3217 Manatee Rd · Tavares, FL 32778

$209,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 122 Days on market

Built 1993 6,300 sqft lot Est $193k · 8% over $60/mo HOA · 3% of rent

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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).

• Cash flow +17.9/30.0
• DSCR +5.6/10.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• ARV discount +3.9/15.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 2 bedroom and 2 bath home in the 55+ community of Fox Run is your opportunity to enjoy all Florida offers. As you walk in you notice the light and open feel provided by the volume ceilings and natural light enhanced by the enclosed front porch and its surround of windows. The living room/dining room combination affords plenty of room for entertaining or relaxing. The eat-in kitchen at the front of the home also utilizes the natural light from the surrounding windows, and with the upgraded counters and cabinets you have plenty of storage and counter space to work with. Walking towards the bedrooms through the oversize hall you will notice the updated textured walls, chair rails and wainscott accents together with updated floor and ceiling molding. The bedrooms located at the back of the home have had recent bathroom updates as well. Passing through the interior laundry room you enter a single-car garage connected to a utility area with plenty of room to set up shop or for storage. Fox Run offers an active social calendar for a very affordable monthly HOA fee. Enjoy access to the chain of lakes, its waterfront boardwalk, community center, or its two pools. Come and enjoy the Florida Lifestyle and schedule your showing now.

Key facts

• Durable metal roof
• Extended carport
• Added garage

Tags

• DURABLE METAL ROOF
• ENERGY EFFICIENT WINDOWS
• STYLISH KITCHEN REMODEL
• ADDED GARAGE
• EXTENDED CARPORT
• STORAGE AREA

Property features AI

Finance

• Other: Total annual fees $720
• Financial info: Lease restrictions apply
• HOA & community: HOA: Bridlewood Real Estate; Monthly association fee $60 (required); association approval required; Community features include fitness center, pool, golf carts allowed, deed restrictions, buyer approval required; Senior community; Pets allowed

Exterior

• Parking: Attached garage (1 space) — approximately 12 x 29; Driveway parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Underground utilities; Sprinkler well
• Home design: Manufactured double-wide home; Single-story; Home faces north
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Year built information not provided
• Exterior features: Rain gutters; Lake access (Chain of Lakes); Private boat ramp; Fishing pier; Landscaped; Level lot; Paved; City limits

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Reverse cycle system; Central air conditioning
• Interior features: High ceilings; Skylight(s)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $209k.

Deal economics

• At list price, monthly cash flow is $175 ($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 $188k (10.2% below list).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.5% in Tavares — 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 76/100 on livability (#220 in FL, #3,464 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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); 507 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 ($63k/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 $6k 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 122 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $183,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.90% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $193,440
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3033 Myakka River Rd	0.22mi	2/2.0	1,337 (+7%)	1mo	$219,900	$164	77
2828 Manatee Rd	0.31mi	2/2.0	1,144 (-8%)	5mo	$167,500	$146	67
432 King Way	0.07mi	2/2.0	1,416 (+14%)	12mo	$153,700	$109	64
2808 Wekiva Rd	0.29mi	2/2.0	1,432 (+15%)	7mo	$221,700	$155	56

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-20,751
• Equity at exit: $31,163

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $4,481
• Equity at exit: $18,071

Cash invested: $58,520 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 507
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$87
• HOA: −$60
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $175

Break-even live

Break-even rent $1,654

Max offer price $209,000

Occupancy floor 86%

Sensitivity live

Price	-10% $294	-5% $235	+0% $175	+5% $116	+10% $57
Rent	-10% $27	-5% $101	+0% $175	+5% $249	+10% $324
Rate	-1.0pp $281	-0.5pp $229	base $175	+0.5pp $121	+1.0pp $66

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4950 Marsh Harbor Dr Tavares, FL	3.0	2.0	1227	$1,900	$1.55	0d	1	0.27mi
4567 Barbuda Dr Tavares, FL	3.0	2.0	1362	$2,150	$1.58	25d	1	0.28mi
4721 Treasure Cay Rd Tavares, FL	3.0	2.0	1372	$1,900	$1.38	0d	1	0.42mi
500 E Rosewood Ln Unit 154 Tavares, FL	3.0	2.0	1140	$1,650	$1.45	25d	1	0.54mi
459 E Rosewood Ln #157 Tavares, FL	3.0	2.0	1240	$1,400	$1.13	23d	1	0.57mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	4d	1	0.58mi
615 Juniper Way Tavares, FL	3.0	2.0	1209	$1,900	$1.57	19d	1	0.73mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	25d	1	1.08mi
30024 Tavares Ridge Blvd Unit 62 Tavares, FL	2.0	2.0	1140	$2,000	$1.75	25d	1	1.20mi
2106 Shantiniketan Blvd Unit B6 Tavares, FL	2.0	2.0	1200	$2,200	$1.83	6d	1	1.36mi
420 S Lake Ave Lot 1 Tavares, FL	1.0	1.0	1016	$1,200	$1.18	0d	1	1.50mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: waterpool

