372 W Collins St · Umatilla, FL 32784

$179,000

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 252 Days on market

Built 1928 6,048 sqft lot Est $214k · 16% under

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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 +14.8/30.0
• ARV discount +14.8/15.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FENCED BACK YARD. REAR SCREENED PORCH. FRONT DECK. UPDATED KITCHEN CABINETS. BIG LIVING ROOM. INSIDE UTILITY ROOM. EXTRA STORAGE ROOM OFF SCREENED PORCH COULD MAKE 4TH BEDROOM. GREAT POTENTIAL AS AN AFFORDABLE RENTAL PROPERTY.

Key facts

• Front deck
• Rear screened porch
• Fenced backyard

Tags

• UPDATED KITCHEN CABINETS
• FRONT DECK
• REAR SCREENED PORCH
• FENCED BACKYARD
• EXTRA STORAGE ROOM

Property features AI

Finance

• Other: Residential property zoned R-12; Living area approximately 1,336 square feet
• HOA & community: Not in a development; No HOA association indicated

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One story; Faces south
• Construction: Frame construction with wood siding; Shingle roof; Crawlspace foundation; Built on a 0.14-acre lot
• Exterior features: Outdoor storage

Interior

• Kitchen: Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Split bedroom layout; 5 total rooms
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $48 ($574/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 $140k (21.8% below list).
• Recommended offer: $140k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.9% in Umatilla — 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 73/100 on livability (#300 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment 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.
• Zoned schools: Umatilla Elementary School (math 59% / reading 56%, grade C+, #764 of 2,144 statewide, top 36%, 660 students, 55% FRL); Umatilla High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 861 students, 51% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 223 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

• 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 252 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $179k implies a 756% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000 (21.8% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $213,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Daphne Ave	0.26mi	2/1.0 (-1)	1,284 (-4%)	10mo	$205,000	$160	69
10 N Trowell Ave	0.70mi	2/1.0 (-1)	1,199 (-10%)	10mo	$182,000	$152	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-26,047
• Equity at exit: $26,689

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-19,118
• Equity at exit: $15,477

Cash invested: $50,120 (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 32784

• Home prices YoY: -8.5%
• Active inventory: 223
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $48

Break-even live

Break-even rent $1,339

Max offer price $179,000

Occupancy floor 92%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 S Kentucky Ave Umatilla, FL	2.0	2.0	1139	$1,400	$1.23	5d	1	0.59mi

Listing history 25 events

1. 2026-06-18
   days on market $179,000 Active 252 DOM
2. 2026-06-17
   remarks 693-char remark
3. 2026-06-17
   pricedays on market $179,000 Active 251 DOM
4. 2026-06-16
   days on market $190,000 Active 250 DOM
5. 2026-06-15
   days on market $190,000 Active 249 DOM
6. 2026-06-13
   days on market $190,000 Active 247 DOM
7. 2026-06-09
   days on market $190,000 Active 243 DOM
8. 2026-06-08
   days on market $190,000 Active 242 DOM
9. 2026-06-07
   days on market $190,000 Active 241 DOM
10. 2026-06-04
    days on market $190,000 Active 238 DOM
11. 2026-06-03
    days on market $190,000 Active 237 DOM
12. 2026-06-02
    days on market $190,000 Active 236 DOM
13. 2026-06-02
    days on market $190,000 Active 235 DOM
14. 2026-05-31
    days on market $190,000 Active 234 DOM
15. 2026-05-11
    price $190,000
16. 2025-11-28
    price $198,600
17. 2025-10-09
    listed $202,500 Active
18. 2010-12-27
    soldstatus $20,900 226-char remark

    Show marketing remark (226 chars)

    FENCED BACK YARD. REAR SCREENED PORCH. FRONT DECK. UPDATED KITCHEN CABINETS. BIG LIVING ROOM. INSIDE UTILITY ROOM. EXTRA STORAGE ROOM OFF SCREENED PORCH COULD MAKE 4TH BEDROOM. GREAT POTENTIAL AS AN AFFORDABLE RENTAL PROPERTY.

19. 2010-09-23
    listed $24,900 226-char remark

    Show marketing remark (226 chars)

    FENCED BACK YARD. REAR SCREENED PORCH. FRONT DECK. UPDATED KITCHEN CABINETS. BIG LIVING ROOM. INSIDE UTILITY ROOM. EXTRA STORAGE ROOM OFF SCREENED PORCH COULD MAKE 4TH BEDROOM. GREAT POTENTIAL AS AN AFFORDABLE RENTAL PROPERTY.

20. 2010-09-22
    historical
21. 2008-10-27
    listed $100,000
22. 2006-07-28
    soldstatus $72,500
23. 2006-07-20
    soldstatus $72,500
24. 2006-04-03
    listed $115,000
25. 1983-10-01
    soldstatus $29,900

ⓘ 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: $539 · $45/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$947/yr (+$79/mo · 175.9%)

ⓘ 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 ≥108°F today · 22 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: $16,800
• − Mortgage interest: −$10,027
• − Property taxes: −$539
• − Insurance: −$895
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$5,207
• Taxable loss: −$2,556
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $1,187/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 — Umatilla

• Score: 73/100
• State rank: #300
• US rank: #5132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Umatilla, FL
• Population (ZIP): 9,859

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Portuguese 2% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8% 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: ▼ -32.66%
• Current HPI: 352.4197
• 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

Price history

+535.5% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-28 Price Changed $198,600 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Listed $202,500 Stellar MLS as Distributed by MLS Grid
• 2010-12-27 Sold (MLS) $20,900 Stellar MLS as Distributed by MLS Grid
• 2010-09-23 Listed $24,900 Stellar MLS as Distributed by MLS Grid
• 2010-09-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-10-27 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-28 Sold (Public Records) $72,500 Public Records
• 2006-07-20 Sold (MLS) $72,500 Stellar MLS as Distributed by MLS Grid
• 2006-04-03 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 1983-10-01 Sold (Public Records) $29,900 Public Records

Property tax history

+1.8%/yr

Latest (2025): $539 · +28.8% YoY. Source: county tax records.