717 W Coach N Four Dr · Leesburg, FL 34748

$152,500

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 42 Days on market

Built 1981 5,200 sqft lot $50/mo HOA · 3% of rent

---

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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• 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

LOOKING FOR A RETIREMENT HOME? LOOKING TO KICKBACK AND RELAX?. .. .LOOK NO FURTHER THAN THIS DOUBLE WIDE MANFACTURED HOME, OFFERING 2 BEDROOMS, POSSIBLE THIRD BEDROOM, OFFICE, EXTRA TV/DEN, OR HOBBY ROOM. FURNISHING TO REMAIN, INCLUDING DISHES, POTS AND PAN, LINENS. LARGE LIVING AREA, LARGE KITCHEN WITH ALL APPLIANCES INCLUDING REFRIGERATOR, DISHWASHER, RANGE, MICROWAVE. PANTRY WITH PULL OUTS IN SOME OF THE CABINETS. KITCHEN HAS BEEN REMODELED. LAMINATE FLOORING. REMODELED MASTER BATHROOM TO ACCOMODATE A WHELL CHAIR. LARGE STEP-IN SHOWER. INSIDE UTILITY, WITH WASHER AND DRYER. WORKSHOP WITH EXTRA LIGHTING AND RAMP FOR WHEEL CHAIR ACCESS. LOCATED IN LOVELY COACHWOOD EAST A 55+ COMMUNITY. T

Key facts

• Remodeled kitchen
• Heated pool
• Large step-in shower

Tags

• DOUBLE WIDE MANUFACTURED HOME
• REMODELED KITCHEN
• REMODELED MASTER BATHROOM
• LARGE STEP-IN SHOWER
• WORKSHOP WITH EXTRA LIGHTING
• HEATED POOL

Property features AI

Finance

• Financial info: Total monthly fees $50 (total annual fees $600); Lease restrictions apply
• HOA & community: Has HOA (Coachwood East/Joan DeFoe); dues $50 monthly; Association amenities include clubhouse, pool, shuffleboard court; common area taxes, insurance, grounds maintenance and pool included in fee; Buyer/association approval required; Deed restrictions; Street lights; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Underground utilities
• Home design: Manufactured home (double wide); Attached property; One story; East-facing
• Construction: Vinyl siding and frame construction; Roof over; Crawlspace foundation with pillar/post/pier
• Exterior features: Rain gutters; Irrigation equipment; Mature landscaping; Paved road access; City limits location; Level lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s); Inside utility
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $152k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $148k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 27 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).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $5k 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 42 days — a 3% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $47k; list at $152k implies a 224% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,925 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $96,096
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Old Colony Rd	0.16mi	2/2.0 (-1)	1,008 (-4%)	3mo	$92,000	$91	78
715 Surrey Pl	0.05mi	2/2.0 (-1)	1,100 (+4%)	12mo	$80,000	$73	76

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-13,884
• Equity at exit: $22,738

10-year hold

• IRR: -4.4%
• Equity multiple: 0.75×
• Total profit: $-10,695
• Equity at exit: $13,185

Cash invested: $42,700 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$800
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$64
• HOA: −$50
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $247