Listing history 27 events

1. 2026-06-21
   days on market $209,000 Active 122 DOM
2. 2026-06-18
   days on market $209,000 Active 119 DOM
3. 2026-06-17
   days on market $209,000 Active 118 DOM
4. 2026-06-16
   days on market $209,000 Active 117 DOM
5. 2026-06-15
   days on market $209,000 Active 116 DOM
6. 2026-06-13
   days on market $209,000 Active 114 DOM
7. 2026-06-09
   days on market $209,000 Active 110 DOM
8. 2026-06-08
   days on market $209,000 Active 109 DOM
9. 2026-06-07
   days on market $209,000 Active 108 DOM
10. 2026-06-04
    days on market $209,000 Active 105 DOM
11. 2026-06-03
    remarks 687-char remark
12. 2026-06-03
    pricedays on market $209,000 Active 104 DOM
13. 2026-06-02
    days on market $219,000 Active 103 DOM
14. 2026-06-02
    days on market $219,000 Active 102 DOM
15. 2026-05-31
    days on market $219,000 Active 101 DOM
16. 2026-05-09
    status Active
17. 2026-05-02
    status Pending
18. 2026-02-12
    listed $219,000 Active
19. 2025-04-28
    soldstatus $190,000
20. 2025-04-22
    soldstatus $190,000 Closed 1261-char remark

    Show marketing remark (1261 chars)

    This well-maintained 2 bedroom and 2 bath home in the 55+ community of Fox Run is your opportunity to enjoy all Florida offers. As you walk in you notice the light and open feel provided by the volume ceilings and natural light enhanced by the enclosed front porch and its surround of windows. The living room/dining room combination affords plenty of room for entertaining or relaxing. The eat-in kitchen at the front of the home also utilizes the natural light from the surrounding windows, and with the upgraded counters and cabinets you have plenty of storage and counter space to work with. Walking towards the bedrooms through the oversize hall you will notice the updated textured walls, chair rails and wainscott accents together with updated floor and ceiling molding. The bedrooms located at the back of the home have had recent bathroom updates as well. Passing through the interior laundry room you enter a single-car garage connected to a utility area with plenty of room to set up shop or for storage. Fox Run offers an active social calendar for a very affordable monthly HOA fee. Enjoy access to the chain of lakes, its waterfront boardwalk, community center, or its two pools. Come and enjoy the Florida Lifestyle and schedule your showing now.

21. 2025-04-14
    status Pending 1261-char remark

    Show marketing remark (1261 chars)

    This well-maintained 2 bedroom and 2 bath home in the 55+ community of Fox Run is your opportunity to enjoy all Florida offers. As you walk in you notice the light and open feel provided by the volume ceilings and natural light enhanced by the enclosed front porch and its surround of windows. The living room/dining room combination affords plenty of room for entertaining or relaxing. The eat-in kitchen at the front of the home also utilizes the natural light from the surrounding windows, and with the upgraded counters and cabinets you have plenty of storage and counter space to work with. Walking towards the bedrooms through the oversize hall you will notice the updated textured walls, chair rails and wainscott accents together with updated floor and ceiling molding. The bedrooms located at the back of the home have had recent bathroom updates as well. Passing through the interior laundry room you enter a single-car garage connected to a utility area with plenty of room to set up shop or for storage. Fox Run offers an active social calendar for a very affordable monthly HOA fee. Enjoy access to the chain of lakes, its waterfront boardwalk, community center, or its two pools. Come and enjoy the Florida Lifestyle and schedule your showing now.

22. 2025-03-08
    price $199,900 1261-char remark

    Show marketing remark (1261 chars)

    This well-maintained 2 bedroom and 2 bath home in the 55+ community of Fox Run is your opportunity to enjoy all Florida offers. As you walk in you notice the light and open feel provided by the volume ceilings and natural light enhanced by the enclosed front porch and its surround of windows. The living room/dining room combination affords plenty of room for entertaining or relaxing. The eat-in kitchen at the front of the home also utilizes the natural light from the surrounding windows, and with the upgraded counters and cabinets you have plenty of storage and counter space to work with. Walking towards the bedrooms through the oversize hall you will notice the updated textured walls, chair rails and wainscott accents together with updated floor and ceiling molding. The bedrooms located at the back of the home have had recent bathroom updates as well. Passing through the interior laundry room you enter a single-car garage connected to a utility area with plenty of room to set up shop or for storage. Fox Run offers an active social calendar for a very affordable monthly HOA fee. Enjoy access to the chain of lakes, its waterfront boardwalk, community center, or its two pools. Come and enjoy the Florida Lifestyle and schedule your showing now.

