484 Stewart Dr Plan · Lady Lake, FL 32159

$138,995

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 147 Days on market

Manufactured home 55+ age-restricted Excellent condition $121/sqft · 6% below area Est $147k · 6% under

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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 +18.3/30.0
• ARV discount +10.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.7

Listing remarks

Brand-new Jacobsen 3BR/2BA home in a desirable 55+ community! This beautifully crafted home features a lanai, convenient storage shed, dedicated laundry room, and a covered carport. The kitchen boasts abundant cabinet space, stainless steel appliances and is perfect for organization and everyday living. Enjoy comfort, style, and low-maintenance living in this move-in-ready home. (Photos are not of actual home. Interior & exterior colors may vary.

Key facts

• Listed 146 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.0% 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.
• Zoned schools: The Villages Elementary of Lady Lake School (math 63% / reading 61%, grade B, #608 of 2,144 statewide, top 29%, 761 students, 61% FRL); Carver Middle School (math 41% / reading 41%, grade F, #353 of 571 statewide, top 63%, 837 students, 65% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 822 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 30% 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 $961 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 147 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

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 $122,315 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $147,089
• List price: $138,995
• Delta: -5.50%
• Verdict: FAIR
• Comps: 18 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Ivanhoe Cir	1.00mi	3/2.0	1,168 (+1%)	0mo	$135,000	$116	62
524 Bonita Dr	1.50mi	2/2.0 (-1)	1,144 (-1%)	6mo	$176,000	$154	54
1003 Matthew Ave	1.35mi	2/2.0 (-1)	1,191 (+3%)	2mo	$203,000	$170	53
219 W Mcclendon St	0.52mi	3/1.5	1,290 (+12%)	4mo	$195,000	$151	50
510 Bonita Dr	1.46mi	2/2.0 (-1)	1,040 (-10%)	1mo	$100,000	$96	43
443 Winners Cir	1.50mi	3/2.0	1,014 (-12%)	5mo	$150,000	$148	41
1004 Ann Ave	1.29mi	2/2.0 (-1)	1,248 (+8%)	9mo	$80,000	$64	38
615 Tracy Dr	1.36mi	2/2.0 (-1)	1,270 (+10%)	6mo	$197,500	$156	38
426 Hitchcock St	1.31mi	3/2.0	1,392 (+21%)	6mo	$136,400	$98	35
877 Cortez Ave	1.47mi	2/2.0 (-1)	1,383 (+20%)	3mo	$250,000	$181	32
301 Woodland Trl	0.90mi	2/2.0 (-1)	1,344 (+17%)	9mo	$217,500	$162	27
353 Ivanhoe Cir	1.03mi	2/2.0 (-1)	1,344 (+17%)	10mo	$70,000	$52	27

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-7,445
• Equity at exit: $20,725

10-year hold

• IRR: 5.8%
• Equity multiple: 1.45×
• Total profit: $17,505
• Equity at exit: $12,018

Cash invested: $38,919 (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 →

Active competition Active MLS

• For sale now: 22 active · 1 under contract
• Median asking: $159,995 ($133/sqft)
• Median days on market: 87 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: -4.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 822
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $212

Break-even live

Break-even rent $1,216

Max offer price $138,995

Occupancy floor 81%

Sensitivity live

Price	-10% $308	-5% $260	+0% $212	+5% $164	+10% $116
Rent	-10% $95	-5% $153	+0% $212	+5% $271	+10% $329
Rate	-1.0pp $282	-0.5pp $247	base $212	+0.5pp $176	+1.0pp $139

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: $34,749
• Closing costs: $4,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Magnolia Dr Lady Lake, FL	2.0–3.0	2.0	1170	$1,899	$1.62	7d	1	0.01mi
224 W McClendon St Lady Lake, FL	2.0	1.0	877	$1,500	$1.71	119d	1	0.54mi
423 Highway 466 Lady Lake, FL	1.0–3.0	1.0–2.0	1172	$2,029	$1.73	0d	24	0.57mi
109 Clay Ave S Lady Lake, FL	3.0	2.0	1450	$2,000	$1.38	42d	1	0.59mi
367 Sunny Oaks Way Lady Lake, FL	2.0–3.0	1.5–2.0	1265	$1,673	$1.32	0d	29	0.88mi
409 Bay Oak Ln Lady Lake, FL	3.0	2.0	1380	$1,910	$1.38	88d	1	1.03mi
715 Hudson Ln Lady Lake, FL	3.0	2.0	1392	$2,700	$1.94	119d	1	1.13mi
508 Tarrson Blvd Unit 1525263P Lady Lake, FL	2.0	2.0	1011	$1,262	$1.25	108d	1	1.14mi
323 Griffin View Dr Lady Lake, FL	2.0	2.0	1250	$1,800	$1.44	9d	1	1.15mi
824 County Road 466 Lady Lake, FL	1.0–3.0	1.0–2.0	1089	$1,759	$1.62	0d	22	1.21mi
509 Loma Paseo Dr Lady Lake, FL	3.0	2.0	1462	$2,250	$1.54	9d	1	1.22mi
101 Caroline Ave Lady Lake, FL	2.0	2.0	924	$1,400	$1.52	62d	1	1.35mi
323 Chula Vista Ave Lady Lake, FL	2.0	2.0	1486	$2,700	$1.82	62d	1	1.35mi
606 Second Ave Lady Lake, FL	2.0	2.0	1230	$1,800	$1.46	62d	1	1.49mi
606 Second Ave Lady Lake, FL	3.0	2.0	1230	$1,800	$1.46	27d	1	1.49mi

