1691 Wynford Cir · Tavares, FL 32778

$239,900

3 bd · 2.5 ba · 1,616 sqft · SingleFamily public records · 190 Days on market

Built 2023 8,400 sqft lot Est $365k · 34% under $170/mo HOA · 8% of rent ↓ 19% 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 +15.0/15.0
• Cash flow +11.7/30.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Space, style and upgrades abound in this new-construction townhome. With three bedrooms, two and a half baths, multiple walk-in closets and an open-concept layout, this two-story retreat is sure to impress. All new Whirlpool® kitchen appliances are included in the kitchen, as well as granite countertops and a USB outlet with charging capability. Three spacious bedrooms (each containing their own walk-in closet) and a bonus tech area fill the second floor of the home. The master bedroom connects to a spacious walk-in closet and its own full bathroom with double sinks. With our unique and efficient business model, we are committed to making the homebuying process as smooth and enjoyable for you and your clients.

Key facts

• Two story townhouse
• Stylish kitchen
• Covered patio

Tags

• TWO STORY TOWNHOUSE
• OPEN CONCEPT MAIN FLOOR
• STYLISH KITCHEN
• GRANITE COUNTERTOPS
• COVERED PATIO
• CENTRALLY POSITIONED

Property features AI

Finance

• Other: Directions: Hwy 561 North to Nora Ln.
• Financial info: Total monthly fees $170; Total annual fees $2,040
• HOA & community: HOA managed by Melrose Management; Monthly HOA fee $170 (includes common area taxes, structure maintenance, grounds maintenance); Deed restrictions; Pets allowed (cats and dogs); Lease restrictions apply

Exterior

• Parking: Attached garage (1 space); Ground-level parking
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Electricity connected; Irrigation equipment
• Home design: Attached townhouse; Two levels; Faces southwest; Homestead exempt
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by LGI
• Exterior features: Covered rear porch; Sidewalks; Level, paved lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Solid surface counters; Walk-in closets; Blinds
• Laundry & utility: Washer hookup; Laundry inside; Upper-level laundry; Common area laundry; Inside utility/loft

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-71 ($-850/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (6.8% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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.
• Zoned schools: Tavares Elementary School (math 49% / reading 45%, grade D-, #1,191 of 2,144 statewide, top 57%, 875 students, 61% FRL); Tavares Middle School (math 43% / reading 40%, grade F, #348 of 571 statewide, top 62%, 1,070 students, 58% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 507 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 42% 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 $2k of loan paydown is wiped out by about $7k 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 190 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $65k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $211,112 (12.0% 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 190 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.93% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $365,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2305 Foxtree Rd	0.59mi	3/2.0	1,480 (-8%)	10mo	$335,000	$226	48

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.39×
• Total profit: $-40,854
• Equity at exit: $35,770

10-year hold

• IRR: -6.8%
• Equity multiple: 0.54×
• Total profit: $-30,790
• Equity at exit: $20,742

Cash invested: $67,172 (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: 507
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$310 /mo · $3,717/yr
• Insurance: −$100
• HOA: −$170
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-71

Break-even live

Break-even rent $2,326

Max offer price $227,385

Occupancy floor 98%

Sensitivity live

Price	-10% $65	-5% $-3	+0% $-71	+5% $-139	+10% $-207
Rent	-10% $-248	-5% $-159	+0% $-71	+5% $18	+10% $106
Rate	-1.0pp $50	-0.5pp $-10	base $-71	+0.5pp $-133	+1.0pp $-196

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Wynford Cir Tavares, FL	3.0	2.5	1817	$2,200	$1.21	26d	1	0.09mi
1604 Wynford Cir Tavares, FL	3.0	2.5	1858	$1,900	$1.02	20d	1	0.10mi
2420 Tealwood Cir Tavares, FL	3.0	2.0	2248	$2,040	$0.91	6d	1	0.51mi
30024 Tavares Ridge Blvd Unit 62 Tavares, FL	2.0	2.0	1140	$2,000	$1.75	26d	1	0.67mi
2106 Shantiniketan Blvd Unit B6 Tavares, FL	2.0	2.0	1200	$2,200	$1.83	7d	1	0.78mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	5d	1	1.36mi
465 Oak Dr Tavares, FL	3.0	3.0	1550	$1,750	$1.13	26d	1	1.43mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	26d	1	1.46mi

