cats and dogs); Monthly community fees reported (approx. $205)

Exterior

• Parking: No carport spaces listed
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story (one level); North-facing
• Construction: Vinyl siding exterior; Shingle roof; Pillar/post/pier foundation; Building area reported (structure totals provided)
• Exterior features: Paved, publicly maintained road access; Lot dimensions approximately 60 x 90; Lot size about 0.12 acre (approximately 502 sq m); No waterfront or water access

Interior

• Kitchen: Equipped with range, refrigerator, dishwasher, and disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Electric water heater; Range; Refrigerator; Washer; Carpet flooring
• Laundry & utility: Dedicated laundry room; Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 576 active listings in the ZIP; 17 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).
• This rent runs 38% of the median local income ($59k/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 $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

• It's been on market 60 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $144,576
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Sharon Dr	0.43mi	2/2.0	1,008 (+0%)	5mo	$197,000	$195	75
524 Bonita Dr	0.21mi	2/2.0	1,144 (+14%)	3mo	$176,000	$154	65
1012 Parker Pl	0.14mi	2/2.0	1,144 (+14%)	9mo	$130,000	$114	62
1005 Matthew Ave	0.32mi	2/2.0	1,144 (+14%)	12mo	$165,000	$144	52
717 Truman Ave	0.49mi	2/2.0	1,152 (+15%)	10mo	$150,000	$130	44

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-12,316
• Equity at exit: $22,365

10-year hold

• IRR: 3.4%
• Equity multiple: 1.26×
• Total profit: $10,926
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$787
• Tax from tax record: −$262 /mo · $3,142/yr
• Insurance: −$62
• HOA: −$205
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $155

Break-even live

Break-even rent $1,666

Max offer price $150,000

Occupancy floor 87%

Sensitivity live

Price	-10% $239	-5% $197	+0% $155	+5% $112	+10% $70
Rent	-10% $7	-5% $81	+0% $155	+5% $228	+10% $302
Rate	-1.0pp $230	-0.5pp $193	base $155	+0.5pp $116	+1.0pp $76

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Tarrson Blvd Unit 1525263P Lady Lake, FL	2.0	2.0	1011	$1,262	$1.25	13d	1	0.21mi
1222 Palmetto Dr Lady Lake, FL	2.0	2.0	1248	$1,700	$1.36	24d	1	0.21mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	24d	1	0.45mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	2d	1	0.83mi
1824 Marion County Rd Weirsdale, FL	2.0	2.0	1064	$1,500	$1.41	24d	1	0.88mi
715 Hudson Ln Lady Lake, FL	3.0	2.0	1392	$2,700	$1.94	24d	1	0.89mi
1540 Hillcrest Dr Lady Lake, FL	2.0	2.0	1200	$1,600	$1.33	24d	1	0.93mi
932 Chula Ct Lady Lake, FL	2.0	2.0	1346	$3,000	$2.23	3d	1	1.02mi
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	24d	1	1.11mi
943 Mendoza Blvd Lady Lake, FL	2.0	2.0	1268	$5,800	$4.57	24d	1	1.23mi
1430 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1377	$2,500	$1.82	24d	1	1.32mi
216 Magnolia Dr Lady Lake, FL	2.0–3.0	2.0	1248	$1,499	$1.20	3d	1	1.34mi
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	24d	1	1.36mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	21d	1	1.44mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	24d	1	1.45mi
716 Dominguez Dr Lady Lake, FL	2.0	2.0	1094	$2,450	$2.24	21d	1	1.48mi
323 Chula Vista Ave Lady Lake, FL	2.0	2.0	1486	$2,700	$1.82	24d	1	1.50mi

HOA detail

• Monthly dues: $205 · $2,460/yr

Listing history 28 events

1. 2026-06-18
   days on market $150,000 Active 60 DOM
2. 2026-06-17
   days on market $150,000 Active 59 DOM
3. 2026-06-16
   days on market $150,000 Active 58 DOM
4. 2026-06-15
   days on market $150,000 Active 57 DOM
5. 2026-06-13
   days on market $150,000 Active 55 DOM
6. 2026-06-10
   price $150,000 Active 51 DOM
7. 2026-06-09
   days on market $165,000 Active 51 DOM
8. 2026-06-08
   days on market $165,000 Active 50 DOM
9. 2026-06-07
   days on market $165,000 Active 49 DOM
10. 2026-06-04
    days on market $165,000 Active 46 DOM
11. 2026-06-03
    days on market $165,000 Active 45 DOM
12. 2026-06-02
    days on market $165,000 Active 44 DOM
13. 2026-06-01
    days on market $165,000 Active 43 DOM
14. 2026-05-31
    days on market $165,000 Active 42 DOM
15. 2026-04-30
    status Active
16. 2026-04-29
    price $165,000
17. 2026-04-27
    historical
18. 2026-04-17
    listed $175,000 Active
19. 2026-04-14
    historical $1,600
20. 2026-03-19
    listed $1,600
21. 2025-01-08
    soldstatus $142,000
22. 2025-01-02
    soldstatus $142,000 Closed 433-char remark

