30213 Tavares Ridge Blvd #30213 · Tavares, FL 32778

$159,000

2 bd · 2.0 ba · 1,448 sqft · Condo · 64 Days on market

Built 1988 $321/mo HOA · 17% 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 +16.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +5.1/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This Beautiful Move-In-Ready End Unit, 2 Bedroom, 2 Bath condo is located in the Tavares Ridge Condo community. As you enter the home you will walk into the spacious Living Room with the adjoining Dining Room. The kitchen boasts newer appliances added just 2 years ago. As you pass through the Kitchen you will enter a large (26'x11') Family Room, which is great for entertaining. All of the bedrooms are off of the living room. This home has its own backyard with a private view of conservation. The property has been well-maintained with a 6-month-new HVAC, 5 year old roof, and it was replumbed 4 years ago. The Building will be painted mid-August. What more could you ask for? Call today for a private tour!

Key facts

• Community pool
• Walk-in closet
• Large pantry

Tags

• WALK-IN CLOSET
• LARGE PANTRY
• ENCLOSED PATIO
• COMMUNITY POOL

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: Total annual association fees $3,852
• HOA & community: Monthly condo/association fee of $321 (includes pool, structure maintenance, and grounds maintenance); Association approval required; Association managed by Joshua Pack - RealManage; Pets allowed (size/number limits apply; max pet weight 150 lbs); Lease restrictions apply

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential condominium; Planned Unit Development (PUD); One story; Faces east; Floor 1
• Construction: Block construction; Shingle roof; Slab foundation; Built as a single-level unit
• Exterior features: In-ground pool; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room / dining room combo; Thermostat; Bonus room; Total of 5 rooms
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.5% in Tavares — 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 76/100 on livability (#220 in FL, #3,464 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment 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: Rents rising fast (+4.0%/yr); 501 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 36% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 64 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-17,578
• Equity at exit: $23,707

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,801
• Equity at exit: $13,747

Cash invested: $44,520 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 501
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$321
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $93

Break-even live

Break-even rent $1,797

Max offer price $159,000

Occupancy floor 90%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30024 Tavares Ridge Blvd Unit 62 Tavares, FL	2.0	2.0	1140	$2,000	$1.75	23d	1	0.21mi
2106 Shantiniketan Blvd Unit B6 Tavares, FL	2.0	2.0	1200	$2,200	$1.83	5d	1	0.47mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	3d	1	0.62mi
500 E Rosewood Ln Unit 154 Tavares, FL	3.0	2.0	1140	$1,650	$1.45	23d	1	0.79mi
459 E Rosewood Ln #157 Tavares, FL	3.0	2.0	1240	$1,400	$1.13	21d	1	0.79mi
1604 Wynford Cir Tavares, FL	3.0	2.5	1858	$1,900	$1.02	17d	1	0.81mi
1605 Wynford Cir Tavares, FL	3.0	2.5	1817	$2,200	$1.21	23d	1	0.85mi
465 Oak Dr Tavares, FL	3.0	3.0	1550	$1,750	$1.13	23d	1	0.96mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	23d	1	1.00mi
3224 Manatee Rd Tavares, FL	3.0	2.0	1568	$1,600	$1.02	4d	1	1.09mi
4950 Marsh Harbor Dr Tavares, FL	3.0	2.0	1227	$2,050	$1.67	4d	1	1.31mi
4567 Barbuda Dr Tavares, FL	3.0	2.0	1362	$2,150	$1.58	23d	1	1.32mi
4721 Treasure Cay Rd Tavares, FL	3.0	2.0	1372	$2,000	$1.46	14d	1	1.37mi
615 Juniper Way Tavares, FL	3.0	2.0	1209	$1,900	$1.57	17d	1	1.42mi
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	23d	1	1.48mi

