12112 Goldenstar Ln · Clermont, FL 34711

$289,900

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 78 Days on market

Built 2002 8,699 sqft lot Est $340k · 15% under $32/mo HOA · 1% 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).

• ARV discount +14.1/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in Spring Valley with a location thats close to all shopping and schools. Freshly painted interior and new flooring. Split bedroom plan with no wasted space. A spacious great room with volume ceilings is overlooked by the eat-in kitchen. Flex room can be used as Formal Dining or Home Office. The large back yard features shady tree and a nice patio. Convenient, comfortable, and cute, don't miss this great house!

Key facts

• Spacious great room
• New flooring
• Large back yard

Tags

• SPRING VALLEY LOCATION
• NEW FLOORING
• SPACIOUS GREAT ROOM
• EAT-IN KITCHEN
• FLEX ROOM
• LARGE BACK YARD

Property features AI

Finance

• HOA & community: HOA managed by Sergio's Property Management; HOA required — $390 annually ($32.50 monthly); Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One-story; Faces west; Located in a PUD community
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.2-acre lot
• Exterior features: Sliding glass doors; Asphalt road access

Interior

• Kitchen: Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $34 ($414/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 $234k (19.4% below list).
• Recommended offer: $234k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.1% in Clermont — 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 (#499 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: amenities F, commute F, health & safety 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: Lost Lake Elementary School (math 64% / reading 63%, grade B, #564 of 2,144 statewide, top 27%, 1,143 students, 30% FRL); Windy Hill Middle School (math 52% / reading 53%, grade C+, #213 of 571 statewide, top 38%, 1,280 students, 35% FRL); East Ridge High School (math 41% / reading 52%, grade D-, #216 of 667 statewide, top 33%, 2,604 students, 31% FRL) — zoned schools average 32% FRL vs 49% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.1%/yr); 696 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 31% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $9k 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 78 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $110k; list at $290k implies a 164% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,746 (19.4% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 19% 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. Schools are A-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?
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: 0.81% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $339,660
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12300 Woodglen Cir	0.16mi	3/2.0	1,294 (-3%)	10mo	$345,000	$267	80
12312 Woodglen Cir	0.18mi	3/2.0	1,468 (+10%)	9mo	$347,000	$236	67
11500 Brandiwine Ct	0.61mi	3/2.0	1,299 (-2%)	15mo	$366,069	$282	55
11537 Roper Blvd	0.52mi	3/2.0	1,294 (-3%)	22mo	$320,000	$247	53
11512 Brandiwine Ct	0.57mi	4/2.0 (+1)	1,294 (-3%)	22mo	$330,000	$255	45

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 · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-49,181
• Equity at exit: $43,225

10-year hold

• IRR: -13.1%
• Equity multiple: 0.29×
• Total profit: $-57,397
• Equity at exit: $25,065

Cash invested: $81,172 (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 34711

• Home prices YoY: -29.3%
• Rents YoY: 1.1%
• Active inventory: 696
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$121
• HOA: −$32
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $34

Break-even live

Break-even rent $2,294

Max offer price $289,900

Occupancy floor 94%

Sensitivity live

Price	-10% $199	-5% $117	+0% $34	+5% $-48	+10% $-130
Rent	-10% $-150	-5% $-58	+0% $34	+5% $127	+10% $219
Rate	-1.0pp $180	-0.5pp $108	base $34	+0.5pp $-41	+1.0pp $-117

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12131 Goldenstar Ln Clermont, FL	3.0	2.0	1633	$2,400	$1.47	6d	1	0.10mi
11837 Windflower Ct Clermont, FL	3.0	2.0	1280	$2,060	$1.61	19d	1	0.21mi
1601 Johns Lake Rd Clermont, FL	1.0–3.0	1.0–2.0	1204	$2,097	$1.74	0d	17	0.49mi
1480 Hammock Ridge Rd Clermont, FL	1.0–3.0	1.0–2.0	1128	$2,450	$2.17	6d	25	0.49mi
2550 Citrus Tower Blvd Clermont, FL	1.0–3.0	1.0–2.0	1016	$2,207	$2.17	0d	31	0.70mi
3736 Briar Run Dr Clermont, FL	4.0	2.0	1798	$2,500	$1.39	25d	1	0.93mi
813 Center Ln Clermont, FL	3.0	2.0	1154	$1,950	$1.69	25d	1	1.40mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-05-09
   status Active
3. 2026-04-24
   status Pending
4. 2026-02-18
   listed $289,900 Active
5. 2003-01-07
   soldstatus $110,000

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $2,406 · $201/mo
• Expected delta: +$737/yr (+$61/mo · 44.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,050
• − Mortgage interest: −$16,239
• − Property taxes: −$1,669
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − HOA: −$384
• − Depreciation: −$8,433
• Taxable loss: −$4,613
• Est. tax savings @ 24.0%: +$1,107
• After-tax cash flow: $1,521/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 — Clermont

• Score: 69/100
• State rank: #499
• US rank: #8786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 98,517
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 70,317
• Household income: $90,245
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 1807.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Hispanic / Latino 23% Two or more races 18% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 2% Dominican 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -114.66%
• Current HPI: 276.2528
• Rent YoY: ▲ 1.13%
• 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

+163.5% since first listed

5 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2003-01-07 Sold (Public Records) $110,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,669 · +3.1% YoY. Source: county tax records.