    Show marketing remark (433 chars)

    GREAT VALUE on this spacious 2 bedroom, plus family room, and 2 bath home conveniently located near Orange Blossom Country Club, Paradise Recreational Center, and Spanish Springs Town Square. There is a washer and dryer in a utility room and behind there is a utility room that could be used for numerous things, hobby room or more storage. Don't miss out on becoming a VILLAGE resident. Good investment property or make it your own.

23. 2024-12-06
    status Pending 433-char remark

    Show marketing remark (433 chars)

    GREAT VALUE on this spacious 2 bedroom, plus family room, and 2 bath home conveniently located near Orange Blossom Country Club, Paradise Recreational Center, and Spanish Springs Town Square. There is a washer and dryer in a utility room and behind there is a utility room that could be used for numerous things, hobby room or more storage. Don't miss out on becoming a VILLAGE resident. Good investment property or make it your own.

24. 2024-11-27
    status Active 433-char remark

    Show marketing remark (433 chars)

    GREAT VALUE on this spacious 2 bedroom, plus family room, and 2 bath home conveniently located near Orange Blossom Country Club, Paradise Recreational Center, and Spanish Springs Town Square. There is a washer and dryer in a utility room and behind there is a utility room that could be used for numerous things, hobby room or more storage. Don't miss out on becoming a VILLAGE resident. Good investment property or make it your own.

25. 2024-11-27
    price $150,000 433-char remark

    Show marketing remark (433 chars)

    GREAT VALUE on this spacious 2 bedroom, plus family room, and 2 bath home conveniently located near Orange Blossom Country Club, Paradise Recreational Center, and Spanish Springs Town Square. There is a washer and dryer in a utility room and behind there is a utility room that could be used for numerous things, hobby room or more storage. Don't miss out on becoming a VILLAGE resident. Good investment property or make it your own.

26. 2024-11-24
    historical 433-char remark

    Show marketing remark (433 chars)

    GREAT VALUE on this spacious 2 bedroom, plus family room, and 2 bath home conveniently located near Orange Blossom Country Club, Paradise Recreational Center, and Spanish Springs Town Square. There is a washer and dryer in a utility room and behind there is a utility room that could be used for numerous things, hobby room or more storage. Don't miss out on becoming a VILLAGE resident. Good investment property or make it your own.

27. 2024-07-15
    price $165,000 433-char remark

    Show marketing remark (433 chars)

    GREAT VALUE on this spacious 2 bedroom, plus family room, and 2 bath home conveniently located near Orange Blossom Country Club, Paradise Recreational Center, and Spanish Springs Town Square. There is a washer and dryer in a utility room and behind there is a utility room that could be used for numerous things, hobby room or more storage. Don't miss out on becoming a VILLAGE resident. Good investment property or make it your own.

28. 2024-05-24
    listed $175,000 Active 433-char remark

    Show marketing remark (433 chars)

    GREAT VALUE on this spacious 2 bedroom, plus family room, and 2 bath home conveniently located near Orange Blossom Country Club, Paradise Recreational Center, and Spanish Springs Town Square. There is a washer and dryer in a utility room and behind there is a utility room that could be used for numerous things, hobby room or more storage. Don't miss out on becoming a VILLAGE resident. Good investment property or make it your own.

ⓘ 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: $3,142 · $262/mo
• Projected year-2 tax: $3,142 · $262/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 4/10 Moderate
• 🌡 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: $22,336
• − Mortgage interest: −$8,402
• − Property taxes: −$3,142
• − Insurance: −$750
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − HOA: −$2,460
• − Depreciation: −$4,364
• Taxable loss: −$355
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $1,940/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

-5.7% since first listed

14 events — show timeline

• 2026-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Rental Removed $1,600 STELLARMLS
• 2026-03-19 Listed for Rent $1,600 STELLARMLS
• 2025-01-08 Sold (Public Records) $142,000 Public Records
• 2025-01-02 Sold (MLS) $142,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-27 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-15 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-24 Listed $175,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $3,142 · +12.8% YoY. Source: county tax records.