3695 Dale Ct · Mount Dora, FL 32757

$216,900

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 136 Days on market

Built 1969 0.30 ac lot Est $259k · 16% under

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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 +14.9/15.0
• Cash flow +13.4/30.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice two-bedroom one bathroom cement block house on a calm cul-de-sac. Move in ready with a closed-in back porch and spacious fenced-in back yard. The house has a new roof in May 2025, washer and dryer are three years old. The outside and inside of the house were painted in February 2025, large 1.5 car garage.

Key facts

• Fenced-in back yard
• New hvac
• Closed-in back porch

Tags

• CLOSED-IN BACK PORCH
• FENCED-IN BACK YARD
• NEW ROOF
• NEW HVAC
• PAINTED INSIDE AND OUTSIDE

Property features AI

Finance

• Other: Zoned R-6; Lot approximately 0.3 acres (88 x 150), asphalt public road access
• HOA & community: No HOA/association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank; Cable connected; Electricity connected
• Home design: Single family residence; One story; Faces southwest; Residential property
• Construction: Concrete and metal siding construction; Shingle roof; Slab foundation; Built area and living area reported by owner
• Exterior features: Other exterior features

Interior

• Kitchen: Built-In Oven; Cooktop; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Washer; Dryer; Laundry located inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $3 ($40/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 $185k (14.8% below list).
• Recommended offer: $185k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.3% in Mount Dora — 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 75/100 on livability (#244 in FL, #3,860 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime 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 flat; 639 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k 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 136 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y 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 $40k; list at $217k implies a 442% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,749 (14.8% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $259,440
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3715 Dale Ct	0.02mi	2/2.0	1,248 (+13%)	5mo	$228,900	$183	69
1395 Morningside St	0.22mi	3/2.0 (+1)	1,100 (-0%)	15mo	$230,000	$209	67
807 Norman Dr	0.32mi	2/1.0	982 (-11%)	19mo	$210,000	$214	50
3771 Cactus Ln	0.69mi	2/1.5	1,015 (-8%)	6mo	$235,000	$232	48
3785 Vine Ln	0.59mi	2/2.0	1,083 (-2%)	21mo	$369,900	$342	48
2815 Westland Rd	0.60mi	2/2.0	1,112 (+1%)	24mo	$275,000	$247	47
4092 Lake Eleanor Dr	0.71mi	2/2.0	1,116 (+1%)	23mo	$312,000	$280	42
1073 Central St	0.70mi	3/2.0 (+1)	1,225 (+11%)	1mo	$325,000	$265	39
2668 Westland Rd	0.68mi	2/2.0	1,202 (+9%)	22mo	$270,000	$225	32
2729 Westland Rd	0.66mi	2/2.0	954 (-14%)	16mo	$283,000	$297	29
4034 Lake Eleanor Dr	0.69mi	3/2.0 (+1)	1,256 (+14%)	19mo	$295,000	$235	20

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

Projected returns pro-forma

-3.0% appreciation · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-39,381
• Equity at exit: $32,340

10-year hold

• IRR: -17.2%
• Equity multiple: 0.15×
• Total profit: $-51,383
• Equity at exit: $18,754

Cash invested: $60,732 (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 32757

• Home prices YoY: -34.5%
• Rents YoY: 0.6%
• Active inventory: 639
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$1,137
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $3

Break-even live

Break-even rent $1,843

Max offer price $216,900

Occupancy floor 95%

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: $54,225
• Closing costs: $6,507
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 Emerald Dr Mount Dora, FL	3.0	2.0	1320	$1,625	$1.23	22d	1	0.23mi
1070 Emerald Dr Mount Dora, FL	2.0	1.0	1000	$1,595	$1.59	13d	1	0.25mi
905 Marion Dr Mount Dora, FL	2.0	1.0	934	$1,550	$1.66	24d	1	0.29mi
3550 Lake Center Dr Mount Dora, FL	1.0–3.0	1.0–2.0	1026	$1,650	$1.61	3d	26	0.33mi
835 Golden Isle Dr Mount Dora, FL	3.0	2.0	905	$1,800	$1.99	5d	1	0.38mi
1400 Eudora Rd Mount Dora, FL	1.0–2.0	1.0–2.0	777	$1,499	$1.93	5d	4	0.39mi
2390 Sheridan Rd Mount Dora, FL	2.0	2.0	1200	$3,500	$2.92	18d	1	0.76mi
1370 Greenway Dr Mt Dora, FL	2.0	1.0	1100	$2,500	$2.27	18d	1	0.76mi
2533 Bracknell Forest Trl Tavares, FL	3.0	2.0	1483	$2,100	$1.42	3d	1	1.11mi
2551 Bracknell Forest Trl Tavares, FL	3.0	2.0	1483	$2,081	$1.40	16d	1	1.13mi
2811 Ruleme St Eustis, FL	2.0	1.0–1.5	522	$1,349	$2.58	2d	5	1.33mi

Listing history 28 events

1. 2026-06-07
   statusdays on market $216,900 Pending 136 DOM
2. 2026-06-04
   days on market $216,900 Active 135 DOM
3. 2026-06-03
   days on market $216,900 Active 134 DOM
4. 2026-06-02
   days on market $216,900 Active 133 DOM
5. 2026-06-02
   days on market $216,900 Active 132 DOM
6. 2026-05-31
   days on market $216,900 Active 131 DOM
7. 2026-05-15
   status Active
8. 2026-05-13
   status Pending
9. 2026-05-03
   price $216,900
10. 2026-03-15
    status Active
11. 2026-03-10
    status Pending
12. 2026-02-06
    status Active
13. 2026-01-30
    status Pending
14. 2026-01-07
    listed $220,900 Active
15. 2026-01-06
    historical
16. 2025-08-19
    price $220,900
17. 2025-06-30
    listed $224,900 Active
18. 2025-06-02
    historical
19. 2025-04-17
    price $219,900
20. 2025-03-31
    price $210,900
21. 2025-03-27
    status Active
22. 2025-03-25
    status Pending
23. 2025-03-21
    status Active
24. 2025-03-20
    status Active
25. 2025-03-17
    status Pending
26. 2025-03-12
    listed $219,900 Active
27. 2010-06-15
    soldstatus $40,000
28. 2010-04-29
    listed $43,000

ⓘ 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: $2,741 · $228/mo
• Projected year-2 tax: $2,741 · $228/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $22,170
• − Mortgage interest: −$12,150
• − Property taxes: −$2,741
• − Insurance: −$1,084
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$6,310
• Taxable loss: −$3,662
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $919/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 — Mount Dora

• Score: 75/100
• State rank: #244
• US rank: #3860

Category grades

Amenities F Commute F Cost of living B 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: 34,121
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 34,121
• Household income: $77,216
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 998.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 20% Black 12% Two or more races 11% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -154.69%
• Current HPI: 293.4759
• Rent YoY: ▲ 0.55%
• 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

+404.4% since first listed

22 events — show timeline

• 2026-05-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Price Changed $216,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listed $220,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Price Changed $220,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Price Changed $210,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-12 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2010-06-15 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-29 Listed $43,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.6%/yr

Latest (2025): $2,741 · +3.5% YoY. Source: county tax records.