16450 Golden Eagle Blvd · Four Corners, FL 34714

$299,900

3 bd · 2.0 ba · 1,351 sqft · SingleFamily public records · 49 Days on market

Built 2001 5,635 sqft lot Est $338k · 11% under $62/mo HOA · 3% 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).

• ARV discount +12.5/15.0
• Cash flow +9.8/30.0
• Appreciation +4.8/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks

Opportunity awaits at 16450 Golden Eagle Blvd! This 3-bedroom, 2-bath home offers a spacious layout with a true split floor plan, open-concept living area, and high ceilings that enhance the sense of space and natural light. This home is ready for your personal updates and finishing touches, making it a great option for buyers looking to customize. Major improvements include a 2017 roof and a 2022 15 SEER A/C system for added peace of mind. Enjoy outdoor living in the large screened-in patio, perfect for relaxing or entertaining. Don’t miss the potential this property has to offer!

Key facts

• Split floor plan
• 2017 roof
• 5,635 sq ft lot

Tags

• SPLIT FLOOR PLAN
• OPEN-CONCEPT LIVING AREA
• LARGE SCREENED-IN PATIO
• 2017 ROOF
• 2022 15 SEER A/C SYSTEM

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: HOA managed by HMI Management / Carol Rumely; Monthly HOA $62 (Quarterly association fee $186); Community amenities include playground, pool, and tennis courts; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Northeast facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.13 acre lot
• Exterior features: Covered patio; Screened patio; Patio; Sidewalk; Sliding doors; Irrigation equipment

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fans; Open floorplan; Thermostat; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (18.9% below list).
• Recommended offer: $243k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 39% 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 + $-990 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 49 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,334 (18.9% 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 49 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $337,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2136 Fish Eagle St	0.17mi	3/2.0	1,314 (-3%)	12mo	$350,000	$266	77
2514 Caithness Way	0.35mi	2/2.0 (-1)	1,368 (+1%)	1mo	$397,500	$291	76
2207 Black Hawk St	0.10mi	3/2.0	1,462 (+8%)	14mo	$322,000	$220	70
2226 Star Trl	0.58mi	3/2.0	1,311 (-3%)	4mo	$315,000	$240	65
16206 Coopers Hawk Ave	0.17mi	3/2.0	1,432 (+6%)	24mo	$359,900	$251	62
2203 Star Trl	0.63mi	3/2.0	1,393 (+3%)	6mo	$349,999	$251	61
1754 Westminster Trl	0.55mi	3/2.0	1,260 (-7%)	6mo	$315,000	$250	58
16217 Dorchester Blvd	0.49mi	3/2.0	1,420 (+5%)	18mo	$340,000	$239	54
1713 Burnham Ct	0.62mi	4/2.0 (+1)	1,315 (-3%)	10mo	$325,000	$247	54
1527 Herring Ln	0.72mi	3/2.0	1,264 (-6%)	14mo	$300,000	$237	44
1770 Burnham Ct	0.52mi	3/2.0	1,196 (-12%)	21mo	$280,000	$234	39
15848 Autumn Glen Ave	0.74mi	3/2.0	1,182 (-12%)	13mo	$320,000	$271	34

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: -8.7%
• Equity multiple: 0.61×
• Total profit: $-32,528
• Equity at exit: $82,166

10-year hold

• IRR: -4.7%
• Equity multiple: 0.56×
• Total profit: $-36,970
• Equity at exit: $94,925

Cash invested: $83,972 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$352 /mo · $4,225/yr
• Insurance: −$125
• HOA: −$62
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-189

