15966 Winding Bluff Dr · Montverde, FL 34756

$589,000

4 bd · 4.0 ba · 2,888 sqft · SingleFamily public records · 60 Days on market

Built 2024 Good condition 6,250 sqft lot Est $708k · 17% under $160/mo HOA · 3% 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 +15.0/15.0
• Cash flow +11.2/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +2.3/10.0

Listing remarks MLS

At Pulte, we build our homes with you in mind. Every inch was thoughtfully designed to best meet your needs, making your life better, happier and easier. The new construction move-in ready Mystique Grand home offers ample space that boasts convenience and functionality so you can entertain with ease. This home enjoys a homesite without rear neighbors and features 4 bathrooms, 3 bathrooms, an enclosed flex room, an expansive entertaining kitchen, café and gathering room combination, first-floor owner’s suite, a spacious second-floor loft with an additional bedroom and bathroom, an extended covered lanai, upgraded laundry room, and a 2-car extended garage. Cook like a chef with built-in stainless-steel appliances, a huge navy island with cabinets and Blanco City quartz counters, Colada cabinets with Blanco City quartz counters, an upgraded sink, pendant lighting pre-wiring, and a walk-in corner pantry. The Owner's Suite features an en suite bathroom with a walk-in closet, dual sinks, a Blanco Maple quartz-topped Umber vanity, a private water closet, linen closet, garden soaking tub, and a separate walk-in shower. The secondary bedroom and bathroom, enclosed flex room, and laundry room toward the front of the home offer privacy and space for everyone. If you’d like a quiet retreat or have guests visit, head upstairs to the second floor, where your oversized 26-foot loft, fourth bedroom – with walk-in closet, and third full bathroom are located. Professionally curated design selections for this home include our Florida Mediterranean exterior, a designer glass inlay front door, loft addition, built-in kitchen appliances, upgraded cabinets with quartz countertops, upgraded laundry room with built-in sink and quartz-topped cabinets, covered lanai extension, garage extension, owner’s bathroom garden tub and walk-in shower, Cut Pine wood-look luxury vinyl plank floors in the first floor living areas and flex room, Travertino Marfil tile in the wet areas, soft, stain-resistant Bare Mineral carpet in the bedrooms and second floor living areas, and much more. Willow Ridge is a new construction single-family home community with gorgeous views from some of the highest hills in Florida, located in one of the most unique areas in Central Florida- the quaint Town of Montverde. Montverde is a quiet town with a rural and charming feel, yet with everyday conveniences located close by. Only minutes away from Mt. Dora, Downtown Winter Garden, Clermont and recreation around lake Apopka, shopping, dining and entertainment are nearby. Willow Ridge is zoned for highly rated schools and is located less than one mile from the Turnpike. This gated, natural gas community will offer gorgeous oversized homesites in a tranquil setting, a private community pool with cabana, a fire pit area, 1 Gig of internet with streaming TV – and no CDD. Visit us to make this home yours and see why Willow Ridge is the absolute best community in Montverde to call home!

Key facts

• 6,250 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Monthly HOA total shown as $160; annual HOA approx. $1,920; Lease restrictions apply
• HOA & community: Homeowners association with monthly fee of $160 (includes cable TV, pool, internet, and grounds maintenance); Association approval required; Deed restrictions; Community pool, sidewalks and street lights; Pets allowed with breed restrictions

Exterior

• Parking: Attached 2-car garage (23 x 19) with garage door opener; Covered driveway; Ground-level parking
• Utilities: Public water; Private sewer; Electricity connected; Natural gas connected; Cable connected; High-speed internet / broadband available; Phone available; Underground utilities
• Home design: Single-family residence; Two stories; Faces northeast; Built by Pulte Homes (Mystic Grand model)
• Construction: Block construction; Shingle roof; Slab foundation
• Exterior features: Covered, enclosed and screened patio/porch; Exterior lighting; Sidewalks; Sliding doors; Irrigation system

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Refrigerator; Tankless water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile; Epoxy; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Kitchen/family room combo; Split bedroom layout; Programmable thermostat; Walk-in closets; Window treatments (shades)
• Laundry & utility: Inside laundry room; Washer; Dryer; Inside utility room

