DUNDEE Plan · Lady Lake, FL 32159

$317,990

5 bd · 2.0 ba · 1,708 sqft · SingleFamily · 166 Days on market

Excellent condition Garage

---

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 +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• 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 166 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 — $321,540.

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 $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (27.3% below list).
• Recommended offer: $231k (27.3% below list) — sets the bar for 1% rule.

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); 822 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 $2,313/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 166 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 $231,258 (27.3% 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 166 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.72% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.27%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $321,540
• List price: $317,990
• Delta: -1.10%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Skyfield Ct	0.05mi	5/2.0	1,708 (0%)	0mo	$323,900	$190	97
462 Skyfield Ct	0.11mi	3/2.0 (-2)	1,659 (-3%)	2mo	$350,050	$211	78
323 Skyfield Ct	0.24mi	3/2.0 (-2)	1,659 (-3%)	1mo	$403,314	$243	73
227 Skyfield Ct	0.07mi	3/2.0 (-2)	1,328 (-22%)	1mo	$304,900	$230	61
907 Orchid St	1.12mi	3/3.0 (-2)	1,698 (-1%)	0mo	$165,000	$97	50
11719 SE 176th Place Rd	2.17mi	3/2.0 (-2)	1,629 (-5%)	1mo	$289,000	$177	46
12323 SE 176th Loop	1.27mi	3/2.0 (-2)	1,613 (-6%)	2mo	$290,000	$180	44
17920 SE 115th Ct	2.16mi	3/2.0 (-2)	1,544 (-10%)	1mo	$250,000	$162	38
1033 Aloha Way	1.56mi	3/2.0 (-2)	1,527 (-11%)	0mo	$370,000	$242	37
17373 SE 130th Ave	1.14mi	4/2.0 (-1)	2,158 (+26%)	2mo	$475,000	$220	33
1027 Vermont Ave	1.57mi	3/1.5 (-2)	1,335 (-22%)	0mo	$132,500	$99	28
17790 SE 125th Cir	1.24mi	3/4.5 (-2)	2,091 (+22%)	1mo	$410,000	$196	19

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: -24.1%
• Equity multiple: 0.17×
• Total profit: $-74,815
• Equity at exit: $47,943

10-year hold

• IRR: -16.7%
• Equity multiple: 0.03×
• Total profit: $-87,267
• Equity at exit: $27,801

Cash invested: $90,031 (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: 9 active · 4 under contract
• Months of supply: 54.0 mo (2%/mo absorbed)
• Median asking: $384,990 ($200/sqft)
• Median days on market: 257 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -5.9% 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: 822
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,313 medium
• Mortgage (P&I): −$1,686
• Tax est. 1.5%: −$402 /mo · $4,823/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-395

Break-even live

Break-even rent $2,813

Max offer price $264,361

Occupancy floor —

Sensitivity live

Price	-10% $-173	-5% $-284	+0% $-395	+5% $-506	+10% $-617
Rent	-10% $-578	-5% $-486	+0% $-395	+5% $-304	+10% $-212
Rate	-1.0pp $-233	-0.5pp $-313	base $-395	+0.5pp $-478	+1.0pp $-563

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: $80,385
• Closing costs: $9,646
• 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	$2,495	$1.46	5d	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. 2026-09-23
   days on market $317,990 Active 166 DOM
2. 2026-09-22
   days on market $317,990 Active 165 DOM
3. 2026-09-21
   days on market $317,990 Active 164 DOM
4. 2026-09-20
   days on market $317,990 Active 163 DOM
5. 2026-09-19
   days on market $317,990 Active 162 DOM
6. 2026-09-18
   days on market $317,990 Active 161 DOM
7. 2026-09-17
   days on market $317,990 Active 160 DOM
8. 2026-09-16
   days on market $317,990 Active 159 DOM
9. 2026-09-15
   days on market $317,990 Active 158 DOM
10. 2026-09-14
    days on market $317,990 Active 157 DOM
11. 2026-09-13
    days on market $317,990 Active 156 DOM
12. 2026-09-12
    days on market $317,990 Active 155 DOM
13. 2026-09-11
    days on market $317,990 Active 154 DOM
14. 2026-09-05
    days on market $317,990 Active 148 DOM
15. 2026-09-04
    days on market $317,990 Active 147 DOM
16. 2026-09-03
    days on market $317,990 Active 146 DOM
17. 2026-08-31
    days on market $317,990 Active 143 DOM
18. 2026-08-30
    days on market $317,990 Active 142 DOM
19. 2026-08-29
    days on market $317,990 Active 141 DOM
20. 2026-08-28
    days on market $317,990 Active 140 DOM
21. 2026-08-27
    days on market $317,990 Active 139 DOM
22. 2026-08-25
    days on market $317,990 Active 137 DOM
23. 2026-08-24
    days on market $317,990 Active 136 DOM
24. 2026-08-22
    days on market $317,990 Active 134 DOM
25. 2026-08-21
    days on market $317,990 Active 133 DOM
26. 2026-08-20
    days on market $317,990 Active 132 DOM
27. 2026-08-19
    days on market $317,990 Active 131 DOM
28. 2026-08-18
    days on market $317,990 Active 130 DOM
29. 2026-08-17
    days on market $317,990 Active 129 DOM
30. 2026-08-16
    days on market $317,990 Active 128 DOM
31. 2026-08-14
    days on market $317,990 Active 126 DOM
32. 2026-08-13
    days on market $317,990 Active 125 DOM
33. 2026-08-12
    days on market $317,990 Active 124 DOM
34. 2026-08-11
    days on market $317,990 Active 123 DOM
35. 2026-08-10
    days on market $317,990 Active 122 DOM
36. 2026-08-09
    days on market $317,990 Active 121 DOM
37. 2026-08-08
    days on market $317,990 Active 120 DOM
38. 2026-08-06
    days on market $317,990 Active 118 DOM
39. 2026-08-05
    days on market $317,990 Active 117 DOM
40. 2026-08-04
    days on market $317,990 Active 116 DOM
41. 2026-08-03
    days on market $317,990 Active 115 DOM
42. 2026-07-31
    days on market $317,990 Active 112 DOM
43. 2026-07-30
    days on market $317,990 Active 111 DOM
44. 2026-07-30
    days on market $317,990 Active 110 DOM
45. 2026-07-28
    days on market $317,990 Active 109 DOM
46. 2026-07-26
    days on market $317,990 Active 107 DOM
47. 2026-07-24
    days on market $317,990 Active 105 DOM
48. 2026-07-23
    days on market $317,990 Active 104 DOM
49. 2026-07-22
    days on market $317,990 Active 103 DOM
50. 2026-07-21
    days on market $317,990 Active 102 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: $27,751
• − Mortgage interest: −$18,011
• − Property taxes: −$4,823
• − Insurance: −$1,608
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$9,354
• Taxable loss: −$10,485
• Est. tax savings @ 24.0%: +$2,516
• After-tax cash flow: $-2,225/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

---

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• 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

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