Useppa Plan · Astatula, FL 34705

$394,900

5 bd · 2.5 ba · 2,461 sqft · SingleFamily · 552 Days on market

$100/mo HOA · 2% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Master suite
• Dual-sinky vanity
• Walk-in closet

Tags

• UPSTAIRS GAME ROOM
• FLEX ROOM
• MASTER SUITE
• WALK-IN CLOSET
• DUAL-SINKY VANITY
• STEP-IN SHOWER

Property features AI

Finance

• Other: Listed price $394,900
• HOA & community: Association fee approximately 100 (period not specified)

Exterior

• Parking: 2 parking spaces
• Utilities: Electric service; Central air conditioning
• Home design: Single-family plan (Useppa)
• Construction: Living area approximately 2461 (plan); New construction
• Exterior features: Asphalt roof

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Plan named Useppa (new construction plan)

🏗️ New construction. The $394,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $393,760.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $395k).
• Recommended offer: $348k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#319 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; 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: 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($3k loan paydown + $11k appreciation (2.7% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $110k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 552 days — a 12% lower offer ($348k) is reasonable based on typical stale-listing flexibility.

Recommended offer $347,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 552 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.50% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.02%
• DSCR: 1.89
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $393,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13466 Leaping Water Way	0.31mi	5/2.5	2,461 (0%)	0mo	$393,900	$160	85

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

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.43×
• Total profit: $158,020
• Equity at exit: $169,878

10-year hold

• IRR: 26.7%
• Equity multiple: 4.69×
• Total profit: $407,076
• Equity at exit: $256,355

Cash invested: $110,253 (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 34705

• Home prices YoY: 0.7%
• Active inventory: 89
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $5,900 medium
• Mortgage (P&I): −$2,065
• Tax est. 1.5%: −$492 /mo · $5,906/yr
• Insurance: −$164
• HOA: −$100
• Vacancy / Maint / Mgmt: −$1,239
• Net cashflow: $1,840

Break-even live

Break-even rent $3,571

Max offer price $393,760

Occupancy floor 64%

Sensitivity live

Price	-10% $2,112	-5% $1,976	+0% $1,840	+5% $1,704	+10% $1,568
Rent	-10% $1,374	-5% $1,607	+0% $1,840	+5% $2,073	+10% $2,306
Rate	-1.0pp $2,038	-0.5pp $1,940	base $1,840	+0.5pp $1,738	+1.0pp $1,634

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: $98,440
• Closing costs: $11,813
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12830 Florida Ave Astatula, FL	4.0	3.0	3211	$5,900	$1.84	5d	1	0.95mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 13 events

1. 2026-06-18
   days on market $394,900 Active 552 DOM
2. 2026-06-17
   days on market $394,900 Active 551 DOM
3. 2026-06-16
   days on market $394,900 Active 550 DOM
4. 2026-06-15
   days on market $394,900 Active 549 DOM
5. 2026-06-13
   days on market $394,900 Active 547 DOM
6. 2026-06-09
   days on market $394,900 Active 543 DOM
7. 2026-06-08
   days on market $394,900 Active 542 DOM
8. 2026-06-07
   days on market $394,900 Active 541 DOM
9. 2026-06-04
   days on market $394,900 Active 538 DOM
10. 2026-06-03
    days on market $394,900 Active 537 DOM
11. 2026-06-02
    days on market $394,900 Active 536 DOM
12. 2026-06-02
    days on market $394,900 Active 535 DOM
13. 2026-05-31
    days on market $394,900 Active 534 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $70,800
• − Mortgage interest: −$22,057
• − Property taxes: −$5,906
• − Insurance: −$1,969
• − Repairs & maintenance: −$5,664
• − Management: −$5,664
• − HOA: −$1,200
• − Depreciation: −$11,455
• Taxable income: $16,885
• Est. tax owed @ 24.0%: −$4,052
• After-tax cash flow: $18,025/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 — Astatula

• Score: 73/100
• State rank: #319
• US rank: #5538

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: Astatula, FL
• Population (ZIP): 3,212

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 25% Two or more races 16%
• Hispanic origin (detail): Mexican 18% Puerto Rican 5%
• Common ancestry: Italian 4% Slovak 2% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 78% English-only · Spanish 20% 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: ▲ 2.67%
• Current HPI: 368.3718
• Rent YoY: —
• Metro: —
• 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