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $589k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $549k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $512k (13.1% below list).
• Recommended offer: $512k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.3% in Montverde — 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 66/100 on livability (#598 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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: Grassy Lake Elementary School (math 58% / reading 63%, grade B-, #664 of 2,144 statewide, top 32%, 1,209 students, 29% FRL); East Ridge Middle School (math 62% / reading 59%, grade B+, #131 of 571 statewide, top 23%, 1,182 students, 29% FRL); Lake Minneola High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,176 students, 28% FRL) — zoned schools average 29% FRL vs 49% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 204 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $5,117/mo this rent would consume 57% of the median local household income ($108k/yr) (locally 24% 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 $4k of loan paydown is wiped out by about $18k 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 60 days — a 3% lower offer ($571k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $100k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $511,670 (13.1% 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 60 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $707,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16041 Winding Bluff Dr	0.09mi	4/3.0	2,870 (-1%)	15mo	$598,250	$208	78
16132 Volterra Pt	0.31mi	5/3.5 (+1)	3,101 (+7%)	1mo	$995,000	$321	66
15343 Rising View Dr	0.41mi	4/3.5	2,935 (+2%)	13mo	$717,650	$245	65
15124 Willow Ridge Dr	0.54mi	4/4.0	3,037 (+5%)	1mo	$618,000	$203	65
15336 Soaring Bluff Dr	0.51mi	4/3.5	2,908 (+1%)	13mo	$617,440	$212	62
594 Hernando Pl	0.32mi	5/3.5 (+1)	2,752 (-5%)	10mo	$562,000	$204	62
15919 Winding Bluff Dr	0.09mi	3/2.5 (-1)	2,685 (-7%)	14mo	$686,750	$256	62
1052 Sadie Ridge Rd	0.64mi	4/3.0	2,822 (-2%)	3mo	$710,000	$252	60
488 Dagama Dr	0.60mi	4/3.5	2,521 (-13%)	7mo	$515,000	$204	43
15303 Rising View Dr	0.43mi	4/3.5	3,301 (+14%)	14mo	$833,000	$252	42
15161 Willow Ridge Dr	0.54mi	5/3.5 (+1)	2,700 (-6%)	18mo	$635,785	$235	42
15619 Vetta Dr	0.57mi	5/3.5 (+1)	3,076 (+6%)	18mo	$929,849	$302	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-109,650
• Equity at exit: $87,822

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-113,223
• Equity at exit: $50,926

Cash invested: $164,920 (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 34756

• Home prices YoY: -1.3%
• Active inventory: 204
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $5,117 high
• Mortgage (P&I): −$3,089
• Tax from tax record: −$774 /mo · $9,290/yr
• Insurance: −$245
• HOA: −$160
• Vacancy / Maint / Mgmt: −$1,075
• Net cashflow: $-226

Break-even live

Break-even rent $5,403

Max offer price $549,045

Occupancy floor 99%

Sensitivity live

Price	-10% $107	-5% $-59	+0% $-226	+5% $-393	+10% $-560
Rent	-10% $-630	-5% $-428	+0% $-226	+5% $-24	+10% $178
Rate	-1.0pp $70	-0.5pp $-76	base $-226	+0.5pp $-379	+1.0pp $-534

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: $147,250
• Closing costs: $17,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16120 Volterra Pt Bella Collina, FL	5.0	4.0	3076	$5,850	$1.90	18d	1	0.29mi
16029 Volterra Pt Bella Collina, FL	5.0	3.5	3076	$5,600	$1.82	25d	1	0.29mi
16008 Volterra Pt Bella Collina, FL	4.0	4.0	2979	$7,500	$2.52	25d	1	0.35mi
1012 Sadie Ridge Rd Clermont, FL	4.0	2.0	2055	$2,800	$1.36	25d	1	0.57mi
3039 Santa Marcos Dr Clermont, FL	4.0	2.0	1972	$2,980	$1.51	13d	1	0.79mi
394 Switchgrass Loop Minneola, FL	5.0	4.0	3888	$4,500	$1.16	25d	1	1.06mi
2276 Hen Rd Minneola, FL	4.0	2.5	2601	$3,200	$1.23	25d	1	1.22mi
975 Vineyard Ridge Rd Minneola, FL	4.0	2.0	2236	$3,200	$1.43	16d	1	1.26mi
1723 Hamlin Ridge Rd Unit NA Minneola, FL	5.0	4.0	3170	$4,000	$1.26	22d	1	1.31mi
848 Vineyard Ridge Rd Minneola, FL	4.0	3.0	1964	$2,650	$1.35	18d	1	1.49mi

