432 Baytree Blvd · Tavares, FL 32778

$210,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 36 Days on market

Built 1994 2,220 sqft lot Est $214k · at est. $216/mo HOA · 11% 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).

• Cash flow +14.4/30.0
• ARV discount +8.4/15.0
• 1% rule +4.5/10.0
• DSCR +4.4/10.0
• 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

Immaculate Baytree Golf Front Villa! Enjoy The Florida Life Overlooking The 11th Green And The Woods. The Villa Has Recently Been Updated With New Carpet And Tile Flooring, And Interior Paint. The Kitchen Has A Sky Light, Wood Cabinets With Pull Out Drawers, Stainless Appliances And Solid Surface Counters. The Living/Dining Room Combo Has A Solar Tube Skylight And Sliding Doors To The Rear Screened Porch. The Reasonable Baytree HOA Fees Include Lawn Care, Lawn Reclaimed Water, Landscape Trimming, Annual Exterior House Washing, And All Community Amenities- Heated Pool & Spa, Clubhouse, Fitness Equipment, Shuffleboard And Library. There's A Small Golf Course Restaurant On Site. Baytree Has Easy Access To Highway 441, Downtown Tavares "Seaplane City", Restaurants, And Shopping. Relax And Enjoy The Good Life! Play Golf And Make New Friends In This Quaint, Peaceful Community.

Key facts

• Covered front porch
• Solid wood cabinetry
• Walking trail

Tags

• GOLF COURSE VIEWS
• WALKING TRAIL
• COVERED FRONT PORCH
• SCREENED PORCH
• STONE COUNTERTOPS
• SOLID WOOD CABINETRY

Property features AI

Finance

• Other: Senior community; Community features: association-owned recreation, buyer approval required, community mailbox, deed restrictions, irrigation with reclaimed water, sidewalks, street lights; Pets allowed with restrictions (cats and dogs OK, size limit, max pet weight 35 lbs)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $216.96); Association name: Specialty Management Co. Mike Marchell; Association approval required; Association amenities include clubhouse, fitness center, pickleball courts, pool, spa/hot tub, recreation facilities, trails; Association fee includes pool, escrow reserves fund, grounds maintenance, pest control, recreational facilities

Exterior

• Parking: Driveway; Garage door opener; Open parking; Oversized parking; Attached garage (1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Underground utilities
• Home design: Residential villa; One story; Faces west; On waterfront with pond view
• Construction: Block, stucco and frame construction; Shingle roof; Slab foundation; Built/Year information not provided
• Exterior features: Covered front porch; Rear porch; Screened porch; Porch; Rain gutters; Sidewalk; Sliding doors

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Cathedral ceilings; Ceiling fans; Eat-in kitchen; Living room/dining room combo; Solid wood cabinets; Split bedroom floorplan; Stone counters; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments; Skylights
• Laundry & utility: Washer; Dryer; Inside laundry; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $43 ($517/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (5.3% below list).
• Recommended offer: $199k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Tavares Elementary School (math 49% / reading 45%, grade D-, #1,191 of 2,144 statewide, top 57%, 875 students, 61% FRL); Tavares Middle School (math 43% / reading 40%, grade F, #348 of 571 statewide, top 62%, 1,070 students, 58% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 507 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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 36 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $109k; list at $210k implies a 93% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,837 (5.3% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.95% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $214,176
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 Juniper Way	0.11mi	2/2.0 (-1)	1,111 (+1%)	12mo	$215,000	$194	78
324 Juniper Way	0.13mi	2/2.0 (-1)	1,064 (-4%)	10mo	$205,000	$193	74
239 Juniper Way	0.20mi	2/2.0 (-1)	1,228 (+11%)	4mo	$230,000	$187	64
880 Vindale Rd	0.45mi	3/2.0	1,204 (+9%)	5mo	$255,000	$212	60
2722 Vindale Rd	0.48mi	2/2.0 (-1)	1,188 (+8%)	19mo	$230,000	$194	44

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-29,086
• Equity at exit: $31,312

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-12,584
• Equity at exit: $18,157

