2505 Glacier Express Ln · Tavares, FL 32778

$290,000

3 bd · 2.0 ba · 1,485 sqft · SingleFamily public records · 78 Days on market

Built 2021 7,800 sqft lot Est $336k · 14% under $63/mo HOA · 3% of rent

---

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).

• ARV discount +13.6/15.0
• Cash flow +8.0/30.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to 2505 Glacier Express Lane — a beautifully maintained, modern single-family home that perfectly blends everyday functionality with elevated living. This inviting residence offers 4 spacious bedrooms and 2 full baths in approximately 1,498 square feet of thoughtfully designed living space. Step inside to discover an open-concept floorplan drenched in natural light, where comfortable living areas flow effortlessly into the heart of the home. The kitchen features generous counter space and cabinetry, making meal prep a breeze and gathering with friends and family effortless. The adjacent dining and living areas provide the perfect backdro

Key facts

• Private backyard
• 7,800 sq ft lot
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• GENEROUS COUNTER SPACE
• PRIVATE BACKYARD
• WELL-APPOINTED BATHROOM
• VERANDAH PARK NEIGHBORHOOD

Property features AI

Finance

• Other: Lot about 0.18 acres (0 to less than 1/4 acre)
• Financial info: No lease restrictions indicated
• HOA & community: Has HOA (Access Management); Monthly HOA fee approximately $63 ($189 quarterly); Pets allowed: cats and dogs

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity available; Water connected
• Home design: Single family residence; One story; Faces south; Homestead property
• Construction: Concrete construction; Shingle roof; Slab foundation; Built by DR Horton Express (Freeport - Elevation B model)
• Exterior features: Irrigation equipment; Public maintained asphalt road

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Disposal
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry area (other features); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (23.6% below list).
• Recommended offer: $222k (23.6% below list) — sets the bar for 1% rule.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 42% 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 $2k of loan paydown is wiped out by about $9k 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 78 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; 21% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,558 (23.6% 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 78 days. Have you received any prior offers? Is the seller open to a 24% 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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $335,610
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2395 Bracknell Forest Trl	0.39mi	3/2.0	1,543 (+4%)	1mo	$295,000	$191	75
32580 Lakeshore Dr	0.44mi	3/2.0	1,548 (+4%)	14mo	$350,000	$226	61
2191 Bexley Dr	0.36mi	3/2.0	1,596 (+8%)	18mo	$325,000	$204	55
31316 Saunders Dr	0.38mi	2/2.0 (-1)	1,292 (-13%)	16mo	$292,500	$226	42
422 Oak View Dr	0.71mi	3/2.0	1,644 (+11%)	18mo	$389,000	$237	34

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.22×
• Total profit: $-63,439
• Equity at exit: $43,240

10-year hold

• IRR: -14.2%
• Equity multiple: 0.15×
• Total profit: $-69,385
• Equity at exit: $25,074

Cash invested: $81,200 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$342 /mo · $4,104/yr
• Insurance: −$121
• HOA: −$63
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-296

Break-even live

Break-even rent $2,591

Max offer price $237,658

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-214	+0% $-296	+5% $-378	+10% $-460
Rent	-10% $-471	-5% $-384	+0% $-296	+5% $-209	+10% $-121
Rate	-1.0pp $-150	-0.5pp $-223	base $-296	+0.5pp $-371	+1.0pp $-448

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2741 Grand Central Ave Tavares, FL	3.0	2.0	1690	$2,276	$1.35	5d	1	0.05mi
2551 Bracknell Forest Trl Tavares, FL	3.0	2.0	1483	$2,081	$1.40	17d	1	0.23mi
2533 Bracknell Forest Trl Tavares, FL	3.0	2.0	1483	$2,100	$1.42	3d	1	0.26mi
1792 Henin Cir Tavares, FL	4.0	2.0	1828	$2,100	$1.15	24d	1	0.63mi
2213 Merry Rd Tavares, FL	3.0	2.0	1596	$1,990	$1.25	4d	1	0.70mi
1403 E Alfred St Unit 200 Tavares, FL	2.0	1.5	1000	$2,000	$2.00	18d	1	0.76mi
1108 Longville Cir Tavares, FL	3.0	2.0	1585	$2,150	$1.36	5d	1	0.81mi
4255 Wee St Unit 4255 Mt Dora, FL	3.0	1.0	1828	$1,800	$0.98	15d	1	1.03mi
743 E Alfred St Tavares, FL	2.0	1.0	1000	$1,450	$1.45	24d	1	1.19mi
1003 Dora Ave Unit A Tavares, FL	3.0	3.5	1788	$2,400	$1.34	24d	1	1.19mi
1003 Dora Ave Tavares, FL	3.0	3.5	1680	$2,400	$1.43	15d	1	1.19mi
807 McLain Ct Tavares, FL	2.0	2.0	1104	$1,700	$1.54	17d	1	1.24mi
905 Marion Dr Mount Dora, FL	2.0	1.0	934	$1,550	$1.66	24d	1	1.24mi
1632 Tudor Ln Unit 1632 Tavares, FL	2.0	2.0	1047	$1,595	$1.52	18d	1	1.25mi
1070 Emerald Dr Mount Dora, FL	2.0	1.0	1000	$1,595	$1.59	13d	1	1.41mi
835 Golden Isle Dr Mount Dora, FL	3.0	2.0	905	$1,800	$1.99	5d	1	1.41mi
1090 Emerald Dr Mount Dora, FL	3.0	2.0	1320	$1,625	$1.23	22d	1	1.42mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 8 events

1. 2026-05-02
   status Pending
2. 2026-04-23
   price $290,000
3. 2026-03-24
   price $299,900
4. 2026-03-13
   price $305,000
5. 2026-02-12
   listed $309,900 Active
6. 2021-03-21
   soldstatus $239,770
7. 2021-03-21
   listed $239,770
8. 2020-11-06
   soldstatus $1,560,000

ⓘ 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: $4,104 · $342/mo
• Projected year-2 tax: $4,104 · $342/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $26,587
• − Mortgage interest: −$16,245
• − Property taxes: −$4,104
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − HOA: −$756
• − Depreciation: −$8,436
• Taxable loss: −$8,658
• Est. tax savings @ 24.0%: +$2,078
• After-tax cash flow: $-1,478/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

• Census place: Tavares, FL
• 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

-81.4% since first listed

8 events — show timeline

• 2026-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listed $309,900 Stellar MLS as Distributed by MLS Grid
• 2021-03-21 Listed $239,770 Stellar MLS as Distributed by MLS Grid
• 2021-03-21 Sold (MLS) $239,770 Stellar MLS as Distributed by MLS Grid
• 2020-11-06 Sold (Public Records) $1,560,000 Public Records

Property tax history

+51.6%/yr

Latest (2025): $4,104 · -3.2% YoY. Source: county tax records.