305 W Fountain St · Fruitland Park, FL 34731

$229,000

3 bd · 2.0 ba · 1,303 sqft · SingleFamily public records · 81 Days on market

Built 2006 8,050 sqft lot Est $258k · 11% under

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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 +13.9/30.0
• ARV discount +12.6/15.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready 3 Bedroom 2 Bathroom Villa Located in the Quiet Fruitland Park Area. Open floor plan with tile and wood floors throughout the common areas. Kitchen has plenty of cabinet and counter-top space with all appliances including the refrigerator, range and dishwasher. Master bedroom suite has a walk-in closet and private bathroom. Exterior covered patio is perfect to relax while the backyard provides a space for the pets to play. Location is great just minutes from all daily necessities. Please call to schedule a showing today!

Key facts

• Dual sinks
• Open floor plan
• Ample counter space

Tags

• OPEN FLOOR PLAN
• AMPLE COUNTER SPACE
• WALK-IN CLOSET
• PRIVATE ENSUITE BATHROOM
• DUAL SINKS
• WALK-IN SHOWER

Property features AI

Finance

• Other: Unfurnished; Located in city limits; Zoning: R-P
• HOA & community: No association

Exterior

• Parking: Attached 1-car garage (approx. 20 x 13); Driveway parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water available
• Home design: Attached half-duplex; Single-story; Faces north
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0 to less than 1/4 acre (approx. 0.18 acre)
• Exterior features: Side porch; Sliding doors; Rain gutters; Paved lot within city limits; Public maintained road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closets; Blinds on windows; Smoke detectors
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $27 ($323/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 (13.0% below list).
• Recommended offer: $199k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in Fruitland Park — 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 70/100 on livability (#447 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A-; Watch: 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: Fruitland Park Elementary School (math 46% / reading 41%, grade F, #1,345 of 2,144 statewide, top 64%, 733 students, 66% FRL); Carver Middle School (math 41% / reading 41%, grade F, #353 of 571 statewide, top 63%, 837 students, 65% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL).
• Zoned-school proficiency averages 38% at this address vs 50% district-wide (-12 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: 168 active listings in the ZIP; 8 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 36% of the median local income ($66k/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 $7k 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 81 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $120k; list at $229k implies a 91% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,286 (13.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $257,994
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 E Fountain St	0.34mi	3/2.0	1,364 (+5%)	6mo	$235,000	$172	71
702 James Ave	0.50mi	3/2.0	1,200 (-8%)	1mo	$90,000	$75	63
406 College Ave	0.30mi	3/2.0	1,212 (-7%)	20mo	$270,000	$223	58
301A E Fountain St	0.34mi	3/2.0	1,479 (+14%)	19mo	$216,000	$146	46
504 Shiloh St	0.48mi	3/1.5	1,446 (+11%)	16mo	$246,000	$170	44
308 Forest St	0.66mi	3/1.0	1,196 (-8%)	12mo	$237,000	$198	41
704 James Ave	0.53mi	3/2.0	1,140 (-12%)	21mo	$270,000	$237	37
1009 Pine Ridge Dairy Rd	0.65mi	3/2.0	1,120 (-14%)	21mo	$260,000	$232	29

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-35,383
• Equity at exit: $34,145

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-28,566
• Equity at exit: $19,800

Cash invested: $64,120 (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 34731

• Home prices YoY: -10.1%
• Active inventory: 168
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,993 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $27

Break-even live

Break-even rent $1,959

Max offer price $229,000

Occupancy floor 94%

Sensitivity live

Price	-10% $157	-5% $92	+0% $27	+5% $-38	+10% $-103
Rent	-10% $-130	-5% $-52	+0% $27	+5% $106	+10% $184
Rate	-1.0pp $142	-0.5pp $85	base $27	+0.5pp $-32	+1.0pp $-93

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Willard Ave Fruitland Park, FL	3.0	2.0	1796	$1,881	$1.05	14d	1	0.41mi
1241 Atlantic Ave Fruitland Park, FL	3.0	2.0	1344	$2,100	$1.56	25d	1	0.67mi
1508 Spring Lake Cove Ln Fruitland Park, FL	2.0–3.0	1.0–2.0	971	$1,509	$1.55	0d	8	1.06mi
2511 Sennett Dr Leesburg, FL	2.0–4.0	2.0	1215	$1,940	$1.60	25d	1	1.08mi
2400 Silver Pointe Cir Leesburg, FL	1.0–2.0	1.0	837	$1,050	$1.25	25d	1	1.22mi
1204 Wood Duck Ln Fruitland Park, FL	2.0	2.0	1235	$1,475	$1.19	19d	1	1.23mi
2429 Centennial Blvd Leesburg, FL	4.0	2.0	1057	$2,300	$2.18	22d	1	1.42mi
36338 W Spring Lake Blvd Fruitland Park, FL	3.0	2.5	1539	$2,100	$1.36	25d	1	1.44mi

