12310 Tavares Ridge Ct #144 · Tavares, FL 32778

$155,000

3 bd · 2.0 ba · 1,140 sqft · Condo · 58 Days on market

Built 1988 $321/mo HOA · 16% of rent

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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 +20.4/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET WITH NEW AC! 3/2 end unit with open floor plan, recently updated including cabinets, tile floor and crown molding . Private screen room, Located near entrance . Low maintenance fee includes roof, insurance, lawn, and community pool. Come see these units are going fast .

Key facts

• Tile floor
• Community pool
• End unit

Tags

• SCREENED LANAI
• END UNIT
• COMMUNITY POOL
• ON SITE MAILBOX
• TILE FLOOR

Property features AI

Finance

• Other: Homestead exemption claimed
• Financial info: Monthly condo fee totals $321; annual association fees $3,852; Lease restrictions apply
• HOA & community: Monthly condo/HOA fee of $321; HOA covers: common area taxes, pool, reserve escrow, structure maintenance, grounds maintenance, management; Association approval required; buyer approval required; Community amenities include pool, community mailbox, and street lights; Pets allowed with breed restrictions

Exterior

• Parking: Assigned parking (unit number painted on parking spot)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet / broadband available
• Home design: Condominium; One story; Ground-level unit (floor 1); Faces west; Located in a planned unit development (PUD)
• Construction: Stucco exterior; Shingle roof; Built on slab foundation
• Exterior features: Outdoor lighting; Rain gutters; Asphalt paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Open floorplan; Thermostat
• Laundry & utility: Washer and dryer in unit (laundry in kitchen)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 501 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 38% 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 $1k of loan paydown is wiped out by about $5k 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 58 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $85k; list at $155k implies a 82% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 6.4

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-9,904
• Equity at exit: $23,111

10-year hold

• IRR: 5.2%
• Equity multiple: 1.41×
• Total profit: $17,852
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$321
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $201

Break-even live

Break-even rent $1,762

Max offer price $155,000

Occupancy floor 85%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	23d	1	0.18mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	3d	1	0.55mi
2106 Shantiniketan Blvd Unit B6 Tavares, FL	2.0	2.0	1200	$2,200	$1.83	4d	1	0.56mi
459 E Rosewood Ln #157 Tavares, FL	3.0	2.0	1240	$1,400	$1.13	21d	1	0.72mi
500 E Rosewood Ln Unit 154 Tavares, FL	3.0	2.0	1140	$1,650	$1.45	23d	1	0.72mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	23d	1	0.91mi
4950 Marsh Harbor Dr Tavares, FL	3.0	2.0	1227	$2,050	$1.67	4d	1	1.28mi
4567 Barbuda Dr Tavares, FL	3.0	2.0	1362	$2,150	$1.58	23d	1	1.29mi
4721 Treasure Cay Rd Tavares, FL	3.0	2.0	1372	$2,000	$1.46	14d	1	1.33mi
615 Juniper Way Tavares, FL	3.0	2.0	1209	$1,900	$1.57	17d	1	1.36mi
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	23d	1	1.39mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-19
   price $155,000 Active 58 DOM
2. 2026-06-18
   days on market $156,000 Active 58 DOM
3. 2026-06-17
   days on market $156,000 Active 57 DOM
4. 2026-06-16
   days on market $156,000 Active 56 DOM
5. 2026-06-15
   days on market $156,000 Active 55 DOM
6. 2026-06-13
   days on market $156,000 Active 53 DOM
7. 2026-06-09
   days on market $156,000 Active 49 DOM
8. 2026-06-08
   days on market $156,000 Active 48 DOM
9. 2026-06-07
   days on market $156,000 Active 47 DOM
10. 2026-06-04
    days on market $156,000 Active 44 DOM
11. 2026-06-03
    days on market $156,000 Active 43 DOM
12. 2026-06-02
    days on market $156,000 Active 42 DOM
13. 2026-06-01
    days on market $156,000 Active 41 DOM
14. 2026-05-31
    days on market $156,000 Active 40 DOM
15. 2026-05-18
    price $156,000
16. 2026-05-04
    price $158,000
17. 2026-04-21
    listed $160,000 Active
18. 2025-03-26
    historical $1,800
19. 2025-02-15
    listed $1,800
20. 2018-10-10
    soldstatus $85,000 Sold 291-char remark

    Show marketing remark (291 chars)

    BACK ON THE MARKET WITH NEW AC! 3/2 end unit with open floor plan, recently updated including cabinets, tile floor and crown molding . Private screen room, Located near entrance . Low maintenance fee includes roof, insurance, lawn, and community pool. Come see these units are going fast .

21. 2018-08-24
    status Pending 291-char remark

    Show marketing remark (291 chars)

    BACK ON THE MARKET WITH NEW AC! 3/2 end unit with open floor plan, recently updated including cabinets, tile floor and crown molding . Private screen room, Located near entrance . Low maintenance fee includes roof, insurance, lawn, and community pool. Come see these units are going fast .

22. 2018-08-04
    price $92,000 291-char remark

    Show marketing remark (291 chars)

    BACK ON THE MARKET WITH NEW AC! 3/2 end unit with open floor plan, recently updated including cabinets, tile floor and crown molding . Private screen room, Located near entrance . Low maintenance fee includes roof, insurance, lawn, and community pool. Come see these units are going fast .

23. 2018-08-03
    status Active 291-char remark

    Show marketing remark (291 chars)

    BACK ON THE MARKET WITH NEW AC! 3/2 end unit with open floor plan, recently updated including cabinets, tile floor and crown molding . Private screen room, Located near entrance . Low maintenance fee includes roof, insurance, lawn, and community pool. Come see these units are going fast .

24. 2018-07-21
    status Pending 291-char remark

    Show marketing remark (291 chars)

    BACK ON THE MARKET WITH NEW AC! 3/2 end unit with open floor plan, recently updated including cabinets, tile floor and crown molding . Private screen room, Located near entrance . Low maintenance fee includes roof, insurance, lawn, and community pool. Come see these units are going fast .

25. 2018-07-06
    price $88,000 291-char remark

    Show marketing remark (291 chars)

    BACK ON THE MARKET WITH NEW AC! 3/2 end unit with open floor plan, recently updated including cabinets, tile floor and crown molding . Private screen room, Located near entrance . Low maintenance fee includes roof, insurance, lawn, and community pool. Come see these units are going fast .

26. 2018-06-08
    listed $89,000 Active 291-char remark

    Show marketing remark (291 chars)

    BACK ON THE MARKET WITH NEW AC! 3/2 end unit with open floor plan, recently updated including cabinets, tile floor and crown molding . Private screen room, Located near entrance . Low maintenance fee includes roof, insurance, lawn, and community pool. Come see these units are going fast .

ⓘ 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: $24,207
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − HOA: −$3,852
• − Depreciation: −$4,509
• Taxable income: $191
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $2,372/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 — 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

+75.3% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $156,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $158,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Rental Removed $1,800 BUILDIUM
• 2025-02-15 Listed for Rent $1,800 BUILDIUM
• 2018-10-10 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-04 Price Changed $92,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-07-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-07-06 Price Changed $88,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-08 Listed $89,000 Stellar MLS as Distributed by MLS Grid