17320 Palm Dr · Montverde, FL 34756

$216,500

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 77 Days on market

Built 1977 8,296 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.3/10.0

Listing remarks

Stunning Lakefront Living in Charming Montverde Welcome to this beautifully maintained home nestled in the heart of Montverde, where small-town charm meets breathtaking lakefront living. This inviting property features a bright, open floor plan filled with abundant natural light, creating a warm and welcoming atmosphere throughout. Enjoy spacious living areas, a well-appointed kitchen perfect for everyday living or entertaining, and generously sized bedrooms designed for comfort. Step outside to your private backyard oasis, where you’ll find stunning water views and direct access to Lake Apopka—ideal for relaxing evenings, entertaining guests, or soaking in unforgettable sunset

Key facts

• Lake views
• Private backyard
• 8,296 sq ft lot

Tags

• LAKE VIEWS
• ACCESS TO LAKE APOPKA
• PRIVATE BACKYARD
• BREATHTAKING WATER VIEWS

Property features AI

Finance

• Other: Unfurnished; Accessible stairway; Zoned RM; Total acreage: under 1/4 acre
• HOA & community: No community association

Exterior

• Parking: Driveway (ground level); 1-car carport
• Security: Smoke detector(s)
• Utilities: Private water; Private sewer; Cable available; Electricity connected; Water connected
• Home design: Residential modular home; Double wide; One story; North-facing
• Construction: Metal frame and frame construction; Other roof
• Exterior features: Front porch, rear porch and screened porch; Awning(s); Shade shutters; Sliding doors; Storage; Wire and wood fencing; Mature landscaping; Paved lot; Asphalt road frontage; Canal view and canal access to Lake Apopka; Seawall (other)

Interior

• Kitchen: Convection oven; Cooktop; Range; Range hood; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Thermostat; Walk-in closet(s); Drapes and rods; Smoke detector(s)
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $216k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $216k).
• Recommended offer: $204k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.2% in Montverde — 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 66/100 on livability (#598 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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: Grassy Lake Elementary School (math 58% / reading 63%, grade B-, #664 of 2,144 statewide, top 32%, 1,209 students, 29% FRL); Lake Minneola High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,176 students, 28% FRL) — zoned schools average 29% FRL vs 49% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 199 active listings in the ZIP; 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 $6k 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 77 days — a 6% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $60k; list at $216k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $203,510 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.18% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $135,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17142 Live Oak Ln	0.13mi	2/2.0	960 (0%)	2mo	$135,000	$141	92
17125 Bay Ave	0.11mi	2/2.0	960 (0%)	14mo	$130,000	$135	84
17513 Palm Dr	0.14mi	3/2.0 (+1)	1,056 (+10%)	12mo	$193,500	$183	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,761
• Equity at exit: $32,281

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $41,467
• Equity at exit: $18,719

Cash invested: $60,620 (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 34756

• Home prices YoY: -1.3%
• Active inventory: 199
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,546 medium
• Mortgage (P&I): −$1,135
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $523

Break-even live

Break-even rent $1,884

Max offer price $216,500

Occupancy floor 74%

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: $54,125
• Closing costs: $6,495
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $216,500 Active 77 DOM
2. 2026-06-17
   days on market $216,500 Active 76 DOM
3. 2026-06-16
   days on market $216,500 Active 75 DOM
4. 2026-06-15
   days on market $216,500 Active 74 DOM
5. 2026-06-13
   days on market $216,500 Active 72 DOM
6. 2026-06-09
   days on market $216,500 Active 68 DOM
7. 2026-06-08
   days on market $216,500 Active 67 DOM
8. 2026-06-07
   days on market $216,500 Active 66 DOM
9. 2026-06-04
   days on market $216,500 Active 63 DOM
10. 2026-06-03
    days on market $216,500 Active 62 DOM
11. 2026-06-02
    days on market $216,500 Active 61 DOM
12. 2026-06-01
    days on market $216,500 Active 60 DOM
13. 2026-05-31
    days on market $216,500 Active 59 DOM
14. 2026-04-02
    listed $216,500 Active
15. 2018-06-15
    soldstatus $60,000
16. 2004-10-18
    historical
17. 2004-04-05
    listed $65,000
18. 1999-09-08
    soldstatus $58,000
19. 1985-11-01
    soldstatus $45,000

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,361 · $197/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,553
• − Mortgage interest: −$12,127
• − Property taxes: −$2,361
• − Insurance: −$1,880
• − Repairs & maintenance: −$2,444
• − Management: −$2,444
• − Depreciation: −$6,298
• Taxable income: $2,998
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $5,552/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 — Montverde

• Score: 66/100
• State rank: #598
• US rank: #11453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 4,876
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 4,876
• Household income: $108,500
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 24.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 6%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Mexico, Jamaica
• Languages at home: 84% English-only · Spanish 14% Arabic 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: ▼ -5.42%
• Current HPI: 410.9213
• Rent YoY: —
• 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

+381.1% since first listed

6 events — show timeline

• 2026-04-02 Listed $216,500 Stellar MLS as Distributed by MLS Grid
• 2018-06-15 Sold (Public Records) $60,000 Public Records
• 2004-10-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-04-05 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 1999-09-08 Sold (Public Records) $58,000 Public Records
• 1985-11-01 Sold (Public Records) $45,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,361 · +17.5% YoY. Source: county tax records.