2245 Juniper Berry Dr · Minneola, FL 34715

$449,990

4 bd · 2.0 ba · 1,654 sqft · Land · 87 Days on market

Built 2026 4,800 sqft lot $39/mo HOA · 1% of rent ↓ 10% since listing

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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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the Aspen in the desirable Hills of Minneola community! This charming 4-bedroom, 2 bath, 1,654 sq. ft. floor plan offers modern living with beautiful upgrades throughout, including elegant quartz countertops and thoughtfully selected finishes. The open-concept kitchen flows into the living and dining areas, creating an inviting space perfect for entertaining or family gatherings. You'll enjoy one floor living with beautiful upgrades, including a comfortable primary suite with a spacious bath and walk-in closet. Located in a master-planned community with resort-style amenities, scenic views, nearby shopping, dining, easy Turnpike access, and the new Minneola Horizon Academy K-8 right within the neighborhood. A stylish, move-in-ready home in an unbeatable location!

Key facts

• 4,800 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Home warranty included
• Financial info: Other annual assessment: $1,408; Lease restrictions apply
• HOA & community: HOA: Dream Finders Homes; HOA required — $470 annually ($39.17/month); HOA includes pool, maintenance of grounds, recreational facilities; Community features: clubhouse, park, playground, pool, fitness center, sidewalks, deed restrictions; Pets allowed

Exterior

• Parking: Attached 2-car garage (20 x 20); Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Fiber optics; Sprinkler (recycled); Underground utilities
• Home design: Single family residence; New construction (completed); Two levels; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Builder: Dream Finders Homes (Model: ASPEN); Builder license CRC1330890; Permit number 2026-1216
• Exterior features: Enclosed patio/porch; Front porch; Rear porch; Screened porch; Sidewalk; Sliding doors; Sprinkler (metered)

Interior

• Kitchen: Built-In Oven; Convection Oven; Cooktop; Dishwasher; Disposal; Ice Maker; Microwave; Electric Water Heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closet(s); Family room
• Laundry & utility: Laundry room inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $450k.

Deal economics

• At list price, monthly cash flow is $-459 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (34.2% below list).
• Recommended offer: $296k (34.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.5% in Minneola — 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 75/100 on livability (#253 in FL, #3,987 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: 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: Lake Minneola High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,176 students, 28% FRL) — zoned schools average 28% FRL vs 49% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 439 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 34% of the median local income ($105k/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 $3k of loan paydown is wiped out by about $14k 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 87 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 4 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 $296,255 (34.2% 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 87 days. Have you received any prior offers? Is the seller open to a 34% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.24×
• Total profit: $-95,665
• Equity at exit: $67,095

10-year hold

• IRR: -11.4%
• Equity multiple: 0.26×
• Total profit: $-93,160
• Equity at exit: $38,907

Cash invested: $125,997 (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 34715

• Home prices YoY: -19.2%
• Rents YoY: 5.2%
• Active inventory: 439
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,963 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$213 /mo · $2,553/yr
• Insurance: −$187
• HOA: −$39
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-459