Break-even live

Break-even rent $1,364

Max offer price $152,500

Occupancy floor 80%

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 Houston Pl Leesburg, FL	2.0	2.0	960	$1,895	$1.97	5d	1	0.08mi
513 Old Colony Rd Leesburg, FL	3.0	2.0	1198	$1,699	$1.42	5d	1	0.29mi
502 Old Colony Rd Leesburg, FL	3.0	2.0	1456	$1,299	$0.89	24d	1	0.32mi
822 S Lone Oak Dr Unit B Leesburg, FL	2.0	1.0	900	$1,195	$1.33	24d	1	0.41mi
1004 Royal Oak Blvd Unit 1004 Leesburg, FL	2.0	2.5	1244	$1,550	$1.25	4d	1	0.55mi
2920 Pecan Ave Leesburg, FL	2.0	2.5	1288	$1,700	$1.32	24d	1	0.58mi
2940 Peach St Leesburg, FL	2.0	2.5	1288	$1,750	$1.36	18d	1	0.62mi
210 N Lone Oak Dr Unit 1 Leesburg, FL	2.0	1.0	912	$1,250	$1.37	15d	1	0.78mi
200 S Moss St Leesburg, FL	3.0	2.0	968	$1,500	$1.55	24d	1	0.92mi
1604 Woodlyn Dr Leesburg, FL	3.0	1.5	1088	$1,500	$1.38	24d	1	0.93mi
1321 Cambridge Dr Leesburg, FL	4.0	2.0	912	$1,800	$1.97	18d	1	0.97mi
1317 Cambridge Dr Leesburg, FL	3.0	1.5	1240	$1,600	$1.29	24d	1	0.98mi
1801 Center St Unit 2 Leesburg, FL	2.0	1.0	754	$1,300	$1.72	24d	1	0.99mi
1220 W Dixie Ave Leesburg, FL	3.0	2.0	1304	$1,600	$1.23	5d	1	1.23mi
1001 Crawford St Unit 1 Leesburg, FL	3.0	1.0	800	$1,100	$1.38	15d	1	1.26mi
1001 Crawford St Leesburg, FL	3.0	1.0	800	$1,100	$1.38	11d	1	1.26mi
1009 Nebraska St Leesburg, FL	3.0	1.0	864	$1,850	$2.14	12d	1	1.28mi
1013 Beecher St Unit 1 Leesburg, FL	3.0	1.0	900	$1,250	$1.39	22d	1	1.37mi
1015 Beecher St Unit 1 Leesburg, FL	2.0	1.0	853	$1,100	$1.29	24d	1	1.38mi
1401 Floradel Ave Leesburg, FL	2.0	1.0	1190	$1,495	$1.26	3d	1	1.38mi
1009 McCormack St Leesburg, FL	2.0	1.0	1400	$1,025	$0.73	24d	1	1.40mi
301 S 11th St Leesburg, FL	2.0	1.0	816	$1,450	$1.78	24d	1	1.43mi
1403 Old Harbor Blvd Leesburg, FL	1.0–4.0	1.0–3.0	1079	$1,532	$1.42	3d	9	1.44mi
716 Marietta St Leesburg, FL	3.0	2.0	1250	$1,600	$1.28	24d	1	1.45mi
200 S 11th St Unit 102 Leesburg, FL	2.0	2.5	1379	$1,675	$1.21	24d	1	1.46mi
200 S 11th St Leesburg, FL	2.0	2.0	1379	$1,675	$1.21	24d	1	1.47mi
1112 W Main St Unit B-5 Leesburg, FL	2.0	2.0	1000	$1,400	$1.40	24d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 27 events

1. 2026-06-18
   days on market $152,500 Active 42 DOM
2. 2026-06-17
   days on market $152,500 Active 41 DOM
3. 2026-06-16
   days on market $152,500 Active 40 DOM
4. 2026-06-15
   days on market $152,500 Active 39 DOM
5. 2026-06-13
   days on market $152,500 Active 37 DOM
6. 2026-06-09
   days on market $152,500 Active 33 DOM
7. 2026-06-08
   days on market $152,500 Active 32 DOM
8. 2026-06-07
   days on market $152,500 Active 31 DOM
9. 2026-06-04
   days on market $152,500 Active 28 DOM
10. 2026-06-03
    days on market $152,500 Active 27 DOM
11. 2026-06-02
    days on market $152,500 Active 26 DOM
12. 2026-06-01
    days on market $152,500 Active 25 DOM
13. 2026-05-31
    days on market $152,500 Active 24 DOM
14. 2026-05-07
    listed $152,500 Active
15. 2026-03-15
    historical
16. 2026-02-02
    status Active
17. 2026-01-31
    historical
18. 2025-06-25
    listed $158,000 Active
19. 2024-12-05
    historical
20. 2024-08-22
    status Active
21. 2024-08-22
    price $164,900
22. 2024-08-15
    status Pending
23. 2024-08-08
    price $164,000
24. 2024-06-11
    listed $169,000 Active
25. 2012-01-18
    soldstatus $47,000
26. 2006-03-30
    soldstatus $60,000
27. 1997-03-03
    soldstatus $35,000

ⓘ 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: $1,973 · $164/mo
• Projected year-2 tax: $1,973 · $164/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 7 d/yr ≥108°F today · 22 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: $20,114
• − Mortgage interest: −$8,542
• − Property taxes: −$1,973
• − Insurance: −$762
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − HOA: −$600
• − Depreciation: −$4,436
• Taxable income: $582
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $2,818/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

• Census place: Leesburg, FL
• 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

+335.7% since first listed

14 events — show timeline

• 2026-05-07 Listed $152,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-25 Listed $158,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-08-22 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Price Changed $164,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-11 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2012-01-18 Sold (Public Records) $47,000 Public Records
• 2006-03-30 Sold (Public Records) $60,000 Public Records
• 1997-03-03 Sold (Public Records) $35,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,973 · +272.8% YoY. Source: county tax records.