1833 Ross Hammock Ave · Groveland, FL 34736

$315,000

4 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 17 Days on market

Built 2023 Good condition 4,905 sqft lot Est $371k · 15% under $96/mo HOA · 3% of rent ↓ 11% since listing

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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).

• ARV discount +14.3/15.0
• Cash flow +10.3/30.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Short Sale. Don't miss this opportunity to own a beautifully maintained, move-in ready home in the highly desirable Trinity Lakes community of Groveland. Built in 2023, this 4-bedroom, 2-bath Delray model offers modern design, energy-efficient construction, and a functional open-concept layout designed for today's lifestyle. The spacious kitchen overlooks the main living and dining areas and features 42" upper cabinets with crown molding, stainless steel appliances, generous counter space, and abundant storage. Tile flooring throughout the main living areas adds both style and durability, while the split-bedroom floor plan provides privacy and flexibility for familie

Key facts

• Spacious kitchen
• 42 upper cabinets
• Crown molding

Tags

• ENERGY EFFICIENT CONSTRUCTION
• OPEN CONCEPT LAYOUT
• SPACIOUS KITCHEN
• 42 UPPER CABINETS
• CROWN MOLDING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Total annual fees: $1,152
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Leland Management; Monthly HOA fee of $96 covering pool and recreational facilities; Community amenities: clubhouse, fitness center, playground, pool; Pets allowed (with limits)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; One story; East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.11-acre lot
• Exterior features: Covered patio; Patio; Sliding doors; Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan with kitchen/family room combo; Stone countertops; Programmable thermostat
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (8.4% below list).
• Recommended offer: $284k (9.8% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.0% in Groveland — 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 70/100 on livability (#416 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A-, crime B+; Watch: schools C-, 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.
• Market conditions: Rents rising (+1.7%/yr); 585 active listings in the ZIP; 3 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 38% of the median local income ($91k/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 $2k of loan paydown is wiped out by about $9k 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 17 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago 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 $284,078 (9.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $371,140
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1890 Church Lake St	0.05mi	4/2.0	1,509 (-2%)	23mo	$364,360	$241	75
6841 Wilson Hammock Ave	0.28mi	4/2.0	1,510 (-2%)	11mo	$349,000	$231	74
6956 Church Lake St	0.26mi	4/2.0	1,510 (-2%)	20mo	$365,000	$242	68

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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.25×
• Total profit: $-65,790
• Equity at exit: $46,968

10-year hold

• IRR: -19.6%
• Equity multiple: 0.02×
• Total profit: $-86,002
• Equity at exit: $27,235

Cash invested: $88,200 (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 34736

• Home prices YoY: -22.5%
• Rents YoY: 1.7%
• Active inventory: 585
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,886 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$576 /mo · $6,913/yr
• Insurance: −$131
• HOA: −$96
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $-175

Break-even live

Break-even rent $3,108

Max offer price $284,078

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1845 Ross Hammock Ave Groveland, FL	4.0	2.5	1968	$2,600	$1.32	13d	1	0.01mi
1820 Church Lake St Groveland, FL	4.0	2.0	1858	$2,800	$1.51	24d	1	0.14mi
6952 Church Lake St Groveland, FL	3.0	2.0	1510	$2,600	$1.72	24d	1	0.28mi

HOA detail

• Monthly dues: $96 · $1,152/yr

Listing history 12 events

1. 2026-06-18
   days on market $315,000 Active 17 DOM
2. 2026-06-17
   days on market $315,000 Active 16 DOM
3. 2026-06-16
   days on market $315,000 Active 15 DOM
4. 2026-06-15
   days on market $315,000 Active 14 DOM
5. 2026-06-13
   days on market $315,000 Active 12 DOM
6. 2026-06-09
   days on market $315,000 Active 8 DOM
7. 2026-06-08
   pricedays on market $315,000 Active 7 DOM
8. 2026-06-07
   days on market $325,000 Active 6 DOM
9. 2026-06-04
   days on market $325,000 Active 3 DOM
10. 2026-06-03
    days on market $325,000 Active 2 DOM
11. 2026-06-02
    remarks 694-char remark
12. 2026-06-02
    listed $325,000 Active 1 DOM

ⓘ 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: $6,913 · $576/mo
• Projected year-2 tax: $6,913 · $576/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $34,635
• − Mortgage interest: −$17,645
• − Property taxes: −$6,913
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,771
• − Management: −$2,771
• − HOA: −$1,152
• − Depreciation: −$9,164
• Taxable loss: −$7,355
• Est. tax savings @ 24.0%: +$1,765
• After-tax cash flow: $-335/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 · 3 photos

Good 80/100 None rehab

This move-in ready home in Groveland's Trinity Lakes community offers modern design and energy-efficient construction. It has a good condition score and minimal maintenance required, making it an attractive investment opportunity.

Value-add opportunities

• Both Paint exterior shutters — Enhances curb appeal and can increase both resale and rental value.
• Resale Install new flooring in bathrooms — Modernizes the bathrooms and improves aesthetics.
• Resale Update kitchen backsplash — Adds a fresh look and can increase the home's appeal to potential buyers.
• Both Install new lighting fixtures — Improves the home's ambiance and can increase both resale and rental value.
• Both Paint interior walls — Freshens the interior and can increase both resale and rental value.
• Resale Replace old appliances — Modernizes the kitchen and can increase the home's appeal to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior shutters — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale Install new flooring in bathrooms — Modernizes the bathrooms and improves aesthetics. ↑
• Resale Update kitchen backsplash — Adds a fresh look and can increase the home's appeal to potential buyers. ↑
• Both Install new lighting fixtures — Improves the home's ambiance and can increase both resale and rental value. ↑
• Both Paint interior walls — Freshens the interior and can increase both resale and rental value. ↑
• Resale Replace old appliances — Modernizes the kitchen and can increase the home's appeal to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Groveland

• Score: 70/100
• State rank: #416
• US rank: #7397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groveland, FL
• County: Lake County · 364,602 people
• City population: 28,001
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,001
• Household income: $90,545
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 216.0

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 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 25% Two or more races 17% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 15% Cuban 2%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 1%
• Foreign-born: 13% · Canada, Guatemala
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% 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: ▼ -77.23%
• Current HPI: 265.3457
• Rent YoY: ▲ 1.67%
• 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

-11.2% since first listed

21 events — show timeline

• 2026-06-01 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-27 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-11 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-18 Price Changed $372,500 Stellar MLS as Distributed by MLS Grid
• 2024-09-20 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-12 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-25 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-30 Sold (MLS) $348,424 Stellar MLS as Distributed by MLS Grid
• 2023-11-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-21 Listed $365,999 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $6,913 · +4.9% YoY. Source: county tax records.