Break-even live

Break-even rent $3,543

Max offer price $368,975

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: $112,498
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 Maverick Ct Minneola, FL	4.0	2.5	1956	$2,999	$1.53	5d	1	0.18mi
2040 Axel St Minneola, FL	4.0	3.0	1884	$2,550	$1.35	24d	1	0.20mi
1877 Sierra Sun Way Clermont, FL	3.0	2.0	1536	$2,500	$1.63	24d	1	0.67mi
2234 Raven Ridge Rd Clermont, FL	3.0	2.0	1675	$2,400	$1.43	24d	1	0.73mi
2507 Gold Dust Dr Clermont, FL	4.0	2.5	2082	$2,780	$1.34	3d	1	0.97mi
2345 Treasure Hill St Clermont, FL	4.0	2.5	2226	$3,000	$1.35	19d	1	1.01mi
2484 Gold Dust Dr Clermont, FL	3.0	2.5	2216	$2,890	$1.30	2d	1	1.03mi
2281 Mystic Maze Ln Clermont, FL	3.0	2.0	1502	$2,600	$1.73	24d	1	1.08mi
1270 Whispering Ln Minneola, FL	3.0	2.0	1554	$2,600	$1.67	5d	1	1.13mi
14351 Rock N Roll Rd Clermont, FL	3.0	2.0	1800	$2,750	$1.53	24d	1	1.15mi
975 Vineyard Ridge Rd Minneola, FL	4.0	2.0	2236	$3,200	$1.43	15d	1	1.17mi
848 Vineyard Ridge Rd Minneola, FL	4.0	3.0	1964	$2,650	$1.35	16d	1	1.18mi
366 Switchgrass Loop Unit 366 Minneola, FL	3.0	2.0	1643	$2,650	$1.61	24d	1	1.33mi
366 Switchgrass Loop Minneola, FL	3.0	2.0	1643	$2,700	$1.64	24d	1	1.33mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 26 events

1. 2026-06-15
   statusdays on market $449,990 Pending 87 DOM
2. 2026-06-13
   days on market $449,990 Active 86 DOM
3. 2026-06-09
   days on market $449,990 Active 82 DOM
4. 2026-06-08
   days on market $449,990 Active 81 DOM
5. 2026-06-07
   days on market $449,990 Active 80 DOM
6. 2026-06-04
   days on market $449,990 Active 77 DOM
7. 2026-06-03
   days on market $449,990 Active 76 DOM
8. 2026-06-02
   days on market $449,990 Active 75 DOM
9. 2026-06-01
   days on market $449,990 Active 74 DOM
10. 2026-05-31
    days on market $449,990 Active 73 DOM
11. 2026-05-02
    price $449,990 789-char remark

    Show marketing remark (789 chars)

    Welcome home to the Aspen in the desirable Hills of Minneola community! This charming 4-bedroom, 2 bath, 1,654 sq. ft. floor plan offers modern living with beautiful upgrades throughout, including elegant quartz countertops and thoughtfully selected finishes. The open-concept kitchen flows into the living and dining areas, creating an inviting space perfect for entertaining or family gatherings. You'll enjoy one floor living with beautiful upgrades, including a comfortable primary suite with a spacious bath and walk-in closet. Located in a master-planned community with resort-style amenities, scenic views, nearby shopping, dining, easy Turnpike access, and the new Minneola Horizon Academy K-8 right within the neighborhood. A stylish, move-in-ready home in an unbeatable location!

12. 2026-05-02
    price $449,990

    Show marketing remark (789 chars)

    Welcome home to the Aspen in the desirable Hills of Minneola community! This charming 4-bedroom, 2 bath, 1,654 sq. ft. floor plan offers modern living with beautiful upgrades throughout, including elegant quartz countertops and thoughtfully selected finishes. The open-concept kitchen flows into the living and dining areas, creating an inviting space perfect for entertaining or family gatherings. You'll enjoy one floor living with beautiful upgrades, including a comfortable primary suite with a spacious bath and walk-in closet. Located in a master-planned community with resort-style amenities, scenic views, nearby shopping, dining, easy Turnpike access, and the new Minneola Horizon Academy K-8 right within the neighborhood. A stylish, move-in-ready home in an unbeatable location!

13. 2026-04-15
    price $464,990 789-char remark

    Show marketing remark (789 chars)

    Welcome home to the Aspen in the desirable Hills of Minneola community! This charming 4-bedroom, 2 bath, 1,654 sq. ft. floor plan offers modern living with beautiful upgrades throughout, including elegant quartz countertops and thoughtfully selected finishes. The open-concept kitchen flows into the living and dining areas, creating an inviting space perfect for entertaining or family gatherings. You'll enjoy one floor living with beautiful upgrades, including a comfortable primary suite with a spacious bath and walk-in closet. Located in a master-planned community with resort-style amenities, scenic views, nearby shopping, dining, easy Turnpike access, and the new Minneola Horizon Academy K-8 right within the neighborhood. A stylish, move-in-ready home in an unbeatable location!