Break-even live

Break-even rent $2,673

Max offer price $266,439

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16329 Coopers Hawk Ave Clermont, FL	3.0	2.0	1828	$2,155	$1.18	18d	1	0.24mi
16400 Nelson Park Dr Clermont, FL	1.0–3.0	1.0–2.0	920	$1,797	$1.95	3d	17	0.36mi
15907 Greater Groves Blvd Clermont, FL	4.0	2.0	1340	$2,750	$2.05	24d	1	0.56mi
16607 Luminary Loop Clermont, FL	3.0	2.5	1463	$2,150	$1.47	5d	1	0.62mi
16615 Luminary Loop Clermont, FL	3.0	2.5	1685	$2,400	$1.42	20d	1	0.62mi
16639 Luminary Loop Clermont, FL	3.0	2.5	1685	$2,600	$1.54	24d	1	0.62mi
2717 Raindrop Run St Clermont, FL	3.0	2.0	1511	$2,499	$1.65	10d	1	0.63mi
2759 Raindrop Run St Clermont, FL	3.0	2.5	1557	$2,250	$1.45	24d	1	0.67mi
2767 Raindrop Run St Clermont, FL	3.0	2.5	1557	$2,350	$1.51	24d	1	0.67mi
2779 Raindrop Run St Clermont, FL	3.0	2.5	1557	$2,175	$1.40	24d	1	0.68mi
2779 Raindrop Run St Clermont, FL	3.0	2.5	1557	$2,175	$1.40	18d	1	0.68mi
1551 Herring Ln Clermont, FL	4.0	2.0	1589	$2,155	$1.36	5d	1	0.68mi
2742 Raindrop Run St Clermont, FL	3.0	2.5	1685	$2,250	$1.34	24d	1	0.68mi
15937 Wilkinson Dr Clermont, FL	4.0	2.0	1874	$2,275	$1.21	24d	1	0.72mi
2798 Sanctuary Dr Clermont, FL	4.0	2.0	1637	$2,400	$1.47	24d	1	0.83mi
1840 Nectarine Trl Clermont, FL	3.0	2.0	1761	$1,900	$1.08	24d	1	0.83mi
1305 Raintree Bnd Clermont, FL	2.0–4.0	2.0	1125	$1,619	$1.44	5d	9	0.88mi
2544 Meadow Oaks Loop Clermont, FL	4.0	2.0	1713	$2,355	$1.37	2d	1	1.00mi
16803 Sarahs Pl Clermont, FL	1.0–3.0	1.0–2.0	895	$1,803	$2.01	2d	21	1.00mi
1411 Serendipity Ln Clermont, FL	3.0	2.5	1853	$2,950	$1.59	20d	1	1.06mi
1385 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$3,200	$1.73	24d	1	1.07mi
17520 Butterfly Pea Ct Clermont, FL	3.0	2.0	1560	$2,300	$1.47	24d	1	1.07mi
1400 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$2,400	$1.30	20d	1	1.07mi
1387 Peaceful Nature Way Clermont, FL	3.0	3.0	1855	$2,600	$1.40	20d	1	1.08mi
1389 Peaceful Nature Way Unit 1244727P Clermont, FL	3.0	3.0	1851	$5,258	$2.84	2d	1	1.08mi
17417 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,650	$1.77	24d	1	1.10mi
1201 Cedarwood Way Clermont, FL	3.0	2.0	1245	$2,150	$1.73	24d	1	1.11mi
2927 Sanctuary Dr Clermont, FL	3.0	2.0	1656	$2,500	$1.51	5d	1	1.12mi
17314 Serenidad Blvd Unit 1340347P Clermont, FL	3.0	3.0	1496	$5,750	$3.84	3d	1	1.12mi
17440 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,500	$1.67	11d	1	1.14mi
17216 Blessing Dr Clermont, FL	3.0	3.0	1854	$2,400	$1.29	18d	1	1.15mi
17241 Goldcrest Loop Clermont, FL	3.0	2.0	1704	$2,500	$1.47	18d	1	1.15mi
16520 Windsor Cay Blvd Clermont, FL	1.0–2.0	1.0–2.0	1128	$2,286	$2.03	2d	17	1.17mi
17410 Serenidad Blvd Clermont, FL	4.0	3.0	1845	$2,450	$1.33	22d	1	1.17mi
17522 Placidity Ave Clermont, FL	3.0	3.0	1512	$2,400	$1.59	24d	1	1.18mi
17422 Serenidad Blvd Clermont, FL	3.0	3.0	1854	$2,800	$1.51	24d	1	1.19mi
10903 Rushwood Way Clermont, FL	3.0	2.0	1580	$2,320	$1.47	24d	1	1.20mi
17350 Blessing Dr Clermont, FL	3.0	3.0	1852	$2,600	$1.40	18d	1	1.20mi
15723 Markham Dr Clermont, FL	3.0	2.0	1724	$2,300	$1.33	16d	1	1.23mi
17517 Blessing Dr Clermont, FL	3.0	3.0	1494	$2,200	$1.47	24d	1	1.23mi

HOA detail

• Monthly dues: $62 · $744/yr

Listing history 14 events

1. 2026-06-18
   days on market $299,900 Active 49 DOM
2. 2026-06-17
   days on market $299,900 Active 48 DOM
3. 2026-06-16
   days on market $299,900 Active 47 DOM
4. 2026-06-15
   days on market $299,900 Active 46 DOM
5. 2026-06-13
   days on market $299,900 Active 44 DOM
6. 2026-06-09
   days on market $299,900 Active 40 DOM
7. 2026-06-08
   days on market $299,900 Active 39 DOM
8. 2026-06-07
   days on market $299,900 Active 38 DOM
9. 2026-06-04
   days on market $299,900 Active 35 DOM
10. 2026-06-03
    days on market $299,900 Active 34 DOM
11. 2026-06-02
    days on market $299,900 Active 33 DOM
12. 2026-06-01
    days on market $299,900 Active 32 DOM
13. 2026-05-31
    days on market $299,900 Active 31 DOM
14. 2026-04-30
    listed $299,900 Active

ⓘ 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: $4,225 · $352/mo
• Projected year-2 tax: $4,225 · $352/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 6/10 Major
• 🌡 Heat 8/10 Severe 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: $29,200
• − Mortgage interest: −$16,799
• − Property taxes: −$4,225
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − HOA: −$744
• − Depreciation: −$8,724
• Taxable loss: −$7,464
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $-482/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

1 event — show timeline

• 2026-04-30 Listed $299,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.2%/yr

Latest (2025): $4,225 · +5.7% YoY. Source: county tax records.