HOA detail

• Monthly dues: $160 · $1,920/yr
• Likely covers: watergasinternetpoolsecurity

Listing history 24 events

1. 2026-06-10
   status $589,000 Pending 60 DOM
2. 2026-06-09
   days on market $589,000 Active 60 DOM
3. 2026-06-08
   days on market $589,000 Active 59 DOM
4. 2026-06-07
   pricedays on market $589,000 Active 58 DOM
5. 2026-06-04
   days on market $629,000 Active 55 DOM
6. 2026-06-03
   days on market $629,000 Active 54 DOM
7. 2026-06-02
   days on market $629,000 Active 53 DOM
8. 2026-06-01
   days on market $629,000 Active 52 DOM
9. 2026-05-31
   days on market $629,000 Active 51 DOM
10. 2026-05-19
    price $629,000
11. 2026-05-05
    price $649,000
12. 2026-04-22
    price $669,000
13. 2026-04-10
    listed $689,000 Active
14. 2026-04-05
    historical $3,200
15. 2026-04-02
    historical $3,200
16. 2026-04-02
    listed $3,200
17. 2026-03-03
    listed $3,200
18. 2025-02-15
    historical $3,200
19. 2025-02-13
    listed $3,200
20. 2025-02-12
    historical $3,200
21. 2025-01-07
    listed $3,200
22. 2024-04-29
    soldstatus $633,100 Closed 3010-char remark

    Show marketing remark (3010 chars)

    At Pulte, we build our homes with you in mind. Every inch was thoughtfully designed to best meet your needs, making your life better, happier and easier. The new construction move-in ready Mystique Grand home offers ample space that boasts convenience and functionality so you can entertain with ease. This home enjoys a homesite without rear neighbors and features 4 bathrooms, 3 bathrooms, an enclosed flex room, an expansive entertaining kitchen, café and gathering room combination, first-floor owner’s suite, a spacious second-floor loft with an additional bedroom and bathroom, an extended covered lanai, upgraded laundry room, and a 2-car extended garage. Cook like a chef with built-in stainless-steel appliances, a huge navy island with cabinets and Blanco City quartz counters, Colada cabinets with Blanco City quartz counters, an upgraded sink, pendant lighting pre-wiring, and a walk-in corner pantry. The Owner's Suite features an en suite bathroom with a walk-in closet, dual sinks, a Blanco Maple quartz-topped Umber vanity, a private water closet, linen closet, garden soaking tub, and a separate walk-in shower. The secondary bedroom and bathroom, enclosed flex room, and laundry room toward the front of the home offer privacy and space for everyone. If you’d like a quiet retreat or have guests visit, head upstairs to the second floor, where your oversized 26-foot loft, fourth bedroom – with walk-in closet, and third full bathroom are located. Professionally curated design selections for this home include our Florida Mediterranean exterior, a designer glass inlay front door, loft addition, built-in kitchen appliances, upgraded cabinets with quartz countertops, upgraded laundry room with built-in sink and quartz-topped cabinets, covered lanai extension, garage extension, owner’s bathroom garden tub and walk-in shower, Cut Pine wood-look luxury vinyl plank floors in the first floor living areas and flex room, Travertino Marfil tile in the wet areas, soft, stain-resistant Bare Mineral carpet in the bedrooms and second floor living areas, and much more. Willow Ridge is a new construction single-family home community with gorgeous views from some of the highest hills in Florida, located in one of the most unique areas in Central Florida- the quaint Town of Montverde. Montverde is a quiet town with a rural and charming feel, yet with everyday conveniences located close by. Only minutes away from Mt. Dora, Downtown Winter Garden, Clermont and recreation around lake Apopka, shopping, dining and entertainment are nearby. Willow Ridge is zoned for highly rated schools and is located less than one mile from the Turnpike. This gated, natural gas community will offer gorgeous oversized homesites in a tranquil setting, a private community pool with cabana, a fire pit area, 1 Gig of internet with streaming TV – and no CDD. Visit us to make this home yours and see why Willow Ridge is the absolute best community in Montverde to call home!