14. 2026-04-01
    price $470,370 789-char remark

    Show marketing remark (789 chars)

    Welcome home to the Aspen in the desirable Hills of Minneola community! This charming 4-bedroom, 2 bath, 1,654 sq. ft. floor plan offers modern living with beautiful upgrades throughout, including elegant quartz countertops and thoughtfully selected finishes. The open-concept kitchen flows into the living and dining areas, creating an inviting space perfect for entertaining or family gatherings. You'll enjoy one floor living with beautiful upgrades, including a comfortable primary suite with a spacious bath and walk-in closet. Located in a master-planned community with resort-style amenities, scenic views, nearby shopping, dining, easy Turnpike access, and the new Minneola Horizon Academy K-8 right within the neighborhood. A stylish, move-in-ready home in an unbeatable location!

15. 2026-03-28
    price $471,098 789-char remark

    Show marketing remark (789 chars)

    Welcome home to the Aspen in the desirable Hills of Minneola community! This charming 4-bedroom, 2 bath, 1,654 sq. ft. floor plan offers modern living with beautiful upgrades throughout, including elegant quartz countertops and thoughtfully selected finishes. The open-concept kitchen flows into the living and dining areas, creating an inviting space perfect for entertaining or family gatherings. You'll enjoy one floor living with beautiful upgrades, including a comfortable primary suite with a spacious bath and walk-in closet. Located in a master-planned community with resort-style amenities, scenic views, nearby shopping, dining, easy Turnpike access, and the new Minneola Horizon Academy K-8 right within the neighborhood. A stylish, move-in-ready home in an unbeatable location!

16. 2026-03-19
    listed $464,990 Active
17. 2026-02-23
    status Active 789-char remark

    Show marketing remark (789 chars)

    Welcome home to the Aspen in the desirable Hills of Minneola community! This charming 4-bedroom, 2 bath, 1,654 sq. ft. floor plan offers modern living with beautiful upgrades throughout, including elegant quartz countertops and thoughtfully selected finishes. The open-concept kitchen flows into the living and dining areas, creating an inviting space perfect for entertaining or family gatherings. You'll enjoy one floor living with beautiful upgrades, including a comfortable primary suite with a spacious bath and walk-in closet. Located in a master-planned community with resort-style amenities, scenic views, nearby shopping, dining, easy Turnpike access, and the new Minneola Horizon Academy K-8 right within the neighborhood. A stylish, move-in-ready home in an unbeatable location!

18. 2026-02-23
    historical 789-char remark

    Show marketing remark (789 chars)

    Welcome home to the Aspen in the desirable Hills of Minneola community! This charming 4-bedroom, 2 bath, 1,654 sq. ft. floor plan offers modern living with beautiful upgrades throughout, including elegant quartz countertops and thoughtfully selected finishes. The open-concept kitchen flows into the living and dining areas, creating an inviting space perfect for entertaining or family gatherings. You'll enjoy one floor living with beautiful upgrades, including a comfortable primary suite with a spacious bath and walk-in closet. Located in a master-planned community with resort-style amenities, scenic views, nearby shopping, dining, easy Turnpike access, and the new Minneola Horizon Academy K-8 right within the neighborhood. A stylish, move-in-ready home in an unbeatable location!

19. 2026-01-06
    price $464,990 789-char remark

    Show marketing remark (789 chars)

    Welcome home to the Aspen in the desirable Hills of Minneola community! This charming 4-bedroom, 2 bath, 1,654 sq. ft. floor plan offers modern living with beautiful upgrades throughout, including elegant quartz countertops and thoughtfully selected finishes. The open-concept kitchen flows into the living and dining areas, creating an inviting space perfect for entertaining or family gatherings. You'll enjoy one floor living with beautiful upgrades, including a comfortable primary suite with a spacious bath and walk-in closet. Located in a master-planned community with resort-style amenities, scenic views, nearby shopping, dining, easy Turnpike access, and the new Minneola Horizon Academy K-8 right within the neighborhood. A stylish, move-in-ready home in an unbeatable location!

