1203 Parkwood Ave · Groveland, FL 34736

$183,000

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 11 Days on market

Built 1970 8,806 sqft lot

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Close to schools, and a couple of minutes from Highway 50, this would be a great starter home or investment. Property is currently being leased on a month to month basis current tenant been there for the last two years and would like to stay. This is a 3 bedroom 1 bathroom home with two large storage sheds in the rear. Come visit this property today.

Key facts

• Newer roof
• Large yard
• Updated a/c system

Tags

• CUL-DE-SAC
• NEWER ROOF
• UPDATED A/C SYSTEM
• LARGE YARD

Property features AI

Finance

• Other: Residential, R-1 zoning; Living area approximately 1,012 square feet
• Financial info: No lease restrictions noted
• HOA & community: No association indicated

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; High-speed internet available; Cable available; Electricity available
• Home design: Single-family residence; One story; Faces northwest
• Construction: Frame construction with wood siding; Shingle roof; Crawlspace foundation; Built on a 0.2 acre lot
• Exterior features: Storage space

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (one-level home)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Split bedroom floor plan; Programmable thermostat
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $183k).
• Cap rate 8.7% vs local median 4.0% in Groveland — 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 (#416 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A-, crime B+; Watch: 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: Groveland Elementary School (math 30% / reading 32%, grade F, #1,854 of 2,144 statewide, top 87%, 744 students, 63% FRL); South Lake High School (math 36% / reading 39%, grade F, #336 of 667 statewide, top 51%, 2,169 students, 40% FRL) — zoned schools at 52% FRL track the district average.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-15 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 590 active listings in the ZIP; 7 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).

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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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 $125k; 46% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-9,282
• Equity at exit: $27,286

10-year hold

• IRR: 3.1%
• Equity multiple: 1.21×
• Total profit: $10,850
• Equity at exit: $15,822

Cash invested: $51,240 (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 34736

• Home prices YoY: -22.5%
• Rents YoY: 1.7%
• Active inventory: 590
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$960
• Tax from tax record: −$237 /mo · $2,840/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $362

Break-even live

Break-even rent $1,611

Max offer price $183,000

Occupancy floor 78%

Sensitivity live

Price	-10% $466	-5% $414	+0% $362	+5% $310	+10% $259
Rent	-10% $199	-5% $280	+0% $362	+5% $444	+10% $526
Rate	-1.0pp $454	-0.5pp $409	base $362	+0.5pp $315	+1.0pp $267

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 Parkwood Ave Groveland, FL	3.0	1.0	888	$1,650	$1.86	25d	1	0.20mi
1004 Park Central Cir Groveland, FL	2.0	2.0	1289	$1,850	$1.44	6d	1	0.40mi
1004 Park Central Cir Groveland, FL	2.0	2.0	1152	$1,850	$1.61	17d	1	0.40mi
784 E Anderson Rd Groveland, FL	3.0	1.0	960	$1,600	$1.67	23d	1	0.41mi
784 E Anderson Rd Groveland, FL	3.0	1.0	960	$1,600	$1.67	25d	1	0.41mi
425 Thompson Ave Groveland, FL	3.0	2.0	1175	$2,100	$1.79	5d	1	0.99mi
165 Quail Oaks Cir Groveland, FL	3.0	2.0	1410	$2,000	$1.42	21d	1	1.29mi

Listing history 7 events

1. 2026-06-21
   days on market $183,000 Active 11 DOM
2. 2026-06-18
   days on market $183,000 Active 8 DOM
3. 2026-06-17
   days on market $183,000 Active 7 DOM
4. 2026-06-16
   days on market $183,000 Active 6 DOM
5. 2026-06-15
   days on market $183,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $183,000 Active 3 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: $2,840 · $237/mo
• Projected year-2 tax: $2,840 · $237/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 ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,833
• − Mortgage interest: −$10,251
• − Property taxes: −$2,840
• − Insurance: −$915
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$5,324
• Taxable income: $1,530
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $3,979/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 — Groveland

• Score: 70/100
• State rank: #416
• US rank: #7397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groveland, FL
• County: Lake County · 364,602 people
• City population: 28,001
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,001
• Household income: $90,545
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 216.0

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 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 25% Two or more races 17% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 15% Cuban 2%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 1%
• Foreign-born: 13% · Canada, Guatemala
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -77.23%
• Current HPI: 265.3457
• Rent YoY: ▲ 1.67%
• 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

+131.6% since first listed

14 events — show timeline

• 2026-06-10 Listed $183,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-08-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-06-29 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-12 Price Changed $187,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-17 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-26 Sold (Public Records) $125,000 Public Records
• 2021-05-24 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-21 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-29 Sold (Public Records) $73,000 Public Records
• 2018-02-28 Sold (MLS) $73,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-10-17 Listed $79,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.3%/yr

Latest (2025): $2,840 · +2.9% YoY. Source: county tax records.