488 W Rosewood Ln #488 · Tavares, FL 32778

$129,700

3 bd · 2.0 ba · 1,140 sqft · Condo · 11 Days on market

Built 1986 Good condition $185/mo HOA · 10% of rent

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Why this score? — see what drove the B- 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Virtually Staged. MOVE-IN READY 3-BEDROOM, 2-BATH HOME IN TAVARES! Freshly updated and ready for its new owner, this 3-bedroom, 2-bath home offers comfortable, affordable living in the heart of Tavares. The spacious living room opens to the dining area and kitchen, creating a practical layout that feels bright, open, and welcoming. Recent updates provide a clean, move-in ready interior, leaving plenty of opportunity to add your own personal style. Step outside to the private paved rear patio, a great spot for morning coffee, outdoor dining, container gardening, or simply relaxing after a long day. Conveniently located near shopping, restaurants, medi

Key facts

• $185 HOA
• Built 1986
• Listed 11 days

Tags

• PRIVATE PAVED REAR PATIO
• ACCESS TO WOOTON PARK
• ACCESS TO LAKE IDAMERE PARK

Property features AI

Finance

• Other: Property type: Residential condominium; Zoning: RMF-2; Lot size approximately 0.03 acres; Living area reported as 1,140 square feet; Unfurnished; Condo land included
• Financial info: Total annual fees: $2,220
• HOA & community: HOA required, monthly fee of $185 (total monthly fees listed as $185); Association name: Suzan Kerns; Association approval required; Buyers subject to buyer approval; Pets allowed with size limit

Exterior

• Utilities: Public sewer; Water connected; Cable available; No listed water source
• Home design: Condominium; Single-story; Faces east; Unit on floor 1
• Construction: Block and frame construction; Shingle roof; Slab foundation; Built as part of TAVARAS ROSEWOOD CONDO
• Exterior features: Other exterior features; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.7% vs local median 4.5% in Tavares — 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 76/100 on livability (#220 in FL, #3,464 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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.
• Market conditions: Rents rising fast (+4.0%/yr); 501 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/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 $897 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $129,700

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,873
• Equity at exit: $19,339

10-year hold

• IRR: 14.1%
• Equity multiple: 2.20×
• Total profit: $43,682
• Equity at exit: $11,214

Cash invested: $36,316 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 501
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$680
• Tax est. 1.5%: −$162 /mo · $1,946/yr
• Insurance: −$54
• HOA: −$185
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $373

Break-even live

Break-even rent $1,369

Max offer price $129,700

Occupancy floor 75%

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: $32,425
• Closing costs: $3,891
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 E Rosewood Ln Unit 154 Tavares, FL	3.0	2.0	1140	$1,650	$1.45	23d	1	0.06mi
459 E Rosewood Ln #157 Tavares, FL	3.0	2.0	1240	$1,400	$1.13	21d	1	0.08mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	2d	1	0.21mi
615 Juniper Way Tavares, FL	3.0	2.0	1209	$1,900	$1.57	17d	1	0.60mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	23d	1	0.60mi
4721 Treasure Cay Rd Tavares, FL	3.0	2.0	1372	$2,000	$1.46	14d	1	0.60mi
4950 Marsh Harbor Dr Tavares, FL	3.0	2.0	1227	$2,050	$1.67	3d	1	0.64mi
4567 Barbuda Dr Tavares, FL	3.0	2.0	1362	$2,150	$1.58	23d	1	0.66mi
30024 Tavares Ridge Blvd Unit 62 Tavares, FL	2.0	2.0	1140	$2,000	$1.75	23d	1	0.91mi
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	23d	1	1.08mi
2106 Shantiniketan Blvd Unit B6 Tavares, FL	2.0	2.0	1200	$2,200	$1.83	4d	1	1.26mi

HOA detail condo

• Monthly dues: $185 · $2,220/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-16
   statusdays on market $129,700 Pending 11 DOM
2. 2026-06-15
   days on market $129,700 Active 10 DOM
3. 2026-06-13
   days on market $129,700 Active 8 DOM
4. 2026-06-09
   days on market $129,700 Active 4 DOM
5. 2026-06-08
   days on market $129,700 Active 3 DOM
6. 2026-06-07
   remarks 699-char remark
7. 2026-06-07
   listed $129,700 Active 2 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 9/10 Extreme 7 d/yr ≥107°F today · 23 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: $22,097
• − Mortgage interest: −$7,265
• − Property taxes: −$1,946
• − Insurance: −$648
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − HOA: −$2,220
• − Depreciation: −$3,773
• Taxable income: $2,709
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,831/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 · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready 3-bedroom, 2-bath home in Tavares has been freshly updated with new cabinets, countertops, appliances, and flooring, making it a great investment opportunity.

Value-add opportunities

• Both landscaping and fence — enhances curb appeal and adds value
• Both new lighting fixtures — improves aesthetics and safety
• Both new window treatments — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and fence — enhances curb appeal and adds value ↑
• Both new lighting fixtures — improves aesthetics and safety ↑
• Both new window treatments — enhances curb appeal and adds value ↑

ⓘ 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 — Tavares

• Score: 76/100
• State rank: #220
• US rank: #3464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tavares, FL
• County: Lake County · 364,602 people
• City population: 25,042
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 25,042
• Household income: $63,472
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 586.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% 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: ▼ -88.07%
• Current HPI: 288.7123
• Rent YoY: ▲ 4.05%
• 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

1 event — show timeline

• 2026-06-05 Listed $129,700 Stellar MLS as Distributed by MLS Grid