Cobb Plan · Clermont, FL 33839

$321,990

5 bd · 3.0 ba · 2,238 sqft · SingleFamily · 66 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +5.9/10.0
• Cash flow +4.6/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks

This new two-story home offers the ultimate retreat with a luxurious first-floor owner's suite, complete with a spacious bedroom, full bathroom and walk-in closet. An additional bedroom is located upon entry, leading to an inviting open plan that blends a modern kitchen with the living and dining areas. Three additional bedrooms suites can be found on the second floor, steps from a full bathroom and shared living space in the versatile loft.

Key facts

• 2 garage spots
• Listed 65 days

Property features AI

Finance

• Financial info: Listing price $310,990

Exterior

• Parking: Two garage spaces (total parking for two)
• Home design: Cobb plan; New construction (Plan inventory)
• Construction: Living area approximately 2,238; Built as part of new-construction plan
• Exterior features: Plan home on a residential lot

Interior

• Bedrooms: Five bedrooms
• Bathrooms: Three full bathrooms
• Interior features: Open living area (plan-based layout)

🏗️ New construction. The $321,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $541,596.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $322k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (7.2% below list).
• Recommended offer: $299k (7.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#499 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, schools A-, crime A-; Watch: amenities F, commute 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: 167 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 ($4k loan paydown + $9k appreciation (1.8% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($303k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,732 (7.2% 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 66 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.55% ✗
• Cap rate: 3.23%
• Cash-on-cash: -10.94%
• DSCR: 0.51
• GRM: 15.1

CMA / ARV

• ARV (on-the-fly): $541,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2946 Believe IN Yourself Ct	0.28mi	4/3.0 (-1)	2,199 (-2%)	6mo	$567,540	$258	74
2938 Believe IN Yourself Ct	0.30mi	4/3.0 (-1)	2,199 (-2%)	7mo	$574,490	$261	73
6081 Meditation Dr	0.39mi	5/3.0	2,455 (+10%)	2mo	$528,114	$215	64
2974 Good Vibes Way	0.66mi	4/3.0 (-1)	2,175 (-3%)	2mo	$550,000	$253	58
3056 Namaste Dr	0.56mi	4/3.0 (-1)	2,109 (-6%)	4mo	$513,990	$244	56
2993 Good Vibes Way	0.63mi	5/3.0	2,455 (+10%)	3mo	$511,640	$208	52
6029 Wellbeing Way	0.63mi	4/3.0 (-1)	2,023 (-10%)	1mo	$489,990	$242	49
6097 Meditation Dr	0.72mi	5/3.0	2,455 (+10%)	3mo	$505,140	$206	48
6037 Wellbeing Way	0.65mi	4/3.0 (-1)	2,023 (-10%)	2mo	$479,990	$237	47
6005 Wellbeing Way	0.66mi	4/3.0 (-1)	2,023 (-10%)	3mo	$474,990	$235	46
6036 Zen Way	0.65mi	4/3.0 (-1)	2,023 (-10%)	6mo	$489,490	$242	44
6056 Zen Way	0.68mi	4/3.0 (-1)	2,023 (-10%)	5mo	$477,990	$236	43

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

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.62×
• Total profit: $-57,820
• Equity at exit: $206,256

10-year hold

• IRR: -1.8%
• Equity multiple: 0.76×
• Total profit: $-36,354
• Equity at exit: $291,456

Cash invested: $151,647 (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 33839

• Home prices YoY: 0.6%
• Active inventory: 167
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,987 high
• Mortgage (P&I): −$2,840
• Tax est. 1.5%: −$677 /mo · $8,124/yr
• Insurance: −$226
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $-1,383

Break-even live

Break-even rent $4,738

Max offer price $341,493

Occupancy floor —

Sensitivity live

Price	-10% $-1,009	-5% $-1,196	+0% $-1,383	+5% $-1,570	+10% $-1,757
Rent	-10% $-1,619	-5% $-1,501	+0% $-1,383	+5% $-1,265	+10% $-1,147
Rate	-1.0pp $-1,110	-0.5pp $-1,245	base $-1,383	+0.5pp $-1,523	+1.0pp $-1,666

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: $135,399
• Closing costs: $16,248
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5774 Meditation Dr Clermont, FL	4.0	3.0	2023	$3,000	$1.48	6d	1	0.49mi
6073 Meditation Dr Oakland, FL	6.0	3.0	2643	$3,400	$1.29	25d	1	0.65mi
2822 Fitness St Clermont, FL	4.0	3.0	2871	$3,000	$1.04	25d	1	0.77mi
6122 Peaceful Park Way Clermont, FL	4.0	3.0	2000	$2,400	$1.20	3d	1	0.90mi
6325 Blissful St Clermont, FL	5.0	3.0	2524	$3,000	$1.19	4d	1	0.91mi

Listing history 15 events

1. 2026-06-21
   days on market $321,990 Active 66 DOM
2. 2026-06-18
   days on market $321,990 Active 63 DOM
3. 2026-06-17
   pricedays on market $321,990 Active 62 DOM
4. 2026-06-16
   days on market $311,990 Active 61 DOM
5. 2026-06-15
   price $311,990 Active 60 DOM
6. 2026-06-15
   days on market $311,740 Active 60 DOM
7. 2026-06-13
   pricedays on market $311,740 Active 58 DOM
8. 2026-06-09
   days on market $311,490 Active 54 DOM
9. 2026-06-08
   days on market $311,490 Active 53 DOM
10. 2026-06-07
    pricedays on market $311,490 Active 52 DOM
11. 2026-06-04
    days on market $311,240 Active 49 DOM
12. 2026-06-03
    days on market $311,240 Active 48 DOM
13. 2026-06-02
    days on market $311,240 Active 47 DOM
14. 2026-06-02
    days on market $311,240 Active 46 DOM
15. 2026-05-31
    days on market $311,240 Active 45 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,848
• − Mortgage interest: −$30,338
• − Property taxes: −$8,124
• − Insurance: −$2,708
• − Repairs & maintenance: −$2,868
• − Management: −$2,868
• − Depreciation: −$15,756
• Taxable loss: −$26,813
• Est. tax savings @ 24.0%: +$6,435
• After-tax cash flow: $-10,159/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready two-story home offers a luxurious first-floor owner's suite and an inviting open plan. With good condition and minimal repairs needed, it's an excellent investment opportunity.

Value-add opportunities

• Both Paint exterior to enhance curb appeal — Fresh paint can significantly boost both resale and rental value
• Both Install smart home features — Modern technology can increase both appeal and convenience
• Both Add smart thermostat — Energy-efficient systems can lower utility costs and attract eco-conscious buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior to enhance curb appeal — Fresh paint can significantly boost both resale and rental value ↑
• Both Install smart home features — Modern technology can increase both appeal and convenience ↑
• Both Add smart thermostat — Energy-efficient systems can lower utility costs and attract eco-conscious buyers ↑

ⓘ 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 — Clermont

• Score: 69/100
• State rank: #499
• US rank: #8786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 98,517
• Population (ZIP): 4,397

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 8% Black 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 23% Cuban 1%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▲ 1.75%
• Current HPI: 317.0642
• 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