3543 Salvia Ct · Tavares, FL 32778

$362,490

4 bd · 2.5 ba · 1,876 sqft · Land · 72 Days on market

Built 2026 4,600 sqft lot $80/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +6.3/30.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Cortez II, a stunning two-story single-family home nestled in the vibrant Avalon Park Tavares community of Tavares, Florida. This spacious residence spans 1,876 square feet and features four thoughtfully designed bedrooms and two and a half baths, making it ideal for families or those who love to entertain. The open floor plan seamlessly connects the modern kitchen, complete with a large island and walk-in pantry, to the inviting family room and dining area, which flows effortlessly to a back patio, perfect for outdoor gatherings and relaxation. Upstairs, the layout offers versatility with four bedrooms that cater to various needs. One bedroom, conveniently located near the primary suite, is perfect for a young child or can serve as a home office. Two additional bedrooms at the front of the home are separated by a cozy loft, providing privacy for older children or guests. The primary suite is a true retreat, featuring a generous walk-in closet, dual vanities, and a linen closet, ensuring both comfort and convenience. Avalon Park Tavares is not just a place to live; it's a community designed for connection and well-being, featuring tree-lined streets, parkland, and future retail and dining options at Market Street. With its thoughtful layout, ample storage, and modern amenities, the Cortez II is the perfect place to call home, where comfort meets style in a picturesque setting. Don't miss your chance to fall in love with this exceptional home!

Key facts

• Great room
• Acres of parks
• Modern kitchen

Tags

• MODERN TOWNHOME DESIGN
• ACRES OF PARKS
• WALKING TRAILS
• MODERN KITCHEN
• LARGE ISLAND WITH SEATING
• GREAT ROOM

Property features AI

Finance

• Other: Home warranty included; Association approval not required
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Edison Management) — monthly HOA approximately $80.67; Quarterly association fee (listed $242) — includes grounds maintenance and pool; Community amenities: pool, playground, sidewalks, deed restrictions; Pets allowed

Exterior

• Parking: Attached 2-car garage (20x20); Covered driveway parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Water connected
• Home design: Single family residence; New construction (projected completion July 2026); Two stories; Southeast facing; Under construction
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Stanley Martin Homes (Cortez II C model)
• Exterior features: Covered patio/porch; Exterior lighting; Sidewalk; Irrigation equipment; Landscaped with trees; Cleared and paved lot

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Thermostat; Walk-in closets; Double pane windows; ENERGY STAR qualified windows; Disposal
• Laundry & utility: Indoor laundry room with washer hookup and electric dryer hookup; Inside utility/Great Room access

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $362k.

Deal economics

• At list price, monthly cash flow is $-639 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (32.0% below list).
• Recommended offer: $246k (32.0% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Eustis Elementary School (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 358 students, 65% FRL); Eustis High School (math 33% / reading 40%, grade F, #351 of 667 statewide, top 54%, 1,368 students, 45% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 501 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,464/mo this rent would consume 47% of the median local household income ($63k/yr) (locally 586% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 72 days — a 6% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $246,350 (32.0% 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. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.68% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.55%
• DSCR: 0.66
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -28.3%
• Equity multiple: 0.05×
• Total profit: $-96,716
• Equity at exit: $54,048

10-year hold

• IRR: -23.5%
• Equity multiple: -0.23×
• Total profit: $-125,243
• Equity at exit: $31,342

Cash invested: $101,497 (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: 501
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$1,901
• Tax est. 1.5%: −$453 /mo · $5,437/yr
• Insurance: −$151
• HOA: −$80
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-639