23. 2025-02-18
    status Active 1261-char remark

    Show marketing remark (1261 chars)

    This well-maintained 2 bedroom and 2 bath home in the 55+ community of Fox Run is your opportunity to enjoy all Florida offers. As you walk in you notice the light and open feel provided by the volume ceilings and natural light enhanced by the enclosed front porch and its surround of windows. The living room/dining room combination affords plenty of room for entertaining or relaxing. The eat-in kitchen at the front of the home also utilizes the natural light from the surrounding windows, and with the upgraded counters and cabinets you have plenty of storage and counter space to work with. Walking towards the bedrooms through the oversize hall you will notice the updated textured walls, chair rails and wainscott accents together with updated floor and ceiling molding. The bedrooms located at the back of the home have had recent bathroom updates as well. Passing through the interior laundry room you enter a single-car garage connected to a utility area with plenty of room to set up shop or for storage. Fox Run offers an active social calendar for a very affordable monthly HOA fee. Enjoy access to the chain of lakes, its waterfront boardwalk, community center, or its two pools. Come and enjoy the Florida Lifestyle and schedule your showing now.

24. 2025-01-14
    status Pending 1261-char remark

    Show marketing remark (1261 chars)

    This well-maintained 2 bedroom and 2 bath home in the 55+ community of Fox Run is your opportunity to enjoy all Florida offers. As you walk in you notice the light and open feel provided by the volume ceilings and natural light enhanced by the enclosed front porch and its surround of windows. The living room/dining room combination affords plenty of room for entertaining or relaxing. The eat-in kitchen at the front of the home also utilizes the natural light from the surrounding windows, and with the upgraded counters and cabinets you have plenty of storage and counter space to work with. Walking towards the bedrooms through the oversize hall you will notice the updated textured walls, chair rails and wainscott accents together with updated floor and ceiling molding. The bedrooms located at the back of the home have had recent bathroom updates as well. Passing through the interior laundry room you enter a single-car garage connected to a utility area with plenty of room to set up shop or for storage. Fox Run offers an active social calendar for a very affordable monthly HOA fee. Enjoy access to the chain of lakes, its waterfront boardwalk, community center, or its two pools. Come and enjoy the Florida Lifestyle and schedule your showing now.

25. 2024-11-13
    listed $208,000 Active 1261-char remark

    Show marketing remark (1261 chars)

    This well-maintained 2 bedroom and 2 bath home in the 55+ community of Fox Run is your opportunity to enjoy all Florida offers. As you walk in you notice the light and open feel provided by the volume ceilings and natural light enhanced by the enclosed front porch and its surround of windows. The living room/dining room combination affords plenty of room for entertaining or relaxing. The eat-in kitchen at the front of the home also utilizes the natural light from the surrounding windows, and with the upgraded counters and cabinets you have plenty of storage and counter space to work with. Walking towards the bedrooms through the oversize hall you will notice the updated textured walls, chair rails and wainscott accents together with updated floor and ceiling molding. The bedrooms located at the back of the home have had recent bathroom updates as well. Passing through the interior laundry room you enter a single-car garage connected to a utility area with plenty of room to set up shop or for storage. Fox Run offers an active social calendar for a very affordable monthly HOA fee. Enjoy access to the chain of lakes, its waterfront boardwalk, community center, or its two pools. Come and enjoy the Florida Lifestyle and schedule your showing now.

26. 2000-06-08
    soldstatus $76,500
27. 1993-11-01
    soldstatus $70,200

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$968/yr (+$81/mo · 126.3%)

ⓘ 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 ≥107°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: $22,517
• − Mortgage interest: −$11,707
• − Property taxes: −$766
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − HOA: −$720
• − Depreciation: −$6,080
• Taxable loss: −$1,405
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $2,442/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 — Tavares

• Score: 76/100
• State rank: #220
• US rank: #3464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tavares, FL
• County: Lake County · 364,602 people
• City population: 25,042
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 25,042
• Household income: $63,472
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 586.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Other Asian/Pacific 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: ▼ -88.07%
• Current HPI: 288.7123
• Rent YoY: ▲ 4.05%
• 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

+212.0% since first listed

12 events — show timeline

• 2026-05-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-28 Sold (Public Records) $190,000 Public Records
• 2025-04-22 Sold (MLS) $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-08 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-13 Listed $208,000 Stellar MLS as Distributed by MLS Grid
• 2000-06-08 Sold (Public Records) $76,500 Public Records
• 1993-11-01 Sold (Public Records) $70,200 Public Records

Property tax history

+2.2%/yr

Latest (2025): $766 · +3.7% YoY. Source: county tax records.