HOA detail

• Monthly dues: $170 · $2,040/yr
• Likely covers: pool

Listing history 28 events

1. 2026-06-21
   days on market $239,900 Active 190 DOM
2. 2026-06-18
   days on market $239,900 Active 187 DOM
3. 2026-06-17
   days on market $239,900 Active 186 DOM
4. 2026-06-16
   days on market $239,900 Active 185 DOM
5. 2026-06-15
   days on market $239,900 Active 184 DOM
6. 2026-06-13
   days on market $239,900 Active 182 DOM
7. 2026-06-09
   days on market $239,900 Active 178 DOM
8. 2026-06-08
   days on market $239,900 Active 177 DOM
9. 2026-06-07
   days on market $239,900 Active 176 DOM
10. 2026-06-04
    days on market $239,900 Active 173 DOM
11. 2026-06-03
    days on market $239,900 Active 172 DOM
12. 2026-06-02
    days on market $239,900 Active 171 DOM
13. 2026-06-02
    days on market $239,900 Active 170 DOM
14. 2026-05-31
    days on market $239,900 Active 169 DOM
15. 2026-05-14
    status Active
16. 2026-05-13
    status Active
17. 2026-05-05
    historical
18. 2026-04-06
    status Pending
19. 2026-03-24
    price $239,900
20. 2026-03-07
    price $244,900
21. 2026-02-05
    price $249,900
22. 2025-11-19
    price $275,000
23. 2025-11-05
    listed $305,000 Active
24. 2023-07-31
    status Active 723-char remark

    Show marketing remark (723 chars)

    Space, style and upgrades abound in this new-construction townhome. With three bedrooms, two and a half baths, multiple walk-in closets and an open-concept layout, this two-story retreat is sure to impress. All new Whirlpool® kitchen appliances are included in the kitchen, as well as granite countertops and a USB outlet with charging capability. Three spacious bedrooms (each containing their own walk-in closet) and a bonus tech area fill the second floor of the home. The master bedroom connects to a spacious walk-in closet and its own full bathroom with double sinks. With our unique and efficient business model, we are committed to making the homebuying process as smooth and enjoyable for you and your clients.

25. 2023-07-31
    price $284,900 723-char remark

    Show marketing remark (723 chars)

    Space, style and upgrades abound in this new-construction townhome. With three bedrooms, two and a half baths, multiple walk-in closets and an open-concept layout, this two-story retreat is sure to impress. All new Whirlpool® kitchen appliances are included in the kitchen, as well as granite countertops and a USB outlet with charging capability. Three spacious bedrooms (each containing their own walk-in closet) and a bonus tech area fill the second floor of the home. The master bedroom connects to a spacious walk-in closet and its own full bathroom with double sinks. With our unique and efficient business model, we are committed to making the homebuying process as smooth and enjoyable for you and your clients.

26. 2023-07-31
    soldstatus $284,900 Closed 723-char remark

    Show marketing remark (723 chars)

    Space, style and upgrades abound in this new-construction townhome. With three bedrooms, two and a half baths, multiple walk-in closets and an open-concept layout, this two-story retreat is sure to impress. All new Whirlpool® kitchen appliances are included in the kitchen, as well as granite countertops and a USB outlet with charging capability. Three spacious bedrooms (each containing their own walk-in closet) and a bonus tech area fill the second floor of the home. The master bedroom connects to a spacious walk-in closet and its own full bathroom with double sinks. With our unique and efficient business model, we are committed to making the homebuying process as smooth and enjoyable for you and your clients.

27. 2023-05-08
    status Pending 723-char remark

    Show marketing remark (723 chars)

    Space, style and upgrades abound in this new-construction townhome. With three bedrooms, two and a half baths, multiple walk-in closets and an open-concept layout, this two-story retreat is sure to impress. All new Whirlpool® kitchen appliances are included in the kitchen, as well as granite countertops and a USB outlet with charging capability. Three spacious bedrooms (each containing their own walk-in closet) and a bonus tech area fill the second floor of the home. The master bedroom connects to a spacious walk-in closet and its own full bathroom with double sinks. With our unique and efficient business model, we are committed to making the homebuying process as smooth and enjoyable for you and your clients.

28. 2023-05-02
    listed $297,900 Active 723-char remark

    Show marketing remark (723 chars)

    Space, style and upgrades abound in this new-construction townhome. With three bedrooms, two and a half baths, multiple walk-in closets and an open-concept layout, this two-story retreat is sure to impress. All new Whirlpool® kitchen appliances are included in the kitchen, as well as granite countertops and a USB outlet with charging capability. Three spacious bedrooms (each containing their own walk-in closet) and a bonus tech area fill the second floor of the home. The master bedroom connects to a spacious walk-in closet and its own full bathroom with double sinks. With our unique and efficient business model, we are committed to making the homebuying process as smooth and enjoyable for you and your clients.

ⓘ 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: $3,717 · $310/mo
• Projected year-2 tax: $3,717 · $310/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 5/10 Major
• 🌡 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: $26,840
• − Mortgage interest: −$13,438
• − Property taxes: −$3,717
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − HOA: −$2,040
• − Depreciation: −$6,979
• Taxable loss: −$4,828
• Est. tax savings @ 24.0%: +$1,159
• After-tax cash flow: $309/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 — 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

-19.5% since first listed

14 events — show timeline

• 2026-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-07 Price Changed $244,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-07-31 Price Changed $284,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-31 Sold (MLS) $284,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-02 Listed $297,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+67.6%/yr

Latest (2025): $3,717 · +2.1% YoY. Source: county tax records.