24514 Bonnett Rd · Astor, FL 32102

$269,000

3 bd · 3.0 ba · 1,489 sqft · SingleFamily public records · 32 Days on market

Built 1989 8,663 sqft lot Est $207k · 30% over

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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 +16.9/30.0
• Appreciation +6.0/10.0
• DSCR +5.3/10.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Under contract-accepting backup offers. This is a great opportunity to purchase a waterfront property close to Lake George, on a canal, just three lots off the St. John's River!! This home has a metal roof only 3 years old and the boathouse and dock is currently set up with 3 covered boathouses, but you could remove the deck and have a 4th boat slip! This home has plenty of square footage to recreate it as a great cabin escape for a large group!! The large concrete driveway offers plenty of parking! Don't miss this opportunity!! Currently layout has two bedrooms, 2 full bathroom, an office, and a large open living, dining, and kitchen area. This home also offers several storage or bonus roo

Key facts

• Covered boathouses
• Metal roof
• Canal

Tags

• WATERFRONT PROPERTY
• CANAL
• METAL ROOF
• COVERED BOATHOUSES
• 4TH BOAT SLIP
• CONCRETE DRIVEWAY

Property features AI

Finance

• Other: Zoned R-7
• HOA & community: No association

Exterior

• Parking: Road access via paved/asphalt roads
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Water connected; Sewer connected
• Home design: Single-family residence; One story; West-facing; Homesteaded
• Construction: Frame construction; Metal roof; Crawlspace foundation; Built on a 0.2-acre lot (approx. 75 x 115)
• Exterior features: Fire pit; Freshwater canal access; Boathouse; Fishing pier; Boat lift (including covered lift); Seawall

Interior

• Kitchen: Dishwasher; Range; Range hood
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Formal dining area; Living room fireplace
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (12.5% below list).
• Recommended offer: $225k (16.4% 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: amenities F, commute F, health & safety D-.
• 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: Umatilla Elementary School (math 59% / reading 56%, grade C+, #764 of 2,144 statewide, top 36%, 660 students, 55% FRL); Umatilla High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 861 students, 51% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 77 active listings in the ZIP; 2 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 $7k 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 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $98k; list at $269k implies a 173% gain — meaningful room to come down on a strong offer.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,908 (16.4% 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 32 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.87% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $206,971
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24046 Bobcat Rd	0.65mi	4/2.0 (+1)	1,638 (+10%)	1mo	$223,000	$136	43
23923 River Rd	0.62mi	2/2.0 (-1)	1,572 (+6%)	22mo	$219,000	$139	34

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: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,066
• Equity at exit: $105,389

10-year hold

• IRR: 4.8%
• Equity multiple: 1.65×
• Total profit: $48,944
• Equity at exit: $151,216

Cash invested: $75,320 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,354 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$160 /mo · $1,915/yr
• Insurance: −$112
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-250

Break-even live

Break-even rent $2,669

Max offer price $224,908

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-173	+0% $-250	+5% $-326	+10% $-402
Rent	-10% $-436	-5% $-343	+0% $-250	+5% $-157	+10% $-64
Rate	-1.0pp $-114	-0.5pp $-181	base $-250	+0.5pp $-319	+1.0pp $-390

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55624 Sam St Astor, FL	2.0	2.0	1792	$2,225	$1.24	11d	1	0.51mi
56314 Blue Creek Rd Astor, FL	3.0	2.0	1248	$2,500	$2.00	18d	1	0.59mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $269,000 Pending 32 DOM
2. 2026-06-09
   days on market $269,000 Active 31 DOM
3. 2026-06-08
   days on market $269,000 Active 30 DOM
4. 2026-06-07
   days on market $269,000 Active 29 DOM
5. 2026-06-04
   days on market $269,000 Active 26 DOM
6. 2026-06-03
   days on market $269,000 Active 25 DOM
7. 2026-06-02
   days on market $269,000 Active 24 DOM
8. 2026-06-01
   days on market $269,000 Active 23 DOM
9. 2026-05-31
   days on market $269,000 Active 22 DOM
10. 2026-05-09
    listed $269,000 Active
11. 2009-09-10
    soldstatus $98,400
12. 1998-06-04
    soldstatus $101,200
13. 1982-03-01
    soldstatus $30,000

ⓘ 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: $1,915 · $160/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$317/yr (+$26/mo · 16.6%)

ⓘ 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 9/10 Extreme 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,242
• − Mortgage interest: −$15,068
• − Property taxes: −$1,915
• − Insurance: −$6,464
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$7,825
• Taxable loss: −$7,549
• Est. tax savings @ 24.0%: +$1,812
• After-tax cash flow: $-1,183/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

+796.7% since first listed

4 events — show timeline

• 2026-05-09 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2009-09-10 Sold (Public Records) $98,400 Public Records
• 1998-06-04 Sold (Public Records) $101,200 Public Records
• 1982-03-01 Sold (Public Records) $30,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,915 · +2.7% YoY. Source: county tax records.