712 Shelton St · Fruitland Park, FL 32163

$298,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 18 Days on market

Built 2015 5,460 sqft lot Est $330k · 10% under $204/mo HOA · 7% of rent

---

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).

• ARV discount +11.8/15.0
• Cash flow +10.2/30.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

FURNISHED 2 Bedroom, 2 Bathroom SAND DOLLAR Floor Plan, ideally located in the desirable Village of Pine Ridge in The Villages, Florida. Offering a comfortable layout, low-maintenance lifestyle, and convenient access to shopping, dining, golf, and recreation, this home is perfectly positioned to enjoy The Villages, Florida. Built in 2015 and thoughtfully designed with an open layout and split bedroom floorplan, this home offers comfortable living in a location that places everyday conveniences just minutes away. Inside, the open concept design creates a welcoming atmosphere. The kitchen features a peninsula island that naturally separates the dining and living areas while maintaining an ope

Key facts

• Screened lanai
• Open layout
• Large walk-in closet

Tags

• OPEN LAYOUT
• SPLIT BEDROOM FLOORPLAN
• PENINSULA ISLAND
• SCREENED LANAI
• LARGE WALK-IN CLOSET
• DUAL SINK VANITY

Property features AI

Finance

• Other: Property type: Residential, single family residence; Total acreage less than 1/4 acre
• Financial info: CDD present; Homestead exempt
• HOA & community: Community clubhouse; Community pool; Fitness center; Tennis courts; Pickleball courts; Shuffleboard; Playground; Dog park; Golf course access; Golf carts allowed; Parks and trails; Recreation facilities; Street lights; Deed restrictions; Senior community; Pets allowed; Association fees include pool and recreational facilities; Total monthly association fees reported

Exterior

• Parking: Attached garage (1 car) with garage door opener; Golf cart parking; Garage approximately 18 x 20
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Sewer connected; Water connected; Underground utilities; Sprinkler meter
• Home design: Single family residence; One story; North-facing
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as single-story home
• Exterior features: Covered rear patio/porch; Sliding doors; Sprinkler meter; Near golf course; Paved lot/road; Level lot; In county

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen-family room combo; Living room-dining room combo; Open floorplan; Split bedroom plan; Thermostat; Vaulted ceilings; Walk-in closets; Blinds
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (10.2% below list).
• Meets the 1% rule at list price ($3k rent vs $298k).
• Recommended offer: $268k (10.2% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: schools D, 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.
• Market conditions: 265 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($294k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,681 (10.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.00% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $329,888
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
744 Shelton St	0.06mi	3/2.0	1,474 (+9%)	13mo	$275,000	$187	72
1061 Carver Ct	0.70mi	3/2.0	1,391 (+3%)	2mo	$345,000	$248	61
1084 Becker Ave	0.74mi	3/2.0	1,395 (+3%)	12mo	$339,900	$244	50

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $151,703
• Equity at exit: $268,462

10-year hold

• IRR: 20.2%
• Equity multiple: 6.47×
• Total profit: $456,005
• Equity at exit: $578,948

Cash invested: $83,440 (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 32163

• Home prices YoY: 9.8%
• Active inventory: 265
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,989 high
• Mortgage (P&I): −$1,563
• Tax from tax record: −$642 /mo · $7,700/yr
• Insurance: −$124
• HOA: −$204
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $-172

Break-even live

Break-even rent $3,206

Max offer price $267,681

Occupancy floor —

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1069 Becker Ave The Villages, FL	3.0	2.0	1656	$5,000	$3.02	23d	1	0.75mi
3530 E Harbor Dr Fruitland Park, FL	1.0–3.0	1.0–2.0	1061	$2,014	$1.90	1d	37	0.84mi
3225 Wise Way The Villages, FL	3.0	2.0	1652	$2,650	$1.60	23d	1	0.86mi
307 Willard Ave Fruitland Park, FL	3.0	2.0	1796	$1,881	$1.05	12d	1	1.37mi
2614 Dartford Ter The Villages, FL	3.0	2.0	1685	$1,995	$1.18	20d	1	1.46mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 13 events

1. 2026-06-18
   days on market $298,000 Active 18 DOM
2. 2026-06-17
   days on market $298,000 Active 17 DOM
3. 2026-06-16
   pricedays on market $298,000 Active 16 DOM
4. 2026-06-15
   days on market $315,000 Active 15 DOM
5. 2026-06-13
   days on market $315,000 Active 13 DOM
6. 2026-06-09
   days on market $315,000 Active 9 DOM
7. 2026-06-08
   days on market $315,000 Active 8 DOM
8. 2026-06-07
   days on market $315,000 Active 7 DOM
9. 2026-06-04
   days on market $315,000 Active 4 DOM
10. 2026-06-03
    days on market $315,000 Active 3 DOM
11. 2026-06-02
    days on market $315,000 Active 2 DOM
12. 2026-05-31
    remarks 699-char remark
13. 2026-05-31
    listed $315,000 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: $7,700 · $642/mo
• Projected year-2 tax: $7,700 · $642/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $35,862
• − Mortgage interest: −$16,693
• − Property taxes: −$7,700
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,869
• − Management: −$2,869
• − HOA: −$2,448
• − Depreciation: −$8,669
• Taxable loss: −$6,875
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $-410/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

• Census place: Fruitland Park, FL
• County: Sumter County · 110,591 people
• City population: 12,196
• Metro: The Villages, FL
• Population (ZIP): 28,549
• Household income: $96,775
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 307.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1% Other Indo-European 0%

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: ▲ 20.47%
• Current HPI: 229.0075
• Rent YoY: —
• Metro: The Villages, 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

• 2026-05-31 Listed $315,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $7,700 · +5.2% YoY. Source: county tax records.