109 Cabrillo Dr · Groveland, FL 34736

$380,000

4 bd · 2.5 ba · 3,060 sqft · SingleFamily public records · 10 Days on market

Built 2007 4,000 sqft lot Est $450k · 16% under $100/mo HOA · 3% of rent

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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).

• ARV discount +14.5/15.0
• Cash flow +13.1/30.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Purchase this property for as little as 3 percent down! This property is approved for HomePath Mortgage and HomePath Renovation Mortgage. * If exact square footage or room sizes are a concern, unit should be independently measured. For more information. about HomePath financing and incentives, please visit Homepath website. This home is a must see, 2 story, large rooms and an open kitchen! This wont last long. Hurry!

Key facts

• Screened lanai
• Loft area
• 4,000 sq ft lot

Tags

• LOFT AREA
• SCREENED LANAI

Property features AI

Finance

• Other: Property zoned RES; Planned unit development; Total acreage approximately 1/2 to less than 1 acre
• Financial info: No lease restrictions; Home warranty included
• HOA & community: HOA: Marina Del Rey; HOA required; $1,200 annually ($100/month); Deed restrictions; Cats and dogs allowed

Exterior

• Parking: Attached garage; 2-car garage
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two levels; Faces north
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as residential (builder source)
• Exterior features: Deck; Patio; Porch; Screened porch; Sidewalk; Paved lot; Trees and landscaped yard; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full baths; 1 half bath
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Eat-in kitchen; Living room/dining room combo; Walk-in closet(s)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-12 ($-150/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (19.3% below list).
• Recommended offer: $307k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% in Groveland — 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 (#416 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A-, crime B+; 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: Groveland Elementary School (math 30% / reading 32%, grade F, #1,854 of 2,144 statewide, top 87%, 744 students, 63% FRL); South Lake High School (math 36% / reading 39%, grade F, #336 of 667 statewide, top 51%, 2,169 students, 40% FRL) — zoned schools at 52% FRL track the district average.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-15 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 593 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 41% of the median local income ($91k/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 $3k of loan paydown is wiped out by about $11k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $144k; list at $380k implies a 164% 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $306,661 (19.3% 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. 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: 0.81% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $449,820
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Tres Reyes Ln	0.13mi	4/3.0	3,120 (+2%)	1mo	$357,500	$115	88
503 Kestrel Dr	0.55mi	4/2.5	2,718 (-11%)	1mo	$399,900	$147	55

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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.38×
• Total profit: $-66,492
• Equity at exit: $56,659

10-year hold

• IRR: -12.8%
• Equity multiple: 0.29×
• Total profit: $-75,393
• Equity at exit: $32,855

Cash invested: $106,400 (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 34736

• Home prices YoY: -22.5%
• Rents YoY: 1.7%
• Active inventory: 593
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,067 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$184 /mo · $2,208/yr
• Insurance: −$158
• HOA: −$100
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-12

Break-even live

Break-even rent $3,082

Max offer price $377,797

Occupancy floor 95%

Sensitivity live

Price	-10% $203	-5% $95	+0% $-12	+5% $-120	+10% $-228
Rent	-10% $-255	-5% $-134	+0% $-12	+5% $109	+10% $230
Rate	-1.0pp $179	-0.5pp $84	base $-12	+0.5pp $-111	+1.0pp $-211

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Kestrel Dr Groveland, FL	5.0	3.5	3006	$2,850	$0.95	19d	1	0.22mi
423 Kestrel Dr Groveland, FL	5.0	3.5	2810	$2,600	$0.93	25d	1	0.26mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 7 events

1. 2026-06-21
   days on market $380,000 Active 10 DOM
2. 2026-06-18
   days on market $380,000 Active 7 DOM
3. 2026-06-17
   days on market $380,000 Active 6 DOM
4. 2026-06-16
   days on market $380,000 Active 5 DOM
5. 2026-06-15
   days on market $380,000 Active 4 DOM
6. 2026-06-13
   remarks 345-char remark
7. 2026-06-13
   listed $380,000 Active 2 DOM

ⓘ 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: $2,208 · $184/mo
• Projected year-2 tax: $3,154 · $263/mo
• Expected delta: +$946/yr (+$79/mo · 42.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $36,799
• − Mortgage interest: −$21,286
• − Property taxes: −$2,208
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,944
• − Management: −$2,944
• − HOA: −$1,200
• − Depreciation: −$11,055
• Taxable loss: −$6,737
• Est. tax savings @ 24.0%: +$1,617
• After-tax cash flow: $1,467/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 — Groveland

• Score: 70/100
• State rank: #416
• US rank: #7397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groveland, FL
• County: Lake County · 364,602 people
• City population: 28,001
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,001
• Household income: $90,545
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 216.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 25% Two or more races 17% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 15% Cuban 2%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 1%
• Foreign-born: 13% · Canada, Guatemala
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -77.23%
• Current HPI: 265.3457
• Rent YoY: ▲ 1.67%
• 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

+43.7% since first listed

5 events — show timeline

• 2026-06-11 Listed $380,000 Stellar MLS as Distributed by MLS Grid
• 2010-08-23 Sold (MLS) $144,000 Stellar MLS as Distributed by MLS Grid
• 2010-06-15 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2007-03-08 Sold (MLS) $264,500 Stellar MLS as Distributed by MLS Grid
• 2007-01-24 Listed $264,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2015): $2,208 · +0.4% YoY. Source: county tax records.