1846 Fruitland Park Blvd · Fruitland Park, FL 34731

$204,900

3 bd · 2.0 ba · 1,116 sqft · Manufactured public records · 58 Days on market

Built 1976 0.31 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home Buyer/Investor Alert! This home is a completely renovated 3 Bedroom, 2 Bath on 1/3 acre of your own land with fenced backyard located 1/2 mile from the very center of The coveted Villages. You own the land so No HOA. No monthly Lot Rent!!! No Subdivision Rules! This awesome property could be your personal home, your winter escape, or your rental cash flow dream. This house is located close to every amenity imaginable within a 5 to 10 minute drive yet has the peaceful feeling of being way out from town. Currently a successful 5.0 star furnished vacation rental listed on Airbnb, you could keep it as a nightly rental, switch it into a pad split and rent the 3 bedrooms each separately, swi

Key facts

• Curved oak trees
• Covered porches
• Mature landscaping

Tags

• FENCED BACKYARD
• MATURE LANDSCAPING
• CURVED OAK TREES
• COVERED PORCHES
• NO HOA RULES
• 40 YEAR METAL ROOF

Property features AI

Finance

• HOA & community: No association fees; Street lights in the community; Not in a development; Full-time management

Exterior

• Parking: Oversized lot suitable for parking
• Utilities: Well water; Septic tank; Electricity connected; Cable connected
• Home design: Manufactured double-wide home; One story; Faces north
• Construction: Vinyl siding; Metal roof; Crawlspace foundation with pillar/post/pier support; Built as a double-wide manufactured home
• Exterior features: Covered porch and multiple porch/deck areas (front and rear); Deck; Sliding doors; Private mailbox; Storage, shed(s) and workshop; Chain link and wood fencing; Mature landscaping with oak trees; Cleared, landscaped, level and oversized paved lot; Publicly maintained asphalt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Water filtration / purifier; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Space heater; Wall/window air conditioning units
• Interior features: Built-in features; Ceiling fan(s); Eat-in kitchen; Open floorplan with living/dining combo; Solid surface and stone counters; Walk-in closet(s); Window treatments; Aluminum-framed windows with blinds
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in kitchen; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/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 $199k (2.8% below list).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.0% in Fruitland Park — 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 70/100 on livability (#447 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A-; Watch: 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: Fruitland Park Elementary School (math 46% / reading 41%, grade F, #1,345 of 2,144 statewide, top 64%, 733 students, 66% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL).
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: 165 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 36% of the median local income ($66k/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 58 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $30k; list at $205k implies a 583% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.97% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-15,039
• Equity at exit: $30,551

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $10,159
• Equity at exit: $17,716

Cash invested: $57,372 (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 34731

• Home prices YoY: -10.1%
• Active inventory: 165
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,992 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $286

Break-even live

Break-even rent $1,630

Max offer price $204,900

Occupancy floor 81%

Sensitivity live

Price	-10% $402	-5% $344	+0% $286	+5% $228	+10% $170
Rent	-10% $129	-5% $207	+0% $286	+5% $365	+10% $443
Rate	-1.0pp $389	-0.5pp $338	base $286	+0.5pp $233	+1.0pp $179

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1508 Spring Lake Cove Ln Fruitland Park, FL	2.0–3.0	1.0–2.0	971	$1,509	$1.55	2d	9	1.02mi
1639 Spring Lake Rd Fruitland Park, FL	3.0	2.0	1455	$1,995	$1.37	5d	1	1.05mi
1241 Atlantic Ave Fruitland Park, FL	3.0	2.0	1344	$2,100	$1.56	24d	1	1.25mi

Listing history 36 events

1. 2026-06-18
   days on market $204,900 Active 58 DOM
2. 2026-06-17
   days on market $204,900 Active 57 DOM
3. 2026-06-16
   days on market $204,900 Active 56 DOM
4. 2026-06-15
   days on market $204,900 Active 55 DOM
5. 2026-06-13
   days on market $204,900 Active 53 DOM
6. 2026-06-09
   days on market $204,900 Active 49 DOM
7. 2026-06-08
   days on market $204,900 Active 48 DOM
8. 2026-06-07
   days on market $204,900 Active 47 DOM
9. 2026-06-04
   days on market $204,900 Active 44 DOM
10. 2026-06-03
    days on market $204,900 Active 43 DOM
11. 2026-06-02
    days on market $204,900 Active 42 DOM
12. 2026-06-01
    days on market $204,900 Active 41 DOM
13. 2026-05-31
    days on market $204,900 Active 40 DOM
14. 2026-04-21
    listed $204,900 Active
15. 2025-09-30
    historical
16. 2025-08-31
    price $199,899
17. 2025-07-31
    price $199,900
18. 2025-03-17
    price $185,000
19. 2025-02-17
    price $195,000
20. 2025-02-07
    listed $189,999 Active
21. 2024-01-26
    historical
22. 2024-01-17
    price $199,999
23. 2023-12-18
    price $197,999
24. 2023-11-10
    listed $199,999 Active
25. 2023-08-07
    historical
26. 2023-07-25
    price $199,999
27. 2023-06-23
    price $189,950
28. 2023-05-19
    price $189,999
29. 2023-05-03
    price $194,500
30. 2023-04-20
    price $197,500
31. 2023-04-05
    price $199,999
32. 2023-02-06
    listed $209,900 Active
33. 2022-08-30
    soldstatus $30,000
34. 2001-11-26
    soldstatus $49,500
35. 1985-09-01
    soldstatus $38,900
36. 1982-03-01
    soldstatus $36,500

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$164/yr (+$14/mo · 10.7%)

ⓘ 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: $23,908
• − Mortgage interest: −$11,478
• − Property taxes: −$1,537
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$5,961
• Taxable income: $83
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $3,412/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 — Fruitland Park

• Score: 70/100
• State rank: #447
• US rank: #8098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 12,196
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 12,196
• Household income: $66,300
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 269.0

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 (76%)
• Race & ethnicity: White 76% Black 11% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Serbian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -35.91%
• Current HPI: 318.8206
• Rent YoY: —
• 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

+461.4% since first listed

23 events — show timeline

• 2026-04-21 Listed $204,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Price Changed $199,899 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-17 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-07 Listed $189,999 Stellar MLS as Distributed by MLS Grid
• 2024-01-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-17 Price Changed $199,999 Stellar MLS as Distributed by MLS Grid
• 2023-12-18 Price Changed $197,999 Stellar MLS as Distributed by MLS Grid
• 2023-11-10 Listed $199,999 Stellar MLS as Distributed by MLS Grid
• 2023-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-07-25 Price Changed $199,999 Stellar MLS as Distributed by MLS Grid
• 2023-06-23 Price Changed $189,950 Stellar MLS as Distributed by MLS Grid
• 2023-05-19 Price Changed $189,999 Stellar MLS as Distributed by MLS Grid
• 2023-05-03 Price Changed $194,500 Stellar MLS as Distributed by MLS Grid
• 2023-04-20 Price Changed $197,500 Stellar MLS as Distributed by MLS Grid
• 2023-04-05 Price Changed $199,999 Stellar MLS as Distributed by MLS Grid
• 2023-02-06 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2022-08-30 Sold (Public Records) $30,000 Public Records
• 2001-11-26 Sold (Public Records) $49,500 Public Records
• 1985-09-01 Sold (Public Records) $38,900 Public Records
• 1982-03-01 Sold (Public Records) $36,500 Public Records

Property tax history

+23.3%/yr

Latest (2025): $1,537 · +1.1% YoY. Source: county tax records.