Yorkshire Plan · Montverde, FL 34756

$690,990

5 bd · 3.5 ba · 3,415 sqft · SingleFamily · 692 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.8/30.0
• 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
• 1% rule +1.2/10.0
• DSCR +0.2/10.0

Key facts

• 2 garage spots
• Listed 692 days

Property features AI

Finance

• Financial info: List price $680,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan home; Located at 16068 Winding Bluff Dr, Montverde FL
• Exterior features: Living area approximately 3415

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Plan: Yorkshire (new construction plan)

🏗️ New construction. The $690,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $922,050.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $691k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $655k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $573k (17.1% below list).
• Recommended offer: $573k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 3.9% 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.
• Market conditions: 199 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $5,728/mo this rent would consume 63% of the median local household income ($108k/yr) (locally 24% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k 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 692 days — a 12% lower offer ($608k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $572,791 (17.1% 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 692 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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: 0.62% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.59%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $922,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16132 Volterra Pt	0.16mi	5/3.5	3,101 (-9%)	1mo	$995,000	$321	77
16316 Crown Top Dr	0.20mi	4/3.5 (-1)	3,333 (-2%)	14mo	$900,000	$270	70
16334 Crown Top Dr	0.24mi	4/3.5 (-1)	3,333 (-2%)	15mo	$797,880	$239	67
15303 Rising View Dr	0.31mi	4/3.5 (-1)	3,301 (-3%)	14mo	$833,000	$252	63
15053 Willow Ridge Dr	0.39mi	5/4.5	3,617 (+6%)	11mo	$715,000	$198	59
16002 Vetta Dr	0.58mi	4/4.5 (-1)	3,500 (+2%)	5mo	$1,446,337	$413	55
15124 Willow Ridge Dr	0.40mi	4/4.0 (-1)	3,037 (-11%)	1mo	$618,000	$203	55
15614 Vetta Pt	0.37mi	6/5.5 (+1)	3,400 (-0%)	18mo	$1,087,000	$320	54
15619 Vetta Dr	0.40mi	5/3.5	3,076 (-10%)	18mo	$929,849	$302	50
15343 Rising View Dr	0.26mi	4/3.5 (-1)	2,935 (-14%)	13mo	$717,650	$245	49
15336 Soaring Bluff Dr	0.36mi	4/3.5 (-1)	2,908 (-15%)	13mo	$617,440	$212	42
16003 Vetta Dr	0.61mi	4/5.0 (-1)	3,535 (+4%)	19mo	$1,440,000	$407	39

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: -31.5%
• Equity multiple: -0.03×
• Total profit: $-266,964
• Equity at exit: $137,481

10-year hold

• IRR: -35.2%
• Equity multiple: -0.49×
• Total profit: $-383,594
• Equity at exit: $79,722

Cash invested: $258,174 (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: 10.1×

Monthly cashflow live

• Estimated rent: $5,728 high
• Mortgage (P&I): −$4,835
• Tax est. 1.5%: −$1,153 /mo · $13,831/yr
• Insurance: −$384
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,203
• Net cashflow: $-1,847

Break-even live

Break-even rent $8,066

Max offer price $654,782

Occupancy floor —

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: $230,512
• Closing costs: $27,662
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16120 Volterra Pt Bella Collina, FL	5.0	4.0	3076	$5,850	$1.90	16d	1	0.20mi
16029 Volterra Pt Bella Collina, FL	5.0	3.5	3076	$5,600	$1.82	24d	1	0.25mi
16008 Volterra Pt Bella Collina, FL	4.0	4.0	2979	$7,500	$2.52	24d	1	0.29mi
15614 Vetta Dr Bella Collina, FL	6.0	5.5	3282	$6,000	$1.83	24d	1	0.39mi
394 Switchgrass Loop Minneola, FL	5.0	4.0	3888	$4,500	$1.16	24d	1	1.01mi
2276 Hen Rd Minneola, FL	4.0	2.5	2601	$3,200	$1.23	24d	1	1.13mi
1723 Hamlin Ridge Rd Unit NA Minneola, FL	5.0	4.0	3170	$4,000	$1.26	20d	1	1.25mi

Listing history 13 events

1. 2026-06-18
   days on market $690,990 Active 692 DOM
2. 2026-06-17
   days on market $690,990 Active 691 DOM
3. 2026-06-16
   days on market $690,990 Active 690 DOM
4. 2026-06-15
   days on market $690,990 Active 689 DOM
5. 2026-06-13
   days on market $690,990 Active 687 DOM
6. 2026-06-09
   days on market $690,990 Active 683 DOM
7. 2026-06-08
   days on market $690,990 Active 682 DOM
8. 2026-06-07
   days on market $690,990 Active 681 DOM
9. 2026-06-04
   days on market $690,990 Active 678 DOM
10. 2026-06-03
    days on market $690,990 Active 677 DOM
11. 2026-06-02
    days on market $690,990 Active 676 DOM
12. 2026-06-02
    days on market $690,990 Active 675 DOM
13. 2026-05-31
    days on market $690,990 Active 674 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 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: $68,735
• − Mortgage interest: −$51,649
• − Property taxes: −$13,831
• − Insurance: −$4,610
• − Repairs & maintenance: −$5,499
• − Management: −$5,499
• − Depreciation: −$26,823
• Taxable loss: −$39,176
• Est. tax savings @ 24.0%: +$9,402
• After-tax cash flow: $-12,762/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

• Census place: Montverde, FL
• 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