Property features AI

Finance

• Financial info: List price $159,995

Exterior

• Home design: Single-family plan at 484 Stewart Dr, Lady Lake, FL (new construction plan)
• Exterior features: Living area approximately 1,152 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (new construction plan)

Listing history 50 events

1. 2026-09-04
   days on market $138,995 Active 147 DOM
2. 2026-09-03
   days on market $138,995 Active 146 DOM
3. 2026-08-31
   days on market $138,995 Active 143 DOM
4. 2026-08-30
   days on market $138,995 Active 142 DOM
5. 2026-08-29
   days on market $138,995 Active 141 DOM
6. 2026-08-28
   days on market $138,995 Active 140 DOM
7. 2026-08-27
   days on market $138,995 Active 139 DOM
8. 2026-08-25
   days on market $138,995 Active 137 DOM
9. 2026-08-24
   days on market $138,995 Active 136 DOM
10. 2026-08-22
    days on market $138,995 Active 134 DOM
11. 2026-08-21
    days on market $138,995 Active 133 DOM
12. 2026-08-20
    days on market $138,995 Active 132 DOM
13. 2026-08-19
    days on market $138,995 Active 131 DOM
14. 2026-08-18
    days on market $138,995 Active 130 DOM
15. 2026-08-17
    days on market $138,995 Active 129 DOM
16. 2026-08-16
    days on market $138,995 Active 128 DOM
17. 2026-08-14
    days on market $138,995 Active 126 DOM
18. 2026-08-13
    days on market $138,995 Active 125 DOM
19. 2026-08-12
    pricedays on market $138,995 Active 124 DOM
20. 2026-08-11
    days on market $159,995 Active 123 DOM
21. 2026-08-10
    days on market $159,995 Active 122 DOM
22. 2026-08-09
    days on market $159,995 Active 121 DOM
23. 2026-08-08
    days on market $159,995 Active 120 DOM
24. 2026-08-06
    days on market $159,995 Active 118 DOM
25. 2026-08-05
    days on market $159,995 Active 117 DOM
26. 2026-08-04
    days on market $159,995 Active 116 DOM
27. 2026-08-03
    days on market $159,995 Active 115 DOM
28. 2026-07-31
    days on market $159,995 Active 112 DOM
29. 2026-07-30
    days on market $159,995 Active 111 DOM
30. 2026-07-30
    days on market $159,995 Active 110 DOM
31. 2026-07-28
    days on market $159,995 Active 109 DOM
32. 2026-07-26
    days on market $159,995 Active 107 DOM
33. 2026-07-24
    days on market $159,995 Active 105 DOM
34. 2026-07-23
    days on market $159,995 Active 104 DOM
35. 2026-07-22
    days on market $159,995 Active 103 DOM
36. 2026-07-21
    days on market $159,995 Active 102 DOM
37. 2026-07-20
    days on market $159,995 Active 101 DOM
38. 2026-07-18
    days on market $159,995 Active 99 DOM
39. 2026-07-18
    days on market $159,995 Active 98 DOM
40. 2026-07-16
    days on market $159,995 Active 97 DOM
41. 2026-07-15
    days on market $159,995 Active 96 DOM
42. 2026-07-14
    days on market $159,995 Active 95 DOM
43. 2026-07-13
    days on market $159,995 Active 94 DOM
44. 2026-07-13
    days on market $159,995 Active 93 DOM
45. 2026-07-11
    days on market $159,995 Active 92 DOM
46. 2026-07-10
    days on market $159,995 Active 91 DOM
47. 2026-07-09
    days on market $159,995 Active 90 DOM
48. 2026-07-07
    days on market $159,995 Active 88 DOM
49. 2026-07-06
    days on market $159,995 Active 87 DOM
50. 2026-07-05
    days on market $159,995 Active 86 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,811
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$4,043
• Taxable income: $352
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $2,459/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.

Condition & rehab AI · 3 photos

Excellent 95/100 None rehab

This move-in-ready manufactured home in a desirable 55+ community offers a modern kitchen, well-maintained exterior, and a clean interior. It is in excellent condition with minimal maintenance required.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary The Villages Elementary Of Lady Lake School B FL #608/2,144 Nat'l #6,217/41,679 Middle Carver Middle School F FL #353/571 Nat'l #5,727/14,009 High Leesburg High School F FL #464/667 Nat'l #11,740/17,239

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

C Composite livability gradescore 69/100

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 · 386,640 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: 21% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $159,995

Exterior

• Home design: Single-family plan at 484 Stewart Dr, Lady Lake, FL (new construction plan)
• Exterior features: Living area approximately 1,152 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (new construction plan)