1746 Westminster Trl · Four Corners, FL 34714

$330,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 31 Days on market

Built 1998 5,945 sqft lot Est $311k · 6% over $44/mo HOA · 2% 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).

• Cash flow +10.0/30.0
• ARV discount +4.8/15.0
• Appreciation +4.8/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +1.6/5.0

Listing remarks

Welcome home to this move-in ready 3-bedroom, 2-bath home in one of Clermont’s most convenient locations - just minutes from US-27 with quick access to Highway 192, shopping, dining, and everyday essentials. Centrally located with close proximity to Lake Louisa State Park and just a short drive to Walt Disney World, this location makes it easy to enjoy everything Central Florida has to enjoy. This home offers peace of mind with nearly every major system already updated for you, including a NEW roof (2023), NEW windows (2023), NEW HVAC system (2025), NEW water heater (2024), NEW refrigerator (2025), and NEW garage door (2025). Fresh interior paint further enhances the home’s appe

Key facts

• New water heater
• New refrigerator
• New roof

Tags

• NEW ROOF
• NEW WINDOWS
• NEW HVAC SYSTEM
• NEW WATER HEATER
• NEW REFRIGERATOR
• NEW GARAGE DOOR

Property features AI

Finance

• Other: Homestead exempt; PUD zoning
• HOA & community: HOA managed by Xtreme Management; Quarterly association fee; Association fee includes: Other; Pool and playground onsite; Monthly HOA approximately $44.33

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; One story; North-facing
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built on a 0.14-acre lot
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Vaulted ceilings
• Laundry & utility: Washer; Dryer; 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 $330k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (29.1% below list).
• Recommended offer: $234k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.2% in Four Corners — 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 (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: schools F, amenities 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.
• Market conditions: Rents falling (-3.5%/yr); 716 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-1k appreciation (-0.3% local appreciation)).
• 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 31 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $198k; list at $330k implies a 67% 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; major wildfire risk; extreme-heat days projected 8→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,994 (29.1% 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 31 days. Have you received any prior offers? Is the seller open to a 29% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $311,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1754 Westminster Trl	0.02mi	3/2.0	1,260 (0%)	6mo	$315,000	$250	94
1527 Herring Ln	0.17mi	3/2.0	1,264 (+0%)	14mo	$300,000	$237	80
1713 Burnham Ct	0.06mi	4/2.0 (+1)	1,315 (+4%)	10mo	$325,000	$247	77
2226 Star Trl	0.41mi	3/2.0	1,311 (+4%)	4mo	$315,000	$240	71
1770 Burnham Ct	0.13mi	3/2.0	1,196 (-5%)	21mo	$280,000	$234	68
2030 Jaffa Ct	0.39mi	3/2.0	1,243 (-1%)	20mo	$359,900	$290	63
2136 Fish Eagle St	0.42mi	3/2.0	1,314 (+4%)	12mo	$350,000	$266	63
2203 Star Trl	0.43mi	3/2.0	1,393 (+11%)	6mo	$349,999	$251	58
16217 Dorchester Blvd	0.15mi	3/2.0	1,420 (+13%)	18mo	$340,000	$239	57
2212 Clementine Trl	0.58mi	4/2.0 (+1)	1,358 (+8%)	10mo	$305,000	$225	46
2242 Dancy Trl	0.56mi	3/2.0	1,384 (+10%)	14mo	$320,000	$231	46
16206 Coopers Hawk Ave	0.40mi	3/2.0	1,432 (+14%)	24mo	$359,900	$251	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.63×
• Total profit: $-34,542
• Equity at exit: $90,413

10-year hold

• IRR: -4.1%
• Equity multiple: 0.61×
• Total profit: $-35,911
• Equity at exit: $104,453

Cash invested: $92,400 (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 34714

• Home prices YoY: -0.1%
• Rents YoY: -3.5%
• Active inventory: 716
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,340 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$138 /mo · $1,657/yr
• Insurance: −$138
• HOA: −$44
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-202

