16217 Coopers Hawk Ave · Four Corners, FL 34714

$289,000

4 bd · 2.5 ba · 1,336 sqft · SingleFamily public records · 4 Days on market

Built 2001 6,144 sqft lot Est $321k · 10% under $62/mo HOA · 3% of rent

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Why this score? — see what drove the C- 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 +15.1/30.0
• ARV discount +11.9/15.0
• Appreciation +4.8/10.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks MLS

Great home for living or rental. Close to all the parks. Gogeous lanai with self cleaning pool and spa! Won't last long.

Key facts

• Screened pool
• New sod
• Eagleridge community

Tags

• SCREENED POOL
• EAGLERIDGE COMMUNITY
• FIRST-FLOOR PRIMARY BEDROOM
• NEW SOD
• MANAGEABLE OUTDOOR SPACE

Property features AI

Finance

• Other: Property type: Residential - Single Family Residence; Total living area reported as 1,336 square feet; Lot approximately 0.14 acres; Universal property ID on file
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Carol Rumely); HOA fees billed quarterly ($186 per quarter / $62 monthly equivalent); Pets allowed

Exterior

• Parking: Driveway; Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity available
• Home design: Single-family residence; PUD zoning; North-facing; One story (listed as two levels); Entry level: single-level living
• Construction: Block and stucco construction; Shingle roof; Block foundation; Built using block materials
• Exterior features: In-ground private pool; Paved road access; Irrigation equipment

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Disposal; Refrigerator
• Bedrooms: 4 bedrooms (one-level home)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Wood-burning fireplace; Sliding doors
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer listed among appliances

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $247k (14.6% below list).
• Recommended offer: $247k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.2% in Four Corners — 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 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities 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.
• Zoned schools: Sawgrass Bay Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 735 students, 42% FRL); Windy Hill Middle School (math 52% / reading 53%, grade C+, #213 of 571 statewide, top 38%, 1,280 students, 35% FRL); East Ridge High School (math 41% / reading 52%, grade D-, #216 of 667 statewide, top 33%, 2,604 students, 31% FRL).
• Market conditions: Rents falling (-3.5%/yr); 729 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 39% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-954 appreciation (-0.3% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $217k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $246,896 (14.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $320,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2136 Fish Eagle St	0.10mi	3/2.0 (-1)	1,314 (-2%)	12mo	$350,000	$266	75
1713 Burnham Ct	0.42mi	4/2.0	1,315 (-2%)	10mo	$325,000	$247	68
2226 Star Trl	0.46mi	3/2.0 (-1)	1,311 (-2%)	4mo	$315,000	$240	65
1754 Westminster Trl	0.34mi	3/2.0 (-1)	1,260 (-6%)	6mo	$315,000	$250	62
2207 Black Hawk St	0.10mi	3/2.0 (-1)	1,462 (+9%)	14mo	$322,000	$220	61
2203 Star Trl	0.51mi	3/2.0 (-1)	1,393 (+4%)	6mo	$349,999	$251	58
16217 Dorchester Blvd	0.29mi	3/2.0 (-1)	1,420 (+6%)	18mo	$340,000	$239	54
2212 Clementine Trl	0.70mi	4/2.0	1,358 (+2%)	10mo	$305,000	$225	54
1527 Herring Ln	0.51mi	3/2.0 (-1)	1,264 (-5%)	14mo	$300,000	$237	48
2242 Dancy Trl	0.66mi	3/2.0 (-1)	1,384 (+4%)	14mo	$320,000	$231	45
1770 Burnham Ct	0.32mi	3/2.0 (-1)	1,196 (-10%)	21mo	$280,000	$234	43
2030 Jaffa Ct	0.61mi	3/2.0 (-1)	1,243 (-7%)	20mo	$359,900	$290	36

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

Projected returns pro-forma

-0.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.83×
• Total profit: $-14,097
• Equity at exit: $79,180

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $365
• Equity at exit: $91,475

Cash invested: $80,920 (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 34714

• Home prices YoY: -0.1%
• Rents YoY: -3.5%
• Active inventory: 729
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$120
• HOA: −$62
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $96

Break-even live

Break-even rent $2,348

Max offer price $289,000

Occupancy floor 91%

Sensitivity live

Price	-10% $259	-5% $178	+0% $96	+5% $14	+10% $-68
Rent	-10% $-99	-5% $-2	+0% $96	+5% $193	+10% $291
Rate	-1.0pp $241	-0.5pp $169	base $96	+0.5pp $21	+1.0pp $-55

