15 Riverview Dr · Fruitland Park, FL 34731

$177,500

2 bd · 2.0 ba · 1,222 sqft · Condo public records · 45 Days on market

Built 2006 $125/mo HOA · 8% 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).

• Cash flow +13.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WHAT IF I TOLD YOU: $125 a month HOA fee included your WATER, SEWER, TRASH AND MOWING YOUR YARD!!! And yes there's more!! CHAIN OF LAKE ACCESS on Lake Griffin!! This community offers a marina and boat slips upon availability for a minimal fee. It has a community fishing dock, pool, community building and so much more! This home is A RARE FIND 3 bedrooms, 2 bath beautiful home with split bedroom plan, open concept with an AMAZING KITCHEN! Ample cabinetry with closet pantry featuring pull outs, Counter space that goes on and on!! Inside laundry! And the most GORGEOUS SCREENED/COVERED LANAI! Spend your outdoor time overlooking a view of the water at the community boat ramp. Situated on a corne

Key facts

• Chain of lake access
• Corner lot
• 4,980 sq ft lot

Tags

• CHAIN OF LAKE ACCESS
• COMMUNITY FISHING DOCK
• SCREENED COVERED LANAI
• CORNER LOT
• MARINA AND BOAT SLIPS

Property features AI

Finance

• Other: Water views of a marina and lake access (Lake Griffin, Chain of Lakes) with a fishing pier; Lot size about 0.11 acre (private maintained paved road); Living area reported (~1,222 sq ft)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $125) with required association approval; Association amenities include clubhouse, pool, shuffleboard court; Association fee covers pool, grounds maintenance, management, recreational facilities, sewer, trash and water; Community features: clubhouse, deed restrictions, pool; Senior community; Pets allowed (size and number limits)

Exterior

• Parking: Carport with 1 space
• Utilities: Private well water; Private sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected; Irrigation equipment
• Home design: Single family residence; One story; South-facing
• Construction: Vinyl siding and frame construction; Shingle roof; Crawlspace foundation; Built area noted (building area total)
• Exterior features: Covered, screened side porch; Paved lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom floor plan; Walk-in closets
• Laundry & utility: Washer and dryer included; Laundry area inside and in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $178k.

Deal economics

• At list price, monthly cash flow is $12 ($144/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (11.4% below list).
• Recommended offer: $157k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in Fruitland Park — 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 (#447 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A-; Watch: 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: Beverly Shores Elementary School (math 38% / reading 31%, grade F, #1,709 of 2,144 statewide, top 81%, 626 students, 73% FRL); Carver Middle School (math 41% / reading 41%, grade F, #353 of 571 statewide, top 63%, 837 students, 65% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL) — zoned schools average 65% FRL vs 49% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-15 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: 168 active listings in the ZIP; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 45 days — a 3% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,308 (11.4% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 11% 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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 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: 0.89% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-27,974
• Equity at exit: $26,466

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-23,271
• Equity at exit: $15,347

Cash invested: $49,700 (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 34731

• Home prices YoY: -10.1%
• Active inventory: 168
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$931
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$74
• HOA: −$125
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $12

Break-even live

Break-even rent $1,558

Max offer price $177,500

Occupancy floor 94%

Sensitivity live

Price	-10% $112	-5% $62	+0% $12	+5% $-38	+10% $-89
Rent	-10% $-112	-5% $-50	+0% $12	+5% $74	+10% $136
Rate	-1.0pp $101	-0.5pp $57	base $12	+0.5pp $-34	+1.0pp $-81

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Wood Duck Ln Fruitland Park, FL	2.0	2.0	1235	$1,475	$1.19	19d	1	0.39mi
1414 N Lake View Ave Leesburg, FL	4.0	1.0–3.0	1700	$1,440	$0.85	4d	3	0.61mi
2117 Citrus Blvd Unit 6 Leesburg, FL	2.0	1.0	800	$1,000	$1.25	3d	1	1.15mi
2511 Sennett Dr Leesburg, FL	2.0–4.0	2.0	1215	$1,508	$1.24	25d	1	1.27mi
2400 Silver Pointe Cir Leesburg, FL	1.0–2.0	1.0	837	$1,050	$1.25	25d	1	1.36mi
306 N Iona Ave Fruitland Park, FL	1.0	1.0	1400	$1,500	$1.07	25d	1	1.37mi
1241 Atlantic Ave Fruitland Park, FL	3.0	2.0	1344	$2,100	$1.56	25d	1	1.41mi

HOA detail condo

• Monthly dues: $125 · $1,500/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $177,500 Active 45 DOM
2. 2026-06-18
   days on market $177,500 Active 42 DOM
3. 2026-06-17
   days on market $177,500 Active 41 DOM
4. 2026-06-16
   days on market $177,500 Active 40 DOM
5. 2026-06-15
   days on market $177,500 Active 39 DOM
6. 2026-06-13
   days on market $177,500 Active 37 DOM
7. 2026-06-09
   days on market $177,500 Active 33 DOM
8. 2026-06-08
   days on market $177,500 Active 32 DOM
9. 2026-06-07
   days on market $177,500 Active 31 DOM
10. 2026-06-04
    days on market $177,500 Active 28 DOM
11. 2026-06-03
    days on market $177,500 Active 27 DOM
12. 2026-06-02
    days on market $177,500 Active 26 DOM
13. 2026-06-01
    days on market $177,500 Active 25 DOM
14. 2026-05-31
    days on market $177,500 Active 24 DOM
15. 2026-05-07
    listed $177,500 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: $1,212 · $101/mo
• Projected year-2 tax: $1,473 · $123/mo
• Expected delta: +$262/yr (+$22/mo · 21.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,877
• − Mortgage interest: −$9,943
• − Property taxes: −$1,212
• − Insurance: −$888
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − HOA: −$1,500
• − Depreciation: −$5,164
• Taxable loss: −$2,849
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $827/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 — Fruitland Park

• Score: 70/100
• State rank: #447
• US rank: #8098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 12,196
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 12,196
• Household income: $66,300
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 269.0

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 (76%)
• Race & ethnicity: White 76% Black 11% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Serbian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -35.91%
• Current HPI: 318.8206
• Rent YoY: —
• 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

• 2026-05-07 Listed $177,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $1,212 · +2.6% YoY. Source: county tax records.