30034 Tavares Ridge Blvd #1 · Tavares, FL 32778

$135,000

2 bd · 2.0 ba · 1,120 sqft · Condo · 111 Days on market

Built 1988 Average condition $321/mo HOA · 16% of rent ↓ 10% since listing

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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 +25.1/30.0
• 1% rule +9.5/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Are you ready to buy a home and stop paying rent and build equity? This 2 Bedroom 2 Bath Condo is priced to allow you to bring your own style and updates. It offers 1,120 sq. ft. of living space. Upon entry, you'll be welcomed by a spacious open-plan living and dining area, perfect for hosting guests or relaxing in comfort. The galley kitchen is equipped with a walk-in pantry and washer and dryer hookups. The master suite features a generous ensuite bathroom with a walk-in shower and walk-in closet. An added bonus room off the kitchen can be used for an office, craft room or family room. A great opportunity for first-time home buyer, families or snowbirds looking for a Florida winter home.

Key facts

• Community pool
• Walk-in closet
• Bonus room

Tags

• WALK-IN PANTRY
• ENSUITE BATHROOM
• WALK-IN SHOWER
• WALK-IN CLOSET
• BONUS ROOM
• COMMUNITY POOL

Property features AI

Finance

• Other: Unfurnished; Community directions available
• Financial info: Total monthly fees: $321; total annual fees: $3,852; Lease restrictions apply
• HOA & community: HOA required; monthly association fee of $321; Association approval required; Association fee includes pool, structure maintenance, and grounds maintenance; Pets allowed (maximum weight ~80 lbs)

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Sewer connected; Water connected
• Home design: Residential condominium; One story; First floor; Facing south; Planned unit development (PUD)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of a multi-unit building (Building #66)
• Exterior features: Concrete and paved road access; Community pool; Community mailbox

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room/dining room combo; Walk-in closet(s); Blinds
• Laundry & utility: Washer and dryer included; Laundry inside, in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Zoned schools: Tavares Elementary School (math 49% / reading 45%, grade D-, #1,191 of 2,144 statewide, top 57%, 875 students, 61% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 501 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.45% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 5.7

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-610
• Equity at exit: $20,129

10-year hold

• IRR: 10.7%
• Equity multiple: 1.89×
• Total profit: $33,570
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$321
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $297

Break-even live

Break-even rent $1,587

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $391	-5% $344	+0% $297	+5% $251	+10% $204
Rent	-10% $142	-5% $220	+0% $297	+5% $375	+10% $453
Rate	-1.0pp $365	-0.5pp $332	base $297	+0.5pp $262	+1.0pp $227

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	24d	1	0.04mi
2106 Shantiniketan Blvd Unit B6 Tavares, FL	2.0	2.0	1200	$2,200	$1.83	5d	1	0.53mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	3d	1	0.72mi
459 E Rosewood Ln #157 Tavares, FL	3.0	2.0	1240	$1,400	$1.13	22d	1	0.87mi
500 E Rosewood Ln Unit 154 Tavares, FL	3.0	2.0	1140	$1,650	$1.45	24d	1	0.88mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	24d	1	0.97mi
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	24d	1	1.42mi
4950 Marsh Harbor Dr Tavares, FL	3.0	2.0	1227	$2,050	$1.67	4d	1	1.46mi
4567 Barbuda Dr Tavares, FL	3.0	2.0	1362	$2,150	$1.58	24d	1	1.48mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-18
   days on market $135,000 Active 111 DOM
2. 2026-06-17
   days on market $135,000 Active 110 DOM
3. 2026-06-16
   days on market $135,000 Active 109 DOM
4. 2026-06-15
   days on market $135,000 Active 108 DOM
5. 2026-06-13
   days on market $135,000 Active 106 DOM
6. 2026-06-09
   days on market $135,000 Active 102 DOM
7. 2026-06-08
   days on market $135,000 Active 101 DOM
8. 2026-06-07
   days on market $135,000 Active 100 DOM
9. 2026-06-04
   days on market $135,000 Active 97 DOM
10. 2026-06-03
    days on market $135,000 Active 96 DOM
11. 2026-06-02
    days on market $135,000 Active 95 DOM
12. 2026-06-01
    days on market $135,000 Active 94 DOM
13. 2026-05-31
    days on market $135,000 Active 93 DOM
14. 2026-05-17
    price $135,000
15. 2026-02-27
    listed $150,000 Active

ⓘ 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: $23,565
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − HOA: −$3,852
• − Depreciation: −$3,927
• Taxable income: $1,753
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $3,148/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.

Condition & rehab AI · 13 photos

Average 55/100 Cosmetic rehab

This 2-bedroom, 2-bathroom townhouse is in average condition with some minor repairs and maintenance needed. Painting, updating the kitchen, and landscaping improvements can significantly increase its value and appeal.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear visible on the cabinet doors.
• Minor Bathroom sink — Some discoloration on the sink surface.
• Minor Windows — Blinds and some wear on window frames.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, attracting more buyers and renters.
• Both Updating the kitchen cabinets and countertops — Modernizing the kitchen can increase the home's value and appeal to a broader range of buyers and renters.
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape can significantly boost the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear visible on the cabinet doors.	Minor	$500–3,000
Bathroom sink · Some discoloration on the sink surface.	Minor	$500–3,000
Windows · Blinds and some wear on window frames.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, attracting more buyers and renters. ↑
• Both Updating the kitchen cabinets and countertops — Modernizing the kitchen can increase the home's value and appeal to a broader range of buyers and renters. ↑
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape can significantly boost the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.0% since first listed

2 events — show timeline

• 2026-05-17 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $150,000 Stellar MLS as Distributed by MLS Grid