Break-even live

Break-even rent $3,272

Max offer price $270,037

Occupancy floor —

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: $90,622
• Closing costs: $10,875
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4229 Evernia Rd Tavares, FL	3.0	2.0	1504	$2,100	$1.40	5d	1	0.10mi
3437 Nettle Loop Tavares, FL	4.0	2.0	1665	$2,060	$1.24	24d	1	0.16mi
3443 Nettle Loop Tavares, FL	5.0	3.0	2447	$2,295	$0.94	22d	1	0.19mi
3422 Salvia Ct Tavares, FL	4.0	2.0	1839	$2,299	$1.25	24d	1	0.20mi
3422 Salvia Ct Tavares, FL	4.0	2.0	1839	$2,299	$1.25	20d	1	0.20mi
3031 Jessamine Dr Tavares, FL	3.0	2.5	1451	$2,016	$1.39	5d	1	0.39mi
3039 Tansy St Tavares, FL	4.0	2.5	2296	$2,600	$1.13	3d	1	0.48mi
1105 Fig St Tavares, FL	4.0	3.0	2200	$2,600	$1.18	12d	1	0.55mi
1105 Fig St Tavares, FL	4.0	3.0	2200	$2,600	$1.18	15d	1	0.55mi
3342 Landing View Tavares, FL	3.0	2.0	1690	$1,995	$1.18	3d	1	0.58mi
2698 Rowan St Tavares, FL	3.0	2.0	1614	$2,399	$1.49	2d	1	0.58mi
131 W Atwater Ave Eustis, FL	3.0	1.0	1400	$2,100	$1.50	24d	1	0.69mi
131 W Atwater Ave Eustis, FL	4.0	2.0	2614	$2,900	$1.11	12d	1	0.69mi
507 Lakeshore Dr Eustis, FL	3.0	2.0	1806	$4,350	$2.41	24d	1	0.93mi
902 S Grove St Eustis, FL	3.0	1.0	1389	$1,350	$0.97	24d	1	1.00mi
336 Ryans Ridge Ave Eustis, FL	4.0	2.0	1317	$2,000	$1.52	24d	1	1.03mi
408 E Idlewild Ave Eustis, FL	4.0	2.5	1863	$2,349	$1.26	16d	1	1.05mi
1411 S Mary St Eustis, FL	3.0	2.0	1580	$1,950	$1.23	11d	1	1.16mi
116 Dewitt Ct Unit 116 Eustis, FL	3.0	2.0	1296	$1,850	$1.43	18d	1	1.37mi
116 Dewitt Ct Eustis, FL	3.0	2.0	1299	$1,890	$1.45	24d	1	1.37mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 20 events

1. 2026-06-18
   days on market $362,490 Active 72 DOM
2. 2026-06-17
   days on market $362,490 Active 71 DOM
3. 2026-06-16
   days on market $362,490 Active 70 DOM
4. 2026-06-15
   days on market $362,490 Active 69 DOM
5. 2026-06-13
   days on market $362,490 Active 67 DOM
6. 2026-06-09
   days on market $362,490 Active 63 DOM
7. 2026-06-08
   days on market $362,490 Active 62 DOM
8. 2026-06-07
   days on market $362,490 Active 61 DOM
9. 2026-06-04
   days on market $362,490 Active 58 DOM
10. 2026-06-03
    days on market $362,490 Active 57 DOM
11. 2026-06-02
    days on market $362,490 Active 56 DOM
12. 2026-06-01
    days on market $362,490 Active 55 DOM
13. 2026-05-31
    days on market $362,490 Active 54 DOM
14. 2026-04-08
    status Active 1481-char remark

    Show marketing remark (1481 chars)

    Welcome to the Cortez II, a stunning two-story single-family home nestled in the vibrant Avalon Park Tavares community of Tavares, Florida. This spacious residence spans 1,876 square feet and features four thoughtfully designed bedrooms and two and a half baths, making it ideal for families or those who love to entertain. The open floor plan seamlessly connects the modern kitchen, complete with a large island and walk-in pantry, to the inviting family room and dining area, which flows effortlessly to a back patio, perfect for outdoor gatherings and relaxation. Upstairs, the layout offers versatility with four bedrooms that cater to various needs. One bedroom, conveniently located near the primary suite, is perfect for a young child or can serve as a home office. Two additional bedrooms at the front of the home are separated by a cozy loft, providing privacy for older children or guests. The primary suite is a true retreat, featuring a generous walk-in closet, dual vanities, and a linen closet, ensuring both comfort and convenience. Avalon Park Tavares is not just a place to live; it's a community designed for connection and well-being, featuring tree-lined streets, parkland, and future retail and dining options at Market Street. With its thoughtful layout, ample storage, and modern amenities, the Cortez II is the perfect place to call home, where comfort meets style in a picturesque setting. Don't miss your chance to fall in love with this exceptional home!