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16329 Coopers Hawk Ave Clermont, FL	3.0	2.0	1828	$2,155	$1.18	19d	1	0.06mi
16400 Nelson Park Dr Clermont, FL	1.0–3.0	1.0–2.0	920	$1,797	$1.95	0d	16	0.21mi
1551 Herring Ln Clermont, FL	4.0	2.0	1589	$2,155	$1.36	6d	1	0.50mi
15907 Greater Groves Blvd Clermont, FL	4.0	2.0	1340	$2,750	$2.05	25d	1	0.50mi
15937 Wilkinson Dr Clermont, FL	4.0	2.0	1874	$2,275	$1.21	25d	1	0.54mi
1840 Nectarine Trl Clermont, FL	3.0	2.0	1761	$1,900	$1.08	25d	1	0.67mi
16607 Luminary Loop Clermont, FL	3.0	2.5	1463	$2,150	$1.47	6d	1	0.79mi
16615 Luminary Loop Clermont, FL	3.0	2.5	1685	$2,400	$1.42	22d	1	0.79mi
16639 Luminary Loop Clermont, FL	3.0	2.5	1685	$2,600	$1.54	25d	1	0.80mi
1305 Raintree Bnd Clermont, FL	2.0–4.0	2.0	1125	$1,903	$1.69	6d	9	0.80mi
2717 Raindrop Run St Clermont, FL	3.0	2.0	1511	$2,499	$1.65	12d	1	0.81mi
2759 Raindrop Run St Clermont, FL	3.0	2.5	1557	$2,250	$1.45	25d	1	0.85mi
2767 Raindrop Run St Clermont, FL	3.0	2.5	1557	$2,350	$1.51	25d	1	0.85mi
2779 Raindrop Run St Clermont, FL	3.0	2.5	1557	$2,175	$1.40	25d	1	0.86mi
2779 Raindrop Run St Clermont, FL	3.0	2.5	1557	$2,175	$1.40	19d	1	0.86mi
2742 Raindrop Run St Clermont, FL	3.0	2.5	1685	$2,250	$1.34	25d	1	0.86mi
16803 Sarahs Pl Clermont, FL	1.0–3.0	1.0–2.0	895	$1,803	$2.01	0d	22	0.91mi
2798 Sanctuary Dr Clermont, FL	4.0	2.0	1637	$2,400	$1.47	25d	1	0.95mi
2544 Meadow Oaks Loop Clermont, FL	4.0	2.0	1713	$2,355	$1.37	4d	1	0.95mi
1411 Serendipity Ln Clermont, FL	3.0	2.5	1853	$2,950	$1.59	22d	1	1.04mi
1201 Cedarwood Way Clermont, FL	3.0	2.0	1245	$2,025	$1.63	0d	1	1.05mi
1385 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$3,200	$1.73	25d	1	1.05mi
1387 Peaceful Nature Way Clermont, FL	3.0	3.0	1855	$2,600	$1.40	22d	1	1.06mi
1400 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$2,400	$1.30	22d	1	1.07mi
1389 Peaceful Nature Way Unit 1244727P Clermont, FL	3.0	3.0	1851	$5,258	$2.84	4d	1	1.07mi
16368 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,190	$1.47	25d	1	1.11mi
16436 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,100	$1.41	25d	1	1.11mi
10903 Rushwood Way Clermont, FL	3.0	2.0	1580	$2,320	$1.47	25d	1	1.12mi
16350 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,150	$1.45	25d	1	1.12mi
17216 Blessing Dr Clermont, FL	3.0	3.0	1854	$2,400	$1.29	19d	1	1.12mi
16346 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,200	$1.48	12d	1	1.12mi
16419 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,100	$1.41	25d	1	1.14mi
16423 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,250	$1.52	6d	1	1.14mi
17417 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,650	$1.77	25d	1	1.14mi
17314 Serenidad Blvd Unit 1340347P Clermont, FL	3.0	3.0	1496	$5,649	$3.78	0d	1	1.14mi
16282 Bird of Paradise Ave Clermont, FL	3.0	2.5	1475	$2,075	$1.41	0d	1	1.15mi
16390 Bird of Paradise Ave Clermont, FL	3.0	2.5	1477	$2,200	$1.49	25d	1	1.15mi
16305 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,100	$1.41	25d	1	1.16mi
17440 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,500	$1.67	13d	1	1.18mi
17410 Serenidad Blvd Clermont, FL	4.0	3.0	1845	$2,450	$1.33	23d	1	1.20mi

HOA detail

• Monthly dues: $62 · $744/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-21
   days on market $289,000 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $289,000 Active 1 DOM

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $2,399 · $200/mo
• Expected delta: +$517/yr (+$43/mo · 27.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $29,628
• − Mortgage interest: −$16,188
• − Property taxes: −$1,882
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − HOA: −$744
• − Depreciation: −$8,407
• Taxable loss: −$3,779
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $2,056/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Lake County · 364,602 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,200
• Household income: $75,392
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 953.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 30% Two or more races 25% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 17% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 19% Other Indo-European 1% 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: ▼ -0.33%
• Current HPI: 256.1331
• Rent YoY: ▼ -3.46%
• 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

+28.6% since first listed

4 events — show timeline

• 2026-06-18 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-20 Sold (Public Records) $217,000 Public Records
• 2004-12-30 Sold (MLS) $217,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-09 Listed $224,750 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $1,882 · +2.8% YoY. Source: county tax records.