1407 Retreat Cir · Four Corners, FL 34714

$267,950

3 bd · 2.0 ba · 1,503 sqft · Townhouse public records · 18 Days on market

Built 2007 1,350 sqft lot Est $380k · 30% under $385/mo HOA · 15% 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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• Appreciation +4.8/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.6/5.0

Listing remarks MLS

Charming home with a cozy entrance! When you walk in you are greeted with a nice big window with lots of natural light. You will find NEW carpet in bedrooms and tile in main areas. The open kitchen has cabinets with brushed nickels pulls, granite countertops and stainless-steel appliances. The kitchen has a bar that overlooks the living room space. The living room has a sliding glass door to the back patio where there is a tranquil pool. The downstairs includes a bedroom that with plenty of natural light. The downstairs bath includes a walk in shower, one sink vanity, and accessible from the bedroom and hallway making it convenient for guests. The stairwell leads you up to the hallway where there is a utility closet perfect for the water heater and a stackable washer/dryer set. On the left there is a guest bedroom and the right is the master bedroom. However all three bedrooms have access to a bathroom making it three master bedrooms! The true master is the one that has a private balcony overlooking the serene backyard full of trees and plants. The master bath a double sink vanity, commode and tub/shower! The patio is fully screened in making it feel like your own oasis!! This will not last long! COME SEE TODAY!

Key facts

• Private pool
• Private balcony
• Screened lanai

Tags

• OPEN-CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• SCREENED LANAI
• PRIVATE POOL
• PRIVATE BALCONY

Property features AI

Finance

• Other: Property type: Residential townhouse; Zoning: PUD; Lot size approximately 0.03 acres (about 125 m²); Living area reported as 1,503 (public records); total building area reported as 1,940; Community directions available
• Financial info: Total monthly association fees: $385; Total annual association fees: $4,620; No lease restrictions indicated
• HOA & community: HOA with monthly fee of $385; Association management by Premier Management of Central Florid; HOA covers maintenance of structure and grounds, management, pool, sewer, trash and water; Community features include clubhouse, community mailbox, fitness center, pool and sidewalks; Pets allowed (cats and dogs)

Exterior

• Parking: Open parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet / broadband available; Water connected; Sewer connected
• Home design: Residential townhouse; Two stories; Faces east
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of a multi-building complex (building number 1407)
• Exterior features: Covered front porch; Patio; Screened patio; Balcony; Sliding doors; Sidewalks; Irrigation equipment; Paved, private-maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Solid surface counters; Smoke detectors
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $268k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (5.5% below list).
• Recommended offer: $228k (15.1% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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); 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); 719 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 40% 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 $968 of equity ($2k loan paydown + $-884 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

• It's been on market 18 days — a 2% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $227,505 (15.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.94% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.66%
• DSCR: 0.84
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $380,259
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17516 Blessing Dr	0.25mi	3/3.0	1,503 (0%)	1mo	$290,000	$193	84
17534 Placidity Ave	0.26mi	3/3.0	1,512 (+1%)	5mo	$310,000	$205	79
13343 Peaceful Melody Dr	0.66mi	3/2.5	1,644 (+9%)	2mo	$431,990	$263	50
13331 Peaceful Melody Dr	0.66mi	3/2.5	1,644 (+9%)	2mo	$419,900	$255	50
13193 Calming Breeze Way	0.74mi	3/2.5	1,644 (+9%)	8mo	$430,285	$262	41
13223 Calming Breeze Way	0.73mi	3/2.5	1,644 (+9%)	9mo	$399,990	$243	41
13233 Peaceful Melody Dr	0.69mi	3/2.5	1,644 (+9%)	12mo	$435,001	$265	41
13335 Peaceful Melody Dr	0.66mi	3/3.0	1,715 (+14%)	2mo	$428,000	$250	40
13245 Peaceful Melody Dr	0.69mi	3/2.5	1,715 (+14%)	12mo	$420,000	$245	33
13237 Peaceful Melody Dr	0.69mi	3/2.5	1,715 (+14%)	12mo	$430,000	$251	32
13241 Calming Breeze Way	0.73mi	3/3.0	1,715 (+14%)	8mo	$443,000	$258	32
13229 Calming Breeze Way	0.73mi	3/3.0	1,715 (+14%)	9mo	$434,000	$253	31