15. 2026-04-07
    listed $362,490 Active
16. 2026-03-20
    historical 1481-char remark

    Show marketing remark (1481 chars)

    Welcome to the Cortez II, a stunning two-story single-family home nestled in the vibrant Avalon Park Tavares community of Tavares, Florida. This spacious residence spans 1,876 square feet and features four thoughtfully designed bedrooms and two and a half baths, making it ideal for families or those who love to entertain. The open floor plan seamlessly connects the modern kitchen, complete with a large island and walk-in pantry, to the inviting family room and dining area, which flows effortlessly to a back patio, perfect for outdoor gatherings and relaxation. Upstairs, the layout offers versatility with four bedrooms that cater to various needs. One bedroom, conveniently located near the primary suite, is perfect for a young child or can serve as a home office. Two additional bedrooms at the front of the home are separated by a cozy loft, providing privacy for older children or guests. The primary suite is a true retreat, featuring a generous walk-in closet, dual vanities, and a linen closet, ensuring both comfort and convenience. Avalon Park Tavares is not just a place to live; it's a community designed for connection and well-being, featuring tree-lined streets, parkland, and future retail and dining options at Market Street. With its thoughtful layout, ample storage, and modern amenities, the Cortez II is the perfect place to call home, where comfort meets style in a picturesque setting. Don't miss your chance to fall in love with this exceptional home!

17. 2026-01-13
    price $362,490 1481-char remark

    Show marketing remark (1481 chars)

    Welcome to the Cortez II, a stunning two-story single-family home nestled in the vibrant Avalon Park Tavares community of Tavares, Florida. This spacious residence spans 1,876 square feet and features four thoughtfully designed bedrooms and two and a half baths, making it ideal for families or those who love to entertain. The open floor plan seamlessly connects the modern kitchen, complete with a large island and walk-in pantry, to the inviting family room and dining area, which flows effortlessly to a back patio, perfect for outdoor gatherings and relaxation. Upstairs, the layout offers versatility with four bedrooms that cater to various needs. One bedroom, conveniently located near the primary suite, is perfect for a young child or can serve as a home office. Two additional bedrooms at the front of the home are separated by a cozy loft, providing privacy for older children or guests. The primary suite is a true retreat, featuring a generous walk-in closet, dual vanities, and a linen closet, ensuring both comfort and convenience. Avalon Park Tavares is not just a place to live; it's a community designed for connection and well-being, featuring tree-lined streets, parkland, and future retail and dining options at Market Street. With its thoughtful layout, ample storage, and modern amenities, the Cortez II is the perfect place to call home, where comfort meets style in a picturesque setting. Don't miss your chance to fall in love with this exceptional home!

18. 2026-01-06
    price $332,490 1481-char remark

    Show marketing remark (1481 chars)

    Welcome to the Cortez II, a stunning two-story single-family home nestled in the vibrant Avalon Park Tavares community of Tavares, Florida. This spacious residence spans 1,876 square feet and features four thoughtfully designed bedrooms and two and a half baths, making it ideal for families or those who love to entertain. The open floor plan seamlessly connects the modern kitchen, complete with a large island and walk-in pantry, to the inviting family room and dining area, which flows effortlessly to a back patio, perfect for outdoor gatherings and relaxation. Upstairs, the layout offers versatility with four bedrooms that cater to various needs. One bedroom, conveniently located near the primary suite, is perfect for a young child or can serve as a home office. Two additional bedrooms at the front of the home are separated by a cozy loft, providing privacy for older children or guests. The primary suite is a true retreat, featuring a generous walk-in closet, dual vanities, and a linen closet, ensuring both comfort and convenience. Avalon Park Tavares is not just a place to live; it's a community designed for connection and well-being, featuring tree-lined streets, parkland, and future retail and dining options at Market Street. With its thoughtful layout, ample storage, and modern amenities, the Cortez II is the perfect place to call home, where comfort meets style in a picturesque setting. Don't miss your chance to fall in love with this exceptional home!