Cash invested: $58,800 (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: 507
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$88
• HOA: −$216
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $43

Break-even live

Break-even rent $1,934

Max offer price $210,000

Occupancy floor 93%

Sensitivity live

Price	-10% $162	-5% $103	+0% $43	+5% $-16	+10% $-76
Rent	-10% $-114	-5% $-35	+0% $43	+5% $122	+10% $200
Rate	-1.0pp $149	-0.5pp $96	base $43	+0.5pp $-11	+1.0pp $-67

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Juniper Way Tavares, FL	3.0	2.0	1209	$1,900	$1.57	19d	1	0.18mi
4721 Treasure Cay Rd Tavares, FL	3.0	2.0	1372	$1,900	$1.38	0d	1	0.25mi
4950 Marsh Harbor Dr Tavares, FL	3.0	2.0	1227	$1,900	$1.55	0d	1	0.44mi
4567 Barbuda Dr Tavares, FL	3.0	2.0	1362	$2,150	$1.58	25d	1	0.47mi
500 E Rosewood Ln Unit 154 Tavares, FL	3.0	2.0	1140	$1,650	$1.45	25d	1	0.55mi
459 E Rosewood Ln #157 Tavares, FL	3.0	2.0	1240	$1,400	$1.13	23d	1	0.55mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	4d	1	0.71mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	25d	1	0.86mi
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	25d	1	1.18mi
30024 Tavares Ridge Blvd Unit 62 Tavares, FL	2.0	2.0	1140	$2,000	$1.75	25d	1	1.40mi

HOA detail

• Monthly dues: $216 · $2,592/yr
• Likely covers: waterlandscapingpool

Listing history 10 events

1. 2026-05-21
   status Pending
2. 2026-04-28
   price $210,000
3. 2026-04-15
   listed $218,500 Active
4. 2015-11-19
   soldstatus $108,900
5. 2015-11-13
   historical 899-char remark

   Show marketing remark (899 chars)

   Immaculate Baytree Golf Front Villa! Enjoy The Florida Life Overlooking The 11th Green And The Woods. The Villa Has Recently Been Updated With New Carpet And Tile Flooring, And Interior Paint. The Kitchen Has A Sky Light, Wood Cabinets With Pull Out Drawers, Stainless Appliances And Solid Surface Counters. The Living/Dining Room Combo Has A Solar Tube Skylight And Sliding Doors To The Rear Screened Porch. The Reasonable Baytree HOA Fees Include Lawn Care, Lawn Reclaimed Water, Landscape Trimming, Annual Exterior House Washing, And All Community Amenities- Heated Pool & Spa, Clubhouse, Fitness Equipment, Shuffleboard And Library. There's A Small Golf Course Restaurant On Site. Baytree Has Easy Access To Highway 441, Downtown Tavares "Seaplane City", Restaurants, And Shopping. Relax And Enjoy The Good Life! Play Golf And Make New Friends In This Quaint, Peaceful Community.

6. 2015-11-13
   soldstatus $108,900 Sold 899-char remark

   Show marketing remark (899 chars)

   Immaculate Baytree Golf Front Villa! Enjoy The Florida Life Overlooking The 11th Green And The Woods. The Villa Has Recently Been Updated With New Carpet And Tile Flooring, And Interior Paint. The Kitchen Has A Sky Light, Wood Cabinets With Pull Out Drawers, Stainless Appliances And Solid Surface Counters. The Living/Dining Room Combo Has A Solar Tube Skylight And Sliding Doors To The Rear Screened Porch. The Reasonable Baytree HOA Fees Include Lawn Care, Lawn Reclaimed Water, Landscape Trimming, Annual Exterior House Washing, And All Community Amenities- Heated Pool & Spa, Clubhouse, Fitness Equipment, Shuffleboard And Library. There's A Small Golf Course Restaurant On Site. Baytree Has Easy Access To Highway 441, Downtown Tavares "Seaplane City", Restaurants, And Shopping. Relax And Enjoy The Good Life! Play Golf And Make New Friends In This Quaint, Peaceful Community.