Break-even live

Break-even rent $2,595

Max offer price $294,386

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15937 Wilkinson Dr Clermont, FL	4.0	2.0	1874	$2,275	$1.21	24d	1	0.13mi
1551 Herring Ln Clermont, FL	4.0	2.0	1589	$2,155	$1.36	5d	1	0.14mi
16400 Nelson Park Dr Clermont, FL	1.0–3.0	1.0–2.0	920	$1,797	$1.95	3d	17	0.32mi
1840 Nectarine Trl Clermont, FL	3.0	2.0	1761	$1,900	$1.08	24d	1	0.33mi
16329 Coopers Hawk Ave Clermont, FL	3.0	2.0	1828	$2,155	$1.18	18d	1	0.35mi
15907 Greater Groves Blvd Clermont, FL	4.0	2.0	1340	$2,750	$2.05	24d	1	0.55mi
1305 Raintree Bnd Clermont, FL	2.0–4.0	2.0	1125	$1,619	$1.44	5d	9	0.81mi
16282 Bird of Paradise Ave Clermont, FL	3.0	2.5	1475	$2,120	$1.44	3d	1	0.85mi
16346 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,200	$1.48	11d	1	0.85mi
16350 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,150	$1.45	24d	1	0.85mi
16520 Windsor Cay Blvd Clermont, FL	1.0–2.0	1.0–2.0	1128	$2,286	$2.03	2d	17	0.85mi
16305 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,100	$1.41	24d	1	0.86mi
16368 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,190	$1.47	24d	1	0.89mi
16390 Bird of Paradise Ave Clermont, FL	3.0	2.5	1477	$2,200	$1.49	24d	1	0.89mi
16803 Sarahs Pl Clermont, FL	1.0–3.0	1.0–2.0	895	$1,803	$2.01	2d	21	0.90mi
16436 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,100	$1.41	24d	1	0.92mi
16419 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,100	$1.41	24d	1	0.93mi
16423 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,250	$1.52	5d	1	0.93mi
2544 Meadow Oaks Loop Clermont, FL	4.0	2.0	1713	$2,355	$1.37	2d	1	0.95mi
16407 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,300	$1.55	20d	1	0.96mi
1201 Cedarwood Way Clermont, FL	3.0	2.0	1245	$2,150	$1.73	24d	1	1.06mi
10903 Rushwood Way Clermont, FL	3.0	2.0	1580	$2,320	$1.47	24d	1	1.08mi
1411 Serendipity Ln Clermont, FL	3.0	2.5	1853	$2,950	$1.59	20d	1	1.16mi
16607 Luminary Loop Clermont, FL	3.0	2.5	1463	$2,150	$1.47	5d	1	1.18mi
1385 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$3,200	$1.73	24d	1	1.18mi
16615 Luminary Loop Clermont, FL	3.0	2.5	1685	$2,400	$1.42	20d	1	1.18mi
1387 Peaceful Nature Way Clermont, FL	3.0	3.0	1855	$2,600	$1.40	20d	1	1.18mi
16639 Luminary Loop Clermont, FL	3.0	2.5	1685	$2,600	$1.54	24d	1	1.18mi
1389 Peaceful Nature Way Unit 1244727P Clermont, FL	3.0	3.0	1851	$5,258	$2.84	2d	1	1.19mi
1400 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$2,400	$1.30	20d	1	1.20mi
2717 Raindrop Run St Clermont, FL	3.0	2.0	1511	$2,499	$1.65	10d	1	1.21mi
17216 Blessing Dr Clermont, FL	3.0	3.0	1854	$2,400	$1.29	18d	1	1.22mi
2759 Raindrop Run St Clermont, FL	3.0	2.5	1557	$2,250	$1.45	24d	1	1.24mi
2767 Raindrop Run St Clermont, FL	3.0	2.5	1557	$2,350	$1.51	24d	1	1.24mi
2798 Sanctuary Dr Clermont, FL	4.0	2.0	1637	$2,400	$1.47	24d	1	1.24mi
1308 Whitewood Way Clermont, FL	4.0	2.0	1861	$2,295	$1.23	13d	1	1.25mi
2779 Raindrop Run St Clermont, FL	3.0	2.5	1557	$2,175	$1.40	18d	1	1.25mi
2779 Raindrop Run St Clermont, FL	3.0	2.5	1557	$2,175	$1.40	24d	1	1.25mi
2742 Raindrop Run St Clermont, FL	3.0	2.5	1685	$2,250	$1.34	24d	1	1.26mi
17100 Woodcrest Way Clermont, FL	3.0	2.0	1770	$2,125	$1.20	4d	1	1.30mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: water

Listing history 15 events

1. 2026-06-18
   days on market $330,000 Active 31 DOM
2. 2026-06-17
   days on market $330,000 Active 30 DOM
3. 2026-06-16
   days on market $330,000 Active 29 DOM
4. 2026-06-15
   days on market $330,000 Active 28 DOM
5. 2026-06-13
   days on market $330,000 Active 26 DOM
6. 2026-06-09
   days on market $330,000 Active 22 DOM
7. 2026-06-08
   days on market $330,000 Active 21 DOM
8. 2026-06-07
   days on market $330,000 Active 20 DOM
9. 2026-06-04
   days on market $330,000 Active 17 DOM
10. 2026-06-03
    days on market $330,000 Active 16 DOM
11. 2026-06-02
    days on market $330,000 Active 15 DOM
12. 2026-06-01
    days on market $330,000 Active 14 DOM
13. 2026-05-31
    days on market $330,000 Active 13 DOM
14. 2026-05-18
    listed $330,000 Active
15. 1998-01-29
    soldstatus $197,500

ⓘ 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: $1,657 · $138/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$1,082/yr (+$90/mo · 65.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 8 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,079
• − Mortgage interest: −$18,485
• − Property taxes: −$1,657
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − HOA: −$528
• − Depreciation: −$9,600
• Taxable loss: −$8,334
• Est. tax savings @ 24.0%: +$2,000
• After-tax cash flow: $-419/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Lake County · 364,602 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,200
• Household income: $75,392
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 953.0

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 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 30% Two or more races 25% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 17% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -0.33%
• Current HPI: 256.1331
• Rent YoY: ▼ -3.46%
• 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

+67.1% since first listed

2 events — show timeline

• 2026-05-18 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 1998-01-29 Sold (Public Records) $197,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,657 · +3.1% YoY. Source: county tax records.