19. 2026-01-05
    price $365,490 1481-char remark

    Show marketing remark (1481 chars)

    Welcome to the Cortez II, a stunning two-story single-family home nestled in the vibrant Avalon Park Tavares community of Tavares, Florida. This spacious residence spans 1,876 square feet and features four thoughtfully designed bedrooms and two and a half baths, making it ideal for families or those who love to entertain. The open floor plan seamlessly connects the modern kitchen, complete with a large island and walk-in pantry, to the inviting family room and dining area, which flows effortlessly to a back patio, perfect for outdoor gatherings and relaxation. Upstairs, the layout offers versatility with four bedrooms that cater to various needs. One bedroom, conveniently located near the primary suite, is perfect for a young child or can serve as a home office. Two additional bedrooms at the front of the home are separated by a cozy loft, providing privacy for older children or guests. The primary suite is a true retreat, featuring a generous walk-in closet, dual vanities, and a linen closet, ensuring both comfort and convenience. Avalon Park Tavares is not just a place to live; it's a community designed for connection and well-being, featuring tree-lined streets, parkland, and future retail and dining options at Market Street. With its thoughtful layout, ample storage, and modern amenities, the Cortez II is the perfect place to call home, where comfort meets style in a picturesque setting. Don't miss your chance to fall in love with this exceptional home!

20. 2025-12-09
    listed $353,490 Active 1481-char remark

    Show marketing remark (1481 chars)

    Welcome to the Cortez II, a stunning two-story single-family home nestled in the vibrant Avalon Park Tavares community of Tavares, Florida. This spacious residence spans 1,876 square feet and features four thoughtfully designed bedrooms and two and a half baths, making it ideal for families or those who love to entertain. The open floor plan seamlessly connects the modern kitchen, complete with a large island and walk-in pantry, to the inviting family room and dining area, which flows effortlessly to a back patio, perfect for outdoor gatherings and relaxation. Upstairs, the layout offers versatility with four bedrooms that cater to various needs. One bedroom, conveniently located near the primary suite, is perfect for a young child or can serve as a home office. Two additional bedrooms at the front of the home are separated by a cozy loft, providing privacy for older children or guests. The primary suite is a true retreat, featuring a generous walk-in closet, dual vanities, and a linen closet, ensuring both comfort and convenience. Avalon Park Tavares is not just a place to live; it's a community designed for connection and well-being, featuring tree-lined streets, parkland, and future retail and dining options at Market Street. With its thoughtful layout, ample storage, and modern amenities, the Cortez II is the perfect place to call home, where comfort meets style in a picturesque setting. Don't miss your chance to fall in love with this exceptional home!

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

Taxation est. · year 1

• Rental income: $29,562
• − Mortgage interest: −$20,305
• − Property taxes: −$5,437
• − Insurance: −$1,812
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − HOA: −$960
• − Depreciation: −$10,545
• Taxable loss: −$14,228
• Est. tax savings @ 24.0%: +$3,415
• After-tax cash flow: $-4,252/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

+2.5% since first listed

7 events — show timeline

• 2026-04-08 Relisted — Zillow
• 2026-04-07 Listed $362,490 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Delisted — Zillow
• 2026-01-13 Price Changed $362,490 Zillow
• 2026-01-06 Price Changed $332,490 Zillow
• 2026-01-05 Price Changed $365,490 Zillow
• 2025-12-09 Listed $353,490 Zillow