HOA detail condo

• Monthly dues: $321 · $3,852/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $159,000 Active 64 DOM
2. 2026-06-17
   days on market $159,000 Active 63 DOM
3. 2026-06-16
   days on market $159,000 Active 62 DOM
4. 2026-06-15
   days on market $159,000 Active 61 DOM
5. 2026-06-13
   days on market $159,000 Active 59 DOM
6. 2026-06-09
   days on market $159,000 Active 55 DOM
7. 2026-06-08
   days on market $159,000 Active 54 DOM
8. 2026-06-07
   days on market $159,000 Active 53 DOM
9. 2026-06-04
   days on market $159,000 Active 50 DOM
10. 2026-06-03
    days on market $159,000 Active 49 DOM
11. 2026-06-02
    days on market $159,000 Active 48 DOM
12. 2026-06-01
    days on market $159,000 Active 47 DOM
13. 2026-05-31
    days on market $159,000 Active 46 DOM
14. 2026-05-01
    price $159,000
15. 2026-04-15
    listed $170,000 Active
16. 2023-09-25
    soldstatus $170,000 Closed 725-char remark

    Show marketing remark (725 chars)

    Welcome Home! This Beautiful Move-In-Ready End Unit, 2 Bedroom, 2 Bath condo is located in the Tavares Ridge Condo community. As you enter the home you will walk into the spacious Living Room with the adjoining Dining Room. The kitchen boasts newer appliances added just 2 years ago. As you pass through the Kitchen you will enter a large (26'x11') Family Room, which is great for entertaining. All of the bedrooms are off of the living room. This home has its own backyard with a private view of conservation. The property has been well-maintained with a 6-month-new HVAC, 5 year old roof, and it was replumbed 4 years ago. The Building will be painted mid-August. What more could you ask for? Call today for a private tour!

17. 2023-08-27
    status Pending 725-char remark

    Show marketing remark (725 chars)

    Welcome Home! This Beautiful Move-In-Ready End Unit, 2 Bedroom, 2 Bath condo is located in the Tavares Ridge Condo community. As you enter the home you will walk into the spacious Living Room with the adjoining Dining Room. The kitchen boasts newer appliances added just 2 years ago. As you pass through the Kitchen you will enter a large (26'x11') Family Room, which is great for entertaining. All of the bedrooms are off of the living room. This home has its own backyard with a private view of conservation. The property has been well-maintained with a 6-month-new HVAC, 5 year old roof, and it was replumbed 4 years ago. The Building will be painted mid-August. What more could you ask for? Call today for a private tour!

18. 2023-08-25
    price $168,500 725-char remark

    Show marketing remark (725 chars)

    Welcome Home! This Beautiful Move-In-Ready End Unit, 2 Bedroom, 2 Bath condo is located in the Tavares Ridge Condo community. As you enter the home you will walk into the spacious Living Room with the adjoining Dining Room. The kitchen boasts newer appliances added just 2 years ago. As you pass through the Kitchen you will enter a large (26'x11') Family Room, which is great for entertaining. All of the bedrooms are off of the living room. This home has its own backyard with a private view of conservation. The property has been well-maintained with a 6-month-new HVAC, 5 year old roof, and it was replumbed 4 years ago. The Building will be painted mid-August. What more could you ask for? Call today for a private tour!

19. 2023-08-02
    listed $172,500 Active 725-char remark

    Show marketing remark (725 chars)

    Welcome Home! This Beautiful Move-In-Ready End Unit, 2 Bedroom, 2 Bath condo is located in the Tavares Ridge Condo community. As you enter the home you will walk into the spacious Living Room with the adjoining Dining Room. The kitchen boasts newer appliances added just 2 years ago. As you pass through the Kitchen you will enter a large (26'x11') Family Room, which is great for entertaining. All of the bedrooms are off of the living room. This home has its own backyard with a private view of conservation. The property has been well-maintained with a 6-month-new HVAC, 5 year old roof, and it was replumbed 4 years ago. The Building will be painted mid-August. What more could you ask for? Call today for a private tour!

