23950 Bass Rd · Astor, FL 32102

$245,000

2 bd · 1.0 ba · 684 sqft · Manufactured public records · 16 Days on market

Built 2021 7,500 sqft lot $2/mo HOA ↓ 17% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Appreciation +6.0/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +0.9/10.0

Listing remarks

New 2025 Trailer. Ready to Move In. Step into this home designed for comfort and style with luxury vinyl plank flooring throughout and a bright, open concept layout. The spacious kitchen features a large center island with a butcher block top, modern cabinetry, and all appliances included-perfect for cooking and entertaining. The primary suite offers a peaceful retreat with a large walk-in closet, dual-sink vanity, and private toilet closet for added convenience. Two additional bedrooms each feature walk-in closets, and the laundry room provides practical space for everyday living. Located in a golf cart-friendly community where you can get a key for private boat ramp access. Located 2 mile

Key facts

• Large center island
• Butcher block top
• Modern cabinetry

Tags

• LUXURY VINYL PLANK FLOORING
• LARGE CENTER ISLAND
• BUTCHER BLOCK TOP
• MODERN CABINETRY
• WALK-IN CLOSET
• PRIVATE TOILET CLOSET

Property features AI

Finance

• Other: Lot approximately 0.17 acres (75 x 100); Unfurnished
• HOA & community: Has association (AFPOA); Association amenities include boat launch; Association fee $35 annually

Exterior

• Parking: Off-street parking; On-street parking; Unassigned parking
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public sewer; Electricity connected; Sewer connected; Water available; Water connected
• Home design: Manufactured home; One level; Entry level: 1; North-facing
• Construction: New construction; Vinyl siding; Shingle roof
• Exterior features: Cleared lot; County road frontage; Dirt road surface; Carbon monoxide detector(s); Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); Kitchen island; Open floorplan; Primary bathroom with tub and shower; Split bedrooms; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $-737 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (53.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (40.8% below list).
• Recommended offer: $115k (53.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#613 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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: 77 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).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $5k appreciation (1.9% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $55k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $114,764 (53.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.59% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $75,924
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24048 Ermine Rd	0.28mi	2/2.0	672 (-2%)	7mo	$50,000	$74	74
55710 Fern Rd	0.45mi	2/1.0	720 (+5%)	2mo	$80,000	$111	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.55×
• Total profit: $-30,629
• Equity at exit: $95,986

10-year hold

• IRR: -2.7%
• Equity multiple: 0.63×
• Total profit: $-25,689
• Equity at exit: $137,725

Cash invested: $68,600 (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 32102

• Home prices YoY: 0.8%
• Active inventory: 77
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$2
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-737

Break-even live

Break-even rent $2,383

Max offer price $114,764

Occupancy floor —

Sensitivity live

Price	-10% $-599	-5% $-668	+0% $-737	+5% $-807	+10% $-876
Rent	-10% $-852	-5% $-795	+0% $-737	+5% $-680	+10% $-623
Rate	-1.0pp $-614	-0.5pp $-675	base $-737	+0.5pp $-801	+1.0pp $-865

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24048 Ermine Rd Astor, FL	2.0	2.0	728	$1,450	$1.99	6d	1	0.29mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 28 events

1. 2026-06-21
   days on market $245,000 Active 16 DOM
2. 2026-06-18
   days on market $245,000 Active 13 DOM
3. 2026-06-17
   days on market $245,000 Active 12 DOM
4. 2026-06-16
   days on market $245,000 Active 11 DOM
5. 2026-06-15
   days on market $245,000 Active 10 DOM
6. 2026-06-13
   days on market $245,000 Active 8 DOM
7. 2026-06-09
   days on market $245,000 Active 4 DOM
8. 2026-06-08
   days on market $245,000 Active 3 DOM
9. 2026-06-08
   price $245,000 Active 2 DOM
10. 2026-06-07
    days on marketlisting id $250,000 Active 2 DOM
11. 2026-06-04
    days on market $250,000 Active 199 DOM
12. 2026-06-03
    days on market $250,000 Active 198 DOM
13. 2026-06-02
    days on market $250,000 Active 197 DOM
14. 2026-06-02
    days on market $250,000 Active 196 DOM
15. 2026-05-31
    days on market $250,000 Active 195 DOM
16. 2026-05-08
    status Active
17. 2026-05-08
    price $250,000
18. 2026-04-30
    historical
19. 2026-03-11
    price $260,000
20. 2026-02-26
    price $265,000
21. 2026-02-12
    price $270,000
22. 2026-02-02
    price $275,000
23. 2026-01-17
    status Active
24. 2026-01-17
    price $279,000
25. 2026-01-06
    historical
26. 2025-12-19
    price $289,900
27. 2025-12-04
    price $294,900
28. 2025-10-26
    listed $299,900 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: $808 · $67/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$1,226/yr (+$102/mo · 151.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$13,724
• − Property taxes: −$808
• − Insurance: −$6,344
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − HOA: −$24
• − Depreciation: −$7,127
• Taxable loss: −$13,410
• Est. tax savings @ 24.0%: +$3,218
• After-tax cash flow: $-5,628/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 — Astor

• Score: 66/100
• State rank: #613
• US rank: #11822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Astor, FL
• Population (ZIP): 2,401

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Lithuanian 9% Portuguese 8% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Russian/Polish/Slavic 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: ▲ 1.95%
• Current HPI: 232.7974
• Rent YoY: —
• Metro: —
• 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

-16.6% since first listed

13 events — show timeline

• 2026-05-08 Relisted — SCMLS
• 2026-05-08 Price Changed $250,000 SCMLS
• 2026-04-30 Listing Removed — SCMLS
• 2026-03-11 Price Changed $260,000 SCMLS
• 2026-02-26 Price Changed $265,000 SCMLS
• 2026-02-12 Price Changed $270,000 SCMLS
• 2026-02-02 Price Changed $275,000 SCMLS
• 2026-01-17 Relisted — SCMLS
• 2026-01-17 Price Changed $279,000 SCMLS
• 2026-01-06 Listing Removed — SCMLS
• 2025-12-19 Price Changed $289,900 SCMLS
• 2025-12-04 Price Changed $294,900 SCMLS
• 2025-10-26 Listed $299,900 SCMLS

Property tax history

+9.2%/yr

Latest (2025): $808 · +15.4% YoY. Source: county tax records.