7. 2015-11-06
   status Pending 899-char remark

   Show marketing remark (899 chars)

   Immaculate Baytree Golf Front Villa! Enjoy The Florida Life Overlooking The 11th Green And The Woods. The Villa Has Recently Been Updated With New Carpet And Tile Flooring, And Interior Paint. The Kitchen Has A Sky Light, Wood Cabinets With Pull Out Drawers, Stainless Appliances And Solid Surface Counters. The Living/Dining Room Combo Has A Solar Tube Skylight And Sliding Doors To The Rear Screened Porch. The Reasonable Baytree HOA Fees Include Lawn Care, Lawn Reclaimed Water, Landscape Trimming, Annual Exterior House Washing, And All Community Amenities- Heated Pool & Spa, Clubhouse, Fitness Equipment, Shuffleboard And Library. There's A Small Golf Course Restaurant On Site. Baytree Has Easy Access To Highway 441, Downtown Tavares "Seaplane City", Restaurants, And Shopping. Relax And Enjoy The Good Life! Play Golf And Make New Friends In This Quaint, Peaceful Community.

8. 2015-09-29
   historical Active with Contract 899-char remark

   Show marketing remark (899 chars)

   Immaculate Baytree Golf Front Villa! Enjoy The Florida Life Overlooking The 11th Green And The Woods. The Villa Has Recently Been Updated With New Carpet And Tile Flooring, And Interior Paint. The Kitchen Has A Sky Light, Wood Cabinets With Pull Out Drawers, Stainless Appliances And Solid Surface Counters. The Living/Dining Room Combo Has A Solar Tube Skylight And Sliding Doors To The Rear Screened Porch. The Reasonable Baytree HOA Fees Include Lawn Care, Lawn Reclaimed Water, Landscape Trimming, Annual Exterior House Washing, And All Community Amenities- Heated Pool & Spa, Clubhouse, Fitness Equipment, Shuffleboard And Library. There's A Small Golf Course Restaurant On Site. Baytree Has Easy Access To Highway 441, Downtown Tavares "Seaplane City", Restaurants, And Shopping. Relax And Enjoy The Good Life! Play Golf And Make New Friends In This Quaint, Peaceful Community.

9. 2015-07-10
   listed $120,000 Active 899-char remark

   Show marketing remark (899 chars)

   Immaculate Baytree Golf Front Villa! Enjoy The Florida Life Overlooking The 11th Green And The Woods. The Villa Has Recently Been Updated With New Carpet And Tile Flooring, And Interior Paint. The Kitchen Has A Sky Light, Wood Cabinets With Pull Out Drawers, Stainless Appliances And Solid Surface Counters. The Living/Dining Room Combo Has A Solar Tube Skylight And Sliding Doors To The Rear Screened Porch. The Reasonable Baytree HOA Fees Include Lawn Care, Lawn Reclaimed Water, Landscape Trimming, Annual Exterior House Washing, And All Community Amenities- Heated Pool & Spa, Clubhouse, Fitness Equipment, Shuffleboard And Library. There's A Small Golf Course Restaurant On Site. Baytree Has Easy Access To Highway 441, Downtown Tavares "Seaplane City", Restaurants, And Shopping. Relax And Enjoy The Good Life! Play Golf And Make New Friends In This Quaint, Peaceful Community.

10. 1994-08-24
    soldstatus $87,000

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$267/yr (+$22/mo · 18.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $23,860
• − Mortgage interest: −$11,763
• − Property taxes: −$1,476
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$2,592
• − Depreciation: −$6,109
• Taxable loss: −$2,947
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $1,224/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

+141.4% since first listed

10 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $218,500 Stellar MLS as Distributed by MLS Grid
• 2015-11-19 Sold (Public Records) $108,900 Public Records
• 2015-11-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-11-13 Sold (MLS) $108,900 Stellar MLS as Distributed by MLS Grid
• 2015-11-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-09-29 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-07-10 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 1994-08-24 Sold (Public Records) $87,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,476 · +2.7% YoY. Source: county tax records.