1048 Woodsong Way · Four Corners, FL 34714

$345,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 245 Days on market

Built 2000 5,500 sqft lot Est $346k · at est. $56/mo HOA · 2% of rent

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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).

• Cash flow +10.3/30.0
• ARV discount +7.6/15.0
• Appreciation +4.8/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +1.6/5.0

Listing remarks

Under contract-accepting backup offers. Stunning 3-Bedroom, 2-Bathroom Home with 2-Car Garage in the Woodridge Community, Clermont This beautifully updated 1,608 sq. ft. residence offers an exceptional balance of function, and design, perfect for families seeking comfort and elegance. Situated in the highly sought-after Woodridge community, this home boasts an open-concept floor plan with soaring vaulted ceilings, creating an airy, inviting space ideal for both everyday living and sophisticated entertaining. The kitchen is fully equipped with high-quality appliances and ample counter space, making it a perfect spot for hosting family and friends. The spacious primary suite is a tranquil re

Key facts

• Wood flooring
• Vaulted ceilings
• 5,500 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• VAULTED CEILINGS
• HIGH-QUALITY APPLIANCES
• UPGRADED WALK-IN SHOWER
• OVERSIZED GARDEN SOAKING TUB
• WOOD FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (28.2% below list).
• Recommended offer: $248k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.2% in Four Corners — 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 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities F, health & safety 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: East Ridge High School (math 41% / reading 52%, grade D-, #216 of 667 statewide, top 33%, 2,604 students, 31% FRL) — zoned schools average 31% FRL vs 49% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.5%/yr); 716 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 39% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-1k appreciation (-0.3% local appreciation)).
• 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 245 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $237k; 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,719 (28.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $345,720
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
949 Woodsong Way	0.10mi	3/2.0	1,608 (0%)	11mo	$345,000	$215	87
905 Woodsong Way	0.17mi	3/2.0	1,638 (+2%)	14mo	$350,000	$214	77
1102 Woodflower Way	0.18mi	3/2.5	1,660 (+3%)	20mo	$370,000	$223	68
1449 Morning Star Dr	0.54mi	3/2.0	1,640 (+2%)	6mo	$345,000	$210	67
16804 Rising Star Dr	0.44mi	4/3.0 (+1)	1,647 (+2%)	5mo	$300,000	$182	62
16341 Bird OF Paradise Ave	0.70mi	3/2.5	1,566 (-3%)	12mo	$373,665	$239	51
1512 Morning Star Dr	0.58mi	4/3.0 (+1)	1,662 (+3%)	9mo	$389,900	$235	51

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

Projected returns pro-forma

-0.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.64×
• Total profit: $-34,932
• Equity at exit: $94,522

10-year hold

• IRR: -3.8%
• Equity multiple: 0.64×
• Total profit: $-35,220
• Equity at exit: $109,201

Cash invested: $96,600 (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 34714

• Home prices YoY: -0.1%
• Rents YoY: -3.5%
• Active inventory: 716
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,477 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$144
• HOA: −$56
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-191

Break-even live

Break-even rent $2,719

Max offer price $311,283

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-93	+0% $-191	+5% $-289	+10% $-386
Rent	-10% $-387	-5% $-289	+0% $-191	+5% $-93	+10% $5
Rate	-1.0pp $-17	-0.5pp $-103	base $-191	+0.5pp $-280	+1.0pp $-371