20. 2025-11-13
    price $469,990 789-char remark

    Show marketing remark (789 chars)

    Welcome home to the Aspen in the desirable Hills of Minneola community! This charming 4-bedroom, 2 bath, 1,654 sq. ft. floor plan offers modern living with beautiful upgrades throughout, including elegant quartz countertops and thoughtfully selected finishes. The open-concept kitchen flows into the living and dining areas, creating an inviting space perfect for entertaining or family gatherings. You'll enjoy one floor living with beautiful upgrades, including a comfortable primary suite with a spacious bath and walk-in closet. Located in a master-planned community with resort-style amenities, scenic views, nearby shopping, dining, easy Turnpike access, and the new Minneola Horizon Academy K-8 right within the neighborhood. A stylish, move-in-ready home in an unbeatable location!

21. 2025-10-24
    historical
22. 2025-07-08
    listed $499,990 Active 789-char remark

    Show marketing remark (789 chars)

    Welcome home to the Aspen in the desirable Hills of Minneola community! This charming 4-bedroom, 2 bath, 1,654 sq. ft. floor plan offers modern living with beautiful upgrades throughout, including elegant quartz countertops and thoughtfully selected finishes. The open-concept kitchen flows into the living and dining areas, creating an inviting space perfect for entertaining or family gatherings. You'll enjoy one floor living with beautiful upgrades, including a comfortable primary suite with a spacious bath and walk-in closet. Located in a master-planned community with resort-style amenities, scenic views, nearby shopping, dining, easy Turnpike access, and the new Minneola Horizon Academy K-8 right within the neighborhood. A stylish, move-in-ready home in an unbeatable location!

23. 2025-07-02
    price $499,990
24. 2025-07-01
    price $449,990
25. 2025-05-30
    price $500,340
26. 2025-05-25
    listed $501,340 Active

ⓘ 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: $2,553 · $213/mo
• Projected year-2 tax: $3,735 · $311/mo
• Expected delta: +$1,182/yr (+$99/mo · 46.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,551
• − Mortgage interest: −$25,206
• − Property taxes: −$2,553
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − HOA: −$468
• − Depreciation: −$13,091
• Taxable loss: −$13,705
• Est. tax savings @ 24.0%: +$3,289
• After-tax cash flow: $-2,214/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 — Minneola

• Score: 75/100
• State rank: #253
• US rank: #3987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minneola, FL
• County: Lake County · 364,602 people
• City population: 26,810
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,810
• Household income: $105,262
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 293.0

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 51% Hispanic / Latino 31% Two or more races 19% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 18% Cuban 2% Dominican 3%
• Common ancestry: Romanian 2% Slovak 1% Scotch-Irish 1%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 71% English-only · Spanish 24% Vietnamese 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: ▼ -72.47%
• Current HPI: 305.4193
• Rent YoY: ▲ 5.17%
• 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

-10.2% since first listed

16 events — show timeline

• 2026-05-02 Price Changed $449,990 Zillow
• 2026-05-02 Price Changed $449,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $464,990 Zillow
• 2026-04-01 Price Changed $470,370 Zillow
• 2026-03-28 Price Changed $471,098 Zillow
• 2026-03-19 Listed $464,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Relisted — Zillow
• 2026-02-23 Delisted — Zillow
• 2026-01-06 Price Changed $464,990 Zillow
• 2025-11-13 Price Changed $469,990 Zillow
• 2025-10-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Listed $499,990 Zillow
• 2025-07-02 Price Changed $499,990 Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Price Changed $449,990 Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Price Changed $500,340 Stellar MLS as Distributed by MLS Grid
• 2025-05-25 Listed $501,340 Stellar MLS as Distributed by MLS Grid

Property tax history

+21.4%/yr

Latest (2025): $2,553 · +21.4% YoY. Source: county tax records.