23. 2024-04-12
    status Pending 3010-char remark

    Show marketing remark (3010 chars)

    At Pulte, we build our homes with you in mind. Every inch was thoughtfully designed to best meet your needs, making your life better, happier and easier. The new construction move-in ready Mystique Grand home offers ample space that boasts convenience and functionality so you can entertain with ease. This home enjoys a homesite without rear neighbors and features 4 bathrooms, 3 bathrooms, an enclosed flex room, an expansive entertaining kitchen, café and gathering room combination, first-floor owner’s suite, a spacious second-floor loft with an additional bedroom and bathroom, an extended covered lanai, upgraded laundry room, and a 2-car extended garage. Cook like a chef with built-in stainless-steel appliances, a huge navy island with cabinets and Blanco City quartz counters, Colada cabinets with Blanco City quartz counters, an upgraded sink, pendant lighting pre-wiring, and a walk-in corner pantry. The Owner's Suite features an en suite bathroom with a walk-in closet, dual sinks, a Blanco Maple quartz-topped Umber vanity, a private water closet, linen closet, garden soaking tub, and a separate walk-in shower. The secondary bedroom and bathroom, enclosed flex room, and laundry room toward the front of the home offer privacy and space for everyone. If you’d like a quiet retreat or have guests visit, head upstairs to the second floor, where your oversized 26-foot loft, fourth bedroom – with walk-in closet, and third full bathroom are located. Professionally curated design selections for this home include our Florida Mediterranean exterior, a designer glass inlay front door, loft addition, built-in kitchen appliances, upgraded cabinets with quartz countertops, upgraded laundry room with built-in sink and quartz-topped cabinets, covered lanai extension, garage extension, owner’s bathroom garden tub and walk-in shower, Cut Pine wood-look luxury vinyl plank floors in the first floor living areas and flex room, Travertino Marfil tile in the wet areas, soft, stain-resistant Bare Mineral carpet in the bedrooms and second floor living areas, and much more. Willow Ridge is a new construction single-family home community with gorgeous views from some of the highest hills in Florida, located in one of the most unique areas in Central Florida- the quaint Town of Montverde. Montverde is a quiet town with a rural and charming feel, yet with everyday conveniences located close by. Only minutes away from Mt. Dora, Downtown Winter Garden, Clermont and recreation around lake Apopka, shopping, dining and entertainment are nearby. Willow Ridge is zoned for highly rated schools and is located less than one mile from the Turnpike. This gated, natural gas community will offer gorgeous oversized homesites in a tranquil setting, a private community pool with cabana, a fire pit area, 1 Gig of internet with streaming TV – and no CDD. Visit us to make this home yours and see why Willow Ridge is the absolute best community in Montverde to call home!

24. 2024-03-19
    listed $633,100 Active 3010-char remark

    Show marketing remark (3010 chars)

