3258 Holley Ter · Fruitland Park, FL 32163

$450,000

3 bd · 2.0 ba · 2,028 sqft · SingleFamily public records · 95 Days on market

Built 2016 8,000 sqft lot Est $623k · 28% under $204/mo HOA · 7% of rent

---

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
• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.9/10.0

Listing remarks

NEW PRICE IMPROVEMENT !! Ready for Move-In ! Beautifully positioned in the sought-after Village of Pine Hills, this 2016 designer 4-Bedroom Putnam model offers the perfect blend of modern construction, spacious design, and effortless Florida living. Featuring 4 bedrooms, 2 baths, and an OVERSIZED 28’ deep by 21’ wide GARAGE with epoxy floors, this home delivers both function and style with room to truly live and entertain. NO BOND !! ROOF 2024 !! Check out the walk-through tour by clicking on the TOUR link above ! From the moment you arrive, you’ll appreciate the clean lines and newer build quality, while inside, volume ceilings and an open-concept layout create a

Key facts

• Scenic preserves
• Abundant cabinetry
• Enclosed lanai

Tags

• ENCLOSED LANAI
• OPEN-CONCEPT LAYOUT
• ABUNDANT CABINETRY
• SPACIOUS WALK-IN CLOSET
• SCENIC PRESERVES
• WALKING AND BIKING PATHS

Property features AI

Finance

• Other: No lease restrictions; Directions available
• Financial info: Total monthly fees: $204; Total annual fees: $2,448
• HOA & community: CDD fees apply; Clubhouse; Community mailbox; Deed restrictions; Dog park; Golf carts allowed; Golf access; Street lights; Senior community; Pets allowed

Exterior

• Parking: Attached 2-car garage (28 x 21)
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Single-family residence; One-story; East-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Completed condition; Built as Putnam model
• Exterior features: Rain gutters; Irrigation system; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Living room/dining room combo; Open floorplan; Vaulted ceilings; Walk-in closets
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-738 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (29.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (30.4% below list).
• Recommended offer: $313k (30.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#447 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety 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: Fruitland Park Elementary School (math 46% / reading 41%, grade F, #1,345 of 2,144 statewide, top 64%, 733 students, 66% 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).
• Zoned-school proficiency averages 38% at this address vs 50% district-wide (-12 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: 269 active listings in the ZIP; 4 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).
• This rent runs 39% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($410k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $268k; list at $450k implies a 68% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $313,148 (30.4% 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 95 days. Have you received any prior offers? Is the seller open to a 30% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.70% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.02%
• DSCR: 0.69
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $622,596
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3284 Lowe Ct	0.14mi	3/3.0	2,154 (+6%)	2mo	$662,000	$307	77
3247 Joy Ln	0.04mi	3/3.0	2,200 (+8%)	7mo	$510,000	$232	74
3281 Bell Ter	0.32mi	3/2.0	1,903 (-6%)	11mo	$529,900	$278	66
3255 Kranz Ave	0.17mi	3/3.0	1,910 (-6%)	20mo	$450,000	$236	62
879 Kauska Way	0.33mi	3/2.0	2,104 (+4%)	21mo	$1,075,000	$511	61
632 Kauska Way	0.35mi	3/3.0	2,176 (+7%)	16mo	$715,000	$329	54
3180 Dressendorfer Dr	0.40mi	3/2.0	1,781 (-12%)	15mo	$385,000	$216	49
854 Incorvaia Way	0.33mi	3/3.0	2,305 (+14%)	23mo	$1,195,000	$518	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.57×
• Total profit: $198,212
• Equity at exit: $405,396

10-year hold

• IRR: 17.8%
• Equity multiple: 5.93×
• Total profit: $620,864
• Equity at exit: $874,251

Cash invested: $126,000 (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 32163

• Home prices YoY: 9.8%
• Active inventory: 269
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,131 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$460 /mo · $5,522/yr
• Insurance: −$188
• HOA: −$204
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $-738

Break-even live

Break-even rent $4,065

Max offer price $319,695

Occupancy floor —

Sensitivity live

Price	-10% $-483	-5% $-610	+0% $-738	+5% $-865	+10% $-992
Rent	-10% $-985	-5% $-861	+0% $-738	+5% $-614	+10% $-490
Rate	-1.0pp $-511	-0.5pp $-623	base $-738	+0.5pp $-854	+1.0pp $-973

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

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3225 Wise Way The Villages, FL	3.0	2.0	1652	$2,650	$1.60	25d	1	0.61mi
1069 Becker Ave The Villages, FL	3.0	2.0	1656	$5,000	$3.02	25d	1	0.63mi
1609 Hoofprint Ct Fruitland Park, FL	4.0	2.0	2128	$2,191	$1.03	6d	1	0.86mi
2614 Dartford Ter The Villages, FL	3.0	2.0	1685	$1,995	$1.18	22d	1	1.35mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 21 events

1. 2026-06-21
   days on market $450,000 Active 95 DOM
2. 2026-06-18
   days on market $450,000 Active 92 DOM
3. 2026-06-17
   days on market $450,000 Active 91 DOM
4. 2026-06-16
   days on market $450,000 Active 90 DOM
5. 2026-06-15
   days on market $450,000 Active 89 DOM
6. 2026-06-13
   days on market $450,000 Active 87 DOM
7. 2026-06-09
   days on market $450,000 Active 83 DOM
8. 2026-06-08
   days on market $450,000 Active 82 DOM
9. 2026-06-07
   days on market $450,000 Active 81 DOM
10. 2026-06-04
    days on market $450,000 Active 78 DOM
11. 2026-06-03
    days on market $450,000 Active 77 DOM
12. 2026-06-02
    days on market $450,000 Active 76 DOM
13. 2026-06-02
    price $450,000 Active 75 DOM
14. 2026-06-01
    days on market $460,000 Active 75 DOM
15. 2026-05-31
    days on market $460,000 Active 74 DOM
16. 2026-05-16
    price $460,000
17. 2026-04-23
    status Active
18. 2026-04-23
    price $475,000
19. 2026-03-27
    price $485,000
20. 2026-03-18
    listed $499,500 Active
21. 2017-06-30
    soldstatus $268,000

ⓘ 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: $5,522 · $460/mo
• Projected year-2 tax: $5,522 · $460/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,578
• − Mortgage interest: −$25,207
• − Property taxes: −$5,522
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,006
• − Management: −$3,006
• − HOA: −$2,448
• − Depreciation: −$13,091
• Taxable loss: −$16,952
• Est. tax savings @ 24.0%: +$4,069
• After-tax cash flow: $-4,783/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 — Fruitland Park

• Score: 70/100
• State rank: #447
• US rank: #8098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitland Park, FL
• County: Sumter County · 110,591 people
• City population: 12,196
• Metro: The Villages, FL
• Population (ZIP): 28,549
• Household income: $96,775
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 307.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1% Other Indo-European 0%

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: ▲ 20.47%
• Current HPI: 229.0075
• Rent YoY: —
• Metro: The Villages, 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

+71.6% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $460,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $475,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $485,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Listed $499,500 Stellar MLS as Distributed by MLS Grid
• 2017-06-30 Sold (Public Records) $268,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $5,522 · +4.1% YoY. Source: county tax records.