DUNDEE Plan · Lady Lake, FL 32159

$317,990

5 bd · 2.0 ba · 1,708 sqft · SingleFamily · 212 Days on market

Excellent condition Garage

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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 +7.4/30.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Boulevard Oaks, a new home community located in Lady Lake. Boulevard Oaks is a modern new home community that offers easy access to highway 27 and is just minutes from exciting shops and attractions in The Villages. Here you will find 3-to-5-bedroom homes with 2 to 3 bathrooms and 2 car garages. Built with all concrete block construction, these floorplans offer a variety of well-designed livable space. For a modern touch each home features stylish Quartz counter tops, beautiful kitchen cabinets, Whirlpool Stainless-Steel appliances, Revwood flooring in the main living areas and bathrooms and beautiful plush carpet in the bedrooms for a comfortable and polished feeling.

Key facts

• 2 garage spots
• Listed 211 days

🏗️ New construction. The $317,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $319,136.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $318k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-406 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (28.4% below list).
• Recommended offer: $228k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 4.0% in Lady Lake — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#457 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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: The Villages Elementary of Lady Lake School (math 63% / reading 61%, grade B, #608 of 2,144 statewide, top 29%, 761 students, 61% FRL); Carver Middle School (math 41% / reading 41%, grade F, #353 of 571 statewide, top 63%, 837 students, 65% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 901 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,278/mo this rent would consume 47% of the median local household income ($59k/yr) (locally 21% 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 $2k of loan paydown is wiped out by about $10k 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 212 days — a 12% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,833 (28.4% 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 212 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.71% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.45%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $319,136
• List price: $317,990
• Delta: -0.36%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Skyfield Ct	0.24mi	3/2.0 (-2)	1,659 (-3%)	1mo	$418,735	$252	73
231 Skyfield Ct	0.08mi	4/2.0 (-1)	1,498 (-12%)	1mo	$315,900	$211	70
11736 SE 176th Place Rd	2.15mi	3/2.0 (-2)	1,731 (+1%)	0mo	$305,000	$176	53
11842 SE 176th Place Rd	2.07mi	3/2.0 (-2)	1,790 (+5%)	0mo	$400,000	$223	47
17996 SE 115th Cir	1.81mi	3/3.0 (-2)	1,800 (+5%)	0mo	$331,500	$184	42
12211 SE 175th Loop	1.80mi	3/2.0 (-2)	1,478 (-14%)	1mo	$310,000	$210	32
12115 SE 176th Loop	1.66mi	3/2.0 (-2)	1,472 (-14%)	0mo	$267,000	$181	32
12108 SE 176th Loop	1.65mi	3/2.0 (-2)	1,949 (+14%)	0mo	$270,000	$139	31
17898 SE 125th Cir	1.13mi	3/2.0 (-2)	1,353 (-21%)	0mo	$255,000	$188	30
1209 Barcelona Dr	2.02mi	3/2.0 (-2)	2,092 (+22%)	0mo	$700,000	$335	30
733 Jason Dr	1.45mi	3/2.0 (-2)	1,446 (-15%)	1mo	$303,000	$210	29
12414 SE 176th Loop	1.48mi	3/3.0 (-2)	2,071 (+21%)	1mo	$480,000	$232	25

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.16×
• Total profit: $-75,127
• Equity at exit: $47,584

10-year hold

• IRR: -17.2%
• Equity multiple: 0.01×
• Total profit: $-88,547
• Equity at exit: $27,593

Cash invested: $89,358 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 4 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $364,900 ($194/sqft)
• Median days on market: 178 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -3.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 901
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,278 medium
• Mortgage (P&I): −$1,674
• Tax est. 1.5%: −$399 /mo · $4,787/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-406

Break-even live

Break-even rent $2,792

Max offer price $260,446

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-295	+0% $-406	+5% $-516	+10% $-626
Rent	-10% $-586	-5% $-496	+0% $-406	+5% $-316	+10% $-226
Rate	-1.0pp $-245	-0.5pp $-324	base $-406	+0.5pp $-488	+1.0pp $-572

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: $79,784
• Closing costs: $9,574
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Skyfield CT Lady Lake, FL	5.0	2.0	1708	$2,375	$1.39	3d	1	0.07mi

Property features AI

Finance

• Other: Status: ActiveLast updated: 2026-06-11
• Financial info: List price $317,990

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: New construction planSingle-family residence (plan)
• Exterior features: Address: 199 Skyfield Ct, Lady Lake FL 32159

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan name: DUNDEELiving area of 1708