20. 2019-01-08
    soldstatus $90,000 Sold 389-char remark

    Show marketing remark (389 chars)

    Come see this move-in ready condo! This end unit with no rear neighbors is just steps away from the community pool. This condo is very well maintained and features 2 bedrooms, 2 full bathrooms, and a large enclosed bonus room. This home has been well maintained and has tile throughout the most of the home, new AC in 2017 and new roof in 2018. Don't miss out. Schedule your showing today!

21. 2018-11-29
    status Pending 389-char remark

    Show marketing remark (389 chars)

    Come see this move-in ready condo! This end unit with no rear neighbors is just steps away from the community pool. This condo is very well maintained and features 2 bedrooms, 2 full bathrooms, and a large enclosed bonus room. This home has been well maintained and has tile throughout the most of the home, new AC in 2017 and new roof in 2018. Don't miss out. Schedule your showing today!

22. 2018-11-20
    status Active 389-char remark

    Show marketing remark (389 chars)

    Come see this move-in ready condo! This end unit with no rear neighbors is just steps away from the community pool. This condo is very well maintained and features 2 bedrooms, 2 full bathrooms, and a large enclosed bonus room. This home has been well maintained and has tile throughout the most of the home, new AC in 2017 and new roof in 2018. Don't miss out. Schedule your showing today!

23. 2018-11-17
    status Pending 389-char remark

    Show marketing remark (389 chars)

    Come see this move-in ready condo! This end unit with no rear neighbors is just steps away from the community pool. This condo is very well maintained and features 2 bedrooms, 2 full bathrooms, and a large enclosed bonus room. This home has been well maintained and has tile throughout the most of the home, new AC in 2017 and new roof in 2018. Don't miss out. Schedule your showing today!

24. 2018-11-15
    status Active 389-char remark

    Show marketing remark (389 chars)

    Come see this move-in ready condo! This end unit with no rear neighbors is just steps away from the community pool. This condo is very well maintained and features 2 bedrooms, 2 full bathrooms, and a large enclosed bonus room. This home has been well maintained and has tile throughout the most of the home, new AC in 2017 and new roof in 2018. Don't miss out. Schedule your showing today!

25. 2018-11-08
    status Pending 389-char remark

    Show marketing remark (389 chars)

    Come see this move-in ready condo! This end unit with no rear neighbors is just steps away from the community pool. This condo is very well maintained and features 2 bedrooms, 2 full bathrooms, and a large enclosed bonus room. This home has been well maintained and has tile throughout the most of the home, new AC in 2017 and new roof in 2018. Don't miss out. Schedule your showing today!

26. 2018-11-02
    listed $94,000 Active 389-char remark

    Show marketing remark (389 chars)

    Come see this move-in ready condo! This end unit with no rear neighbors is just steps away from the community pool. This condo is very well maintained and features 2 bedrooms, 2 full bathrooms, and a large enclosed bonus room. This home has been well maintained and has tile throughout the most of the home, new AC in 2017 and new roof in 2018. Don't miss out. Schedule your showing today!

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $22,978
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$3,852
• − Depreciation: −$4,625
• Taxable loss: −$1,262
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,418/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 — Tavares

• Score: 76/100
• State rank: #220
• US rank: #3464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 25,042
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 25,042
• Household income: $63,472
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 586.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% 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: ▼ -88.07%
• Current HPI: 288.7123
• Rent YoY: ▲ 4.05%
• 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

+69.1% since first listed

13 events — show timeline

• 2026-05-01 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-25 Sold (MLS) $170,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-25 Price Changed $168,500 Stellar MLS as Distributed by MLS Grid
• 2023-08-02 Listed $172,500 Stellar MLS as Distributed by MLS Grid
• 2019-01-08 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-11-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-11-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-11-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-11-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-11-02 Listed $94,000 Stellar MLS as Distributed by MLS Grid