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10903 Rushwood Way Clermont, FL	3.0	2.0	1580	$2,320	$1.47	24d	1	0.11mi
1201 Cedarwood Way Clermont, FL	3.0	2.0	1245	$2,150	$1.73	24d	1	0.23mi
17100 Woodcrest Way Clermont, FL	3.0	2.0	1770	$2,125	$1.20	4d	1	0.23mi
1308 Whitewood Way Clermont, FL	4.0	2.0	1861	$2,295	$1.23	13d	1	0.25mi
833 Rivers Crossing St Clermont, FL	4.0	2.0	1580	$2,283	$1.44	5d	1	0.28mi
16803 Sarahs Pl Clermont, FL	1.0–3.0	1.0–2.0	895	$1,803	$2.01	2d	21	0.32mi
17301 Back Bay Ct Clermont, FL	4.0	3.0	1978	$2,700	$1.37	24d	1	0.32mi
17135 Cagan Crossings Blvd Clermont, FL	4.0	3.0	1978	$2,650	$1.34	18d	1	0.35mi
17177 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1483	$2,500	$1.69	24d	1	0.39mi
953 Rivers Crossing St Clermont, FL	4.0	2.0	1678	$2,550	$1.52	18d	1	0.41mi
17216 Blessing Dr Clermont, FL	3.0	3.0	1854	$2,400	$1.29	18d	1	0.42mi
1305 Raintree Bnd Clermont, FL	2.0–4.0	2.0	1125	$1,619	$1.44	5d	9	0.43mi
17238 Blessing Dr Clermont, FL	4.0	3.0	1888	$2,600	$1.38	24d	1	0.45mi
1411 Serendipity Ln Clermont, FL	3.0	2.5	1853	$2,950	$1.59	21d	1	0.46mi
16520 Windsor Cay Blvd Clermont, FL	1.0–2.0	1.0–2.0	1128	$2,286	$2.03	2d	17	0.47mi
1387 Peaceful Nature Way Clermont, FL	3.0	3.0	1855	$2,600	$1.40	21d	1	0.47mi
16436 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,100	$1.41	24d	1	0.47mi
1389 Peaceful Nature Way Unit 1244727P Clermont, FL	3.0	3.0	1851	$5,258	$2.84	2d	1	0.48mi
17307 Hidden Forest Dr Clermont, FL	4.0	3.0	1888	$2,500	$1.32	18d	1	0.48mi
1385 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$3,200	$1.73	24d	1	0.49mi
16423 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,250	$1.52	5d	1	0.51mi
1396 Peaceful Nature Way Unit 1396 Clermont, FL	4.0	3.0	1888	$2,550	$1.35	24d	1	0.51mi
16419 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,100	$1.41	24d	1	0.51mi
1400 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$2,400	$1.30	21d	1	0.51mi
17350 Blessing Dr Clermont, FL	3.0	3.0	1852	$2,600	$1.40	18d	1	0.54mi
16368 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,190	$1.47	24d	1	0.56mi
17442 Hidden Forest Dr Clermont, FL	3.0	3.0	1852	$2,000	$1.08	21d	1	0.60mi
16407 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,300	$1.55	21d	1	0.64mi
17314 Serenidad Blvd Unit 1340347P Clermont, FL	3.0	3.0	1496	$5,750	$3.84	3d	1	0.65mi
17517 Blessing Dr Clermont, FL	3.0	3.0	1494	$2,200	$1.47	24d	1	0.67mi
16390 Bird of Paradise Ave Clermont, FL	3.0	2.5	1477	$2,200	$1.49	24d	1	0.68mi
17410 Serenidad Blvd Clermont, FL	4.0	3.0	1845	$2,450	$1.33	22d	1	0.69mi
17422 Serenidad Blvd Clermont, FL	3.0	3.0	1854	$2,800	$1.51	24d	1	0.71mi
16350 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,150	$1.45	24d	1	0.71mi
16346 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,200	$1.48	11d	1	0.72mi
16806 Glenbrook Blvd Unit 1029871P Clermont, FL	4.0	3.5	1948	$6,707	$3.44	15d	1	0.73mi
17345 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1269	$2,195	$1.73	13d	1	0.77mi
17417 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,650	$1.77	24d	1	0.79mi
17440 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,500	$1.67	12d	1	0.79mi
16305 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,100	$1.41	24d	1	0.79mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 7 events

1. 2026-03-16
   status Pending
2. 2026-03-04
   status Active
3. 2026-02-22
   status Pending
4. 2025-12-29
   price $345,000
5. 2025-07-22
   price $349,900
6. 2025-07-04
   listed $354,900 Active
7. 2005-10-14
   soldstatus $237,000

ⓘ 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: $1,667 · $139/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$1,197/yr (+$100/mo · 71.8%)

ⓘ 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 ≥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: $29,726
• − Mortgage interest: −$19,325
• − Property taxes: −$1,667
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − HOA: −$672
• − Depreciation: −$10,036
• Taxable loss: −$8,455
• Est. tax savings @ 24.0%: +$2,029
• After-tax cash flow: $-261/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Lake County · 364,602 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,200
• Household income: $75,392
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 953.0

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 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 30% Two or more races 25% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 17% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 19% Other Indo-European 1% 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: ▼ -0.33%
• Current HPI: 256.1331
• Rent YoY: ▼ -3.46%
• 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

+45.6% since first listed

7 events — show timeline

• 2026-03-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-22 Price Changed $349,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-04 Listed $354,900 Stellar MLS as Distributed by MLS Grid
• 2005-10-14 Sold (Public Records) $237,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,667 · +3.1% YoY. Source: county tax records.