Listing history 50 events

1. 2026-11-08
   days on market $317,990 Active 212 DOM
2. 2026-11-07
   days on market $317,990 Active 211 DOM
3. 2026-11-06
   days on market $317,990 Active 210 DOM
4. 2026-11-05
   days on market $317,990 Active 209 DOM
5. 2026-11-04
   days on market $317,990 Active 208 DOM
6. 2026-11-02
   days on market $317,990 Active 206 DOM
7. 2026-11-01
   days on market $317,990 Active 205 DOM
8. 2026-10-31
   days on market $317,990 Active 204 DOM
9. 2026-10-30
   days on market $317,990 Active 203 DOM
10. 2026-10-29
    days on market $317,990 Active 202 DOM
11. 2026-10-28
    days on market $317,990 Active 201 DOM
12. 2026-10-26
    days on market $317,990 Active 199 DOM
13. 2026-10-26
    days on market $317,990 Active 198 DOM
14. 2026-10-24
    days on market $317,990 Active 197 DOM
15. 2026-10-23
    days on market $317,990 Active 196 DOM
16. 2026-10-22
    days on market $317,990 Active 195 DOM
17. 2026-10-21
    days on market $317,990 Active 194 DOM
18. 2026-10-20
    days on market $317,990 Active 193 DOM
19. 2026-10-19
    days on market $317,990 Active 192 DOM
20. 2026-10-18
    days on market $317,990 Active 191 DOM
21. 2026-10-17
    days on market $317,990 Active 190 DOM
22. 2026-10-16
    days on market $317,990 Active 189 DOM
23. 2026-10-15
    days on market $317,990 Active 188 DOM
24. 2026-10-14
    days on market $317,990 Active 187 DOM
25. 2026-10-13
    days on market $317,990 Active 186 DOM
26. 2026-10-12
    days on market $317,990 Active 185 DOM
27. 2026-10-11
    days on market $317,990 Active 184 DOM
28. 2026-10-10
    days on market $317,990 Active 183 DOM
29. 2026-10-09
    days on market $317,990 Active 182 DOM
30. 2026-10-08
    days on market $317,990 Active 181 DOM
31. 2026-10-08
    days on market $317,990 Active 180 DOM
32. 2026-10-06
    days on market $317,990 Active 179 DOM
33. 2026-10-05
    days on market $317,990 Active 178 DOM
34. 2026-10-04
    days on market $317,990 Active 177 DOM
35. 2026-10-03
    days on market $317,990 Active 176 DOM
36. 2026-10-02
    days on market $317,990 Active 175 DOM
37. 2026-10-01
    days on market $317,990 Active 174 DOM
38. 2026-10-01
    days on market $317,990 Active 173 DOM
39. 2026-09-29
    days on market $317,990 Active 172 DOM
40. 2026-09-28
    days on market $317,990 Active 171 DOM
41. 2026-09-27
    days on market $317,990 Active 170 DOM
42. 2026-09-25
    days on market $317,990 Active 168 DOM
43. 2026-09-24
    days on market $317,990 Active 167 DOM
44. 2026-09-23
    days on market $317,990 Active 166 DOM
45. 2026-09-22
    days on market $317,990 Active 165 DOM
46. 2026-09-21
    days on market $317,990 Active 164 DOM
47. 2026-09-20
    days on market $317,990 Active 163 DOM
48. 2026-09-19
    days on market $317,990 Active 162 DOM
49. 2026-09-18
    days on market $317,990 Active 161 DOM
50. 2026-09-17
    days on market $317,990 Active 160 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,340
• − Mortgage interest: −$17,877
• − Property taxes: −$4,787
• − Insurance: −$1,596
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$9,284
• Taxable loss: −$10,578
• Est. tax savings @ 24.0%: +$2,539
• After-tax cash flow: $-2,328/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 · 4 photos

Excellent 100/100 None rehab

This home is a new construction with excellent condition and no visible repairs or maintenance needed. It is move-in ready and offers a modern design with quartz countertops, stainless steel appliances, and plush carpeting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary The Villages Elementary Of Lady Lake School B FL #608/2,144 Nat'l #6,217/41,679 Middle Carver Middle School F FL #353/571 Nat'l #5,727/14,009 High Leesburg High School F FL #464/667 Nat'l #11,740/17,239

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

C Composite livability gradescore 69/100

Livability — Lady Lake

• Score: 69/100
• State rank: #457
• US rank: #8302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lady Lake, FL
• County: Lake County · 386,640 people
• City population: 32,107
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 21% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

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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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Status: ActiveLast updated: 2026-06-11
• Financial info: List price $317,990

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: New construction planSingle-family residence (plan)
• Exterior features: Address: 199 Skyfield Ct, Lady Lake FL 32159

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan name: DUNDEELiving area of 1708