Listing history 24 events

1. 2026-06-21
   days on market $229,000 Active 81 DOM
2. 2026-06-18
   days on market $229,000 Active 78 DOM
3. 2026-06-17
   days on market $229,000 Active 77 DOM
4. 2026-06-16
   days on market $229,000 Active 76 DOM
5. 2026-06-15
   days on market $229,000 Active 75 DOM
6. 2026-06-13
   days on market $229,000 Active 73 DOM
7. 2026-06-09
   days on market $229,000 Active 69 DOM
8. 2026-06-08
   days on market $229,000 Active 68 DOM
9. 2026-06-07
   pricedays on market $229,000 Active 67 DOM
10. 2026-06-04
    days on market $235,000 Active 64 DOM
11. 2026-06-03
    days on market $235,000 Active 63 DOM
12. 2026-06-02
    days on market $235,000 Active 62 DOM
13. 2026-06-01
    days on market $235,000 Active 61 DOM
14. 2026-05-31
    days on market $235,000 Active 60 DOM
15. 2026-04-01
    listed $235,000 Active
16. 2018-07-23
    soldstatus $120,000
17. 2018-07-19
    soldstatus $120,000 Sold 540-char remark

    Show marketing remark (540 chars)

    Move-In Ready 3 Bedroom 2 Bathroom Villa Located in the Quiet Fruitland Park Area. Open floor plan with tile and wood floors throughout the common areas. Kitchen has plenty of cabinet and counter-top space with all appliances including the refrigerator, range and dishwasher. Master bedroom suite has a walk-in closet and private bathroom. Exterior covered patio is perfect to relax while the backyard provides a space for the pets to play. Location is great just minutes from all daily necessities. Please call to schedule a showing today!

18. 2018-06-01
    status Pending 540-char remark

    Show marketing remark (540 chars)

    Move-In Ready 3 Bedroom 2 Bathroom Villa Located in the Quiet Fruitland Park Area. Open floor plan with tile and wood floors throughout the common areas. Kitchen has plenty of cabinet and counter-top space with all appliances including the refrigerator, range and dishwasher. Master bedroom suite has a walk-in closet and private bathroom. Exterior covered patio is perfect to relax while the backyard provides a space for the pets to play. Location is great just minutes from all daily necessities. Please call to schedule a showing today!

19. 2018-05-08
    listed $129,900 Active 540-char remark

    Show marketing remark (540 chars)

    Move-In Ready 3 Bedroom 2 Bathroom Villa Located in the Quiet Fruitland Park Area. Open floor plan with tile and wood floors throughout the common areas. Kitchen has plenty of cabinet and counter-top space with all appliances including the refrigerator, range and dishwasher. Master bedroom suite has a walk-in closet and private bathroom. Exterior covered patio is perfect to relax while the backyard provides a space for the pets to play. Location is great just minutes from all daily necessities. Please call to schedule a showing today!

20. 2010-08-04
    soldstatus $60,000
21. 2010-07-28
    soldstatus $60,000 222-char remark

    Show marketing remark (222 chars)

    VALUE FOR A NEWER HOME. VAULTED CEILINGS, IN TOWN LOCATION. LOCATED NEAR SCHOOLS SHOPPING AND CHURCHES. NICE SIZE BACK YARD. OAK TREES SHADE HOME. BANK OWNED NOT A SHORT SALE. OFFER RESPONSE USUALLY WITHIN 2 BUSINESS DAYS.

22. 2010-05-07
    listed $62,900 222-char remark

    Show marketing remark (222 chars)

    VALUE FOR A NEWER HOME. VAULTED CEILINGS, IN TOWN LOCATION. LOCATED NEAR SCHOOLS SHOPPING AND CHURCHES. NICE SIZE BACK YARD. OAK TREES SHADE HOME. BANK OWNED NOT A SHORT SALE. OFFER RESPONSE USUALLY WITHIN 2 BUSINESS DAYS.

23. 2006-08-04
    listed $174,900
24. 2005-06-24
    soldstatus $37,500

ⓘ 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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,914
• − Mortgage interest: −$12,828
• − Property taxes: −$3,013
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$6,662
• Taxable loss: −$3,559
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $1,178/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 — Fruitland Park

• Score: 70/100
• State rank: #447
• US rank: #8098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitland Park, FL
• County: Lake County · 364,602 people
• City population: 12,196
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 12,196
• Household income: $66,300
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 269.0

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 (76%)
• Race & ethnicity: White 76% Black 11% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Serbian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -35.91%
• Current HPI: 318.8206
• 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

Price history

+526.7% since first listed

10 events — show timeline

• 2026-04-01 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-23 Sold (Public Records) $120,000 Public Records
• 2018-07-19 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-08 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2010-08-04 Sold (Public Records) $60,000 Public Records
• 2010-07-28 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2010-05-07 Listed $62,900 Stellar MLS as Distributed by MLS Grid
• 2006-08-04 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-24 Sold (Public Records) $37,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,013 · +0.5% YoY. Source: county tax records.