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: -10.1%
• Equity multiple: 0.55×
• Total profit: $-33,698
• Equity at exit: $73,412

10-year hold

• IRR: -6.5%
• Equity multiple: 0.40×
• Total profit: $-45,140
• Equity at exit: $84,812

Cash invested: $75,026 (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: 719
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,532 high
• Mortgage (P&I): −$1,405
• Tax from tax record: −$327 /mo · $3,928/yr
• Insurance: −$112
• HOA: −$385
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-229

Break-even live

Break-even rent $2,822

Max offer price $227,505

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-153	+0% $-229	+5% $-305	+10% $-381
Rent	-10% $-429	-5% $-329	+0% $-229	+5% $-129	+10% $-29
Rate	-1.0pp $-94	-0.5pp $-161	base $-229	+0.5pp $-298	+1.0pp $-369

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: $66,988
• Closing costs: $8,038
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1421 Retreat Cir Clermont, FL	3.0	2.0	1512	$2,400	$1.59	23d	1	0.04mi
1641 Retreat Cir Clermont, FL	3.0	2.0	1512	$2,099	$1.39	25d	1	0.07mi
17517 Blessing Dr Clermont, FL	3.0	3.0	1494	$2,200	$1.47	25d	1	0.22mi
17422 Serenidad Blvd Clermont, FL	3.0	3.0	1854	$2,800	$1.51	25d	1	0.24mi
17442 Hidden Forest Dr Clermont, FL	3.0	3.0	1852	$2,000	$1.08	21d	1	0.24mi
17522 Placidity Ave Clermont, FL	3.0	3.0	1512	$2,400	$1.59	25d	1	0.25mi
17410 Serenidad Blvd Clermont, FL	4.0	3.0	1845	$2,450	$1.33	23d	1	0.26mi
17440 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,500	$1.67	12d	1	0.28mi
17417 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,650	$1.77	25d	1	0.32mi
17314 Serenidad Blvd Unit 1340347P Clermont, FL	3.0	3.0	1496	$5,750	$3.84	4d	1	0.32mi
17350 Blessing Dr Clermont, FL	3.0	3.0	1852	$2,600	$1.40	19d	1	0.34mi
17307 Hidden Forest Dr Clermont, FL	4.0	3.0	1888	$2,500	$1.32	19d	1	0.37mi
17238 Blessing Dr Clermont, FL	4.0	3.0	1888	$2,600	$1.38	25d	1	0.45mi
1396 Peaceful Nature Way Unit 1396 Clermont, FL	4.0	3.0	1888	$2,550	$1.35	25d	1	0.45mi
1400 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$2,400	$1.30	21d	1	0.45mi
1389 Peaceful Nature Way Unit 1244727P Clermont, FL	3.0	3.0	1851	$5,258	$2.84	3d	1	0.47mi
17216 Blessing Dr Clermont, FL	3.0	3.0	1854	$2,400	$1.29	19d	1	0.48mi
1385 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$3,200	$1.73	25d	1	0.48mi
1387 Peaceful Nature Way Clermont, FL	3.0	3.0	1855	$2,600	$1.40	21d	1	0.48mi
1411 Serendipity Ln Clermont, FL	3.0	2.5	1853	$2,950	$1.59	21d	1	0.51mi
953 Rivers Crossing St Clermont, FL	4.0	2.0	1678	$2,550	$1.52	19d	1	0.53mi
1308 Whitewood Way Clermont, FL	4.0	2.0	1861	$2,295	$1.23	13d	1	0.59mi
17100 Woodcrest Way Clermont, FL	3.0	2.0	1770	$2,125	$1.20	5d	1	0.61mi
13335 Peaceful Melody Dr Winter Garden, FL	3.0	3.0	1715	$2,650	$1.55	19d	1	0.69mi
833 Rivers Crossing St Clermont, FL	4.0	2.0	1580	$2,283	$1.44	6d	1	0.71mi
17301 Back Bay Ct Clermont, FL	4.0	3.0	1978	$2,700	$1.37	25d	1	0.72mi
1201 Cedarwood Way Clermont, FL	3.0	2.0	1245	$2,150	$1.73	25d	1	0.73mi
17177 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1483	$2,500	$1.69	25d	1	0.77mi
10903 Rushwood Way Clermont, FL	3.0	2.0	1580	$2,320	$1.47	25d	1	0.83mi
17135 Cagan Crossings Blvd Clermont, FL	4.0	3.0	1978	$2,650	$1.34	19d	1	0.84mi
16803 Sarahs Pl Clermont, FL	1.0–3.0	1.0–2.0	895	$1,803	$2.01	3d	21	0.87mi
1305 Raintree Bnd Clermont, FL	2.0–4.0	2.0	1125	$1,619	$1.44	6d	9	0.90mi
16806 Glenbrook Blvd Unit 1029871P Clermont, FL	4.0	3.5	1948	$6,707	$3.44	16d	1	0.93mi
13075 Spring Grove Way Winter Garden, FL	3.0	3.0	1983	$3,000	$1.51	5d	1	0.94mi
17345 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1269	$2,195	$1.73	13d	1	0.95mi
16724 Rolling Green Dr Clermont, FL	4.0	3.5	1963	$3,600	$1.83	25d	1	1.04mi
16719 Hidden Spring Dr Clermont, FL	4.0	3.0	1948	$2,400	$1.23	25d	1	1.05mi
16625 Palm Spring Dr Clermont, FL	4.0	3.0	1942	$2,950	$1.52	25d	1	1.10mi
15883 Tollington Aly Winter Garden, FL	3.0	2.5	1850	$2,950	$1.59	16d	1	1.11mi
15883 Tollington Aly Winter Garden, FL	3.0	2.5	1850	$2,950	$1.59	5d	1	1.11mi