    At Pulte, we build our homes with you in mind. Every inch was thoughtfully designed to best meet your needs, making your life better, happier and easier. The new construction move-in ready Mystique Grand home offers ample space that boasts convenience and functionality so you can entertain with ease. This home enjoys a homesite without rear neighbors and features 4 bathrooms, 3 bathrooms, an enclosed flex room, an expansive entertaining kitchen, café and gathering room combination, first-floor owner’s suite, a spacious second-floor loft with an additional bedroom and bathroom, an extended covered lanai, upgraded laundry room, and a 2-car extended garage. Cook like a chef with built-in stainless-steel appliances, a huge navy island with cabinets and Blanco City quartz counters, Colada cabinets with Blanco City quartz counters, an upgraded sink, pendant lighting pre-wiring, and a walk-in corner pantry. The Owner's Suite features an en suite bathroom with a walk-in closet, dual sinks, a Blanco Maple quartz-topped Umber vanity, a private water closet, linen closet, garden soaking tub, and a separate walk-in shower. The secondary bedroom and bathroom, enclosed flex room, and laundry room toward the front of the home offer privacy and space for everyone. If you’d like a quiet retreat or have guests visit, head upstairs to the second floor, where your oversized 26-foot loft, fourth bedroom – with walk-in closet, and third full bathroom are located. Professionally curated design selections for this home include our Florida Mediterranean exterior, a designer glass inlay front door, loft addition, built-in kitchen appliances, upgraded cabinets with quartz countertops, upgraded laundry room with built-in sink and quartz-topped cabinets, covered lanai extension, garage extension, owner’s bathroom garden tub and walk-in shower, Cut Pine wood-look luxury vinyl plank floors in the first floor living areas and flex room, Travertino Marfil tile in the wet areas, soft, stain-resistant Bare Mineral carpet in the bedrooms and second floor living areas, and much more. Willow Ridge is a new construction single-family home community with gorgeous views from some of the highest hills in Florida, located in one of the most unique areas in Central Florida- the quaint Town of Montverde. Montverde is a quiet town with a rural and charming feel, yet with everyday conveniences located close by. Only minutes away from Mt. Dora, Downtown Winter Garden, Clermont and recreation around lake Apopka, shopping, dining and entertainment are nearby. Willow Ridge is zoned for highly rated schools and is located less than one mile from the Turnpike. This gated, natural gas community will offer gorgeous oversized homesites in a tranquil setting, a private community pool with cabana, a fire pit area, 1 Gig of internet with streaming TV – and no CDD. Visit us to make this home yours and see why Willow Ridge is the absolute best community in Montverde to call home!

ⓘ 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: $9,290 · $774/mo
• Projected year-2 tax: $9,290 · $774/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 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: $61,400
• − Mortgage interest: −$32,993
• − Property taxes: −$9,290
• − Insurance: −$2,945
• − Repairs & maintenance: −$4,912
• − Management: −$4,912
• − HOA: −$1,920
• − Depreciation: −$17,135
• Taxable loss: −$12,706
• Est. tax savings @ 24.0%: +$3,050
• After-tax cash flow: $335/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2024-built Pulte Mystic Grand home in Montverde is in good condition with modern finishes and a move-in ready interior. It offers a good investment opportunity with potential for minor updates to enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Resale Replace countertops — Quartz countertops are durable and add value
• Both Install smart home devices — Modern technology can increase convenience and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale Replace countertops — Quartz countertops are durable and add value ↑
• Both Install smart home devices — Modern technology can increase convenience and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Montverde

• Score: 66/100
• State rank: #598
• US rank: #11453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montverde, FL
• County: Lake County · 364,602 people
• City population: 4,876
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 4,876
• Household income: $108,500
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 24.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 6%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Mexico, Jamaica
• Languages at home: 84% English-only · Spanish 14% Arabic 2% Other Indo-European 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: ▼ -5.42%
• Current HPI: 410.9213
• 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

-0.6% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $629,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $649,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $669,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $689,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-05 Rental Removed $3,200 APPFOLIO
• 2026-04-02 Rental Removed $3,200 STELLARMLS
• 2026-04-02 Listed for Rent $3,200 STELLARMLS
• 2026-03-03 Listed for Rent $3,200 APPFOLIO
• 2025-02-15 Rental Removed $3,200 APPFOLIO
• 2025-02-13 Listed for Rent $3,200 APPFOLIO
• 2025-02-12 Rental Removed $3,200 STELLARMLS
• 2025-01-07 Listed for Rent $3,200 STELLARMLS
• 2024-04-29 Sold (MLS) $633,100 Stellar MLS as Distributed by MLS Grid
• 2024-04-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-19 Listed $633,100 Stellar MLS as Distributed by MLS Grid

Property tax history

+213.0%/yr

Latest (2025): $9,290 · +402.7% YoY. Source: county tax records.