HOA detail

• Monthly dues: $385 · $4,620/yr
• Likely covers: waterpool

Listing history 11 events

1. 2026-06-21
   days on market $267,950 Active 18 DOM
2. 2026-06-18
   days on market $267,950 Active 15 DOM
3. 2026-06-17
   days on market $267,950 Active 14 DOM
4. 2026-06-16
   days on market $267,950 Active 13 DOM
5. 2026-06-15
   days on market $267,950 Active 12 DOM
6. 2026-06-13
   days on market $267,950 Active 10 DOM
7. 2026-06-09
   days on market $267,950 Active 6 DOM
8. 2026-06-08
   days on market $267,950 Active 5 DOM
9. 2026-06-07
   days on market $267,950 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $267,950 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: $3,928 · $327/mo
• Projected year-2 tax: $3,928 · $327/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 6/10 Major
• 🌡 Heat 8/10 Severe 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: $30,382
• − Mortgage interest: −$15,009
• − Property taxes: −$3,928
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − HOA: −$4,620
• − Depreciation: −$7,795
• Taxable loss: −$7,171
• Est. tax savings @ 24.0%: +$1,721
• After-tax cash flow: $-1,026/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

+211.9% since first listed

13 events — show timeline

• 2026-06-03 Listed $267,950 Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-24 Price Changed $283,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2022-01-03 Sold (Public Records) $275,000 Public Records
• 2021-12-21 Sold (MLS) $275,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-22 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2014-01-14 Sold (MLS) $106,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-01 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2010-07-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-07-29 Listed $85,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $3,928 · -8.6% YoY. Source: county tax records.