Harmony Plan · Astatula, FL 34705

$469,990

4 bd · 3.0 ba · 2,471 sqft · SingleFamily · 306 Days on market

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Why this score? — see what drove the B 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover The Harmony - Thoughtful Design, Everyday Comfort The Harmony offers the perfect blend of smart design and spacious living-packed with features you'd expect in a much larger home. Enjoy a private primary suite complete with an oversized walk-in closet, dual vanities, and a beautifully appointed bathroom. With 3 additional bedrooms and 2 full baths, this home is ideal for growing families, guests, or creating the perfect home office. At the heart of the home, the great room showcases a sprawling open floor plan that seamlessly connects to a versatile flex space-ready to become your personal retreat, hobby area, or study. Step out to the rear lanai, perfectly positioned near the kitc

Key facts

• Versatile flex space
• Dual vanities
• Rear lanai

Tags

• PRIVATE PRIMARY SUITE
• OVERSIZED WALK-IN CLOSET
• DUAL VANITIES
• SPRAWLING OPEN FLOOR PLAN
• VERSATILE FLEX SPACE
• REAR LANAI

Property features AI

Finance

• Other: Address: 12986 Stillwater Cove Dr, Astatula FL 34705; Status: Active; Last modified May 1, 2026
• Financial info: List price $469,990

Exterior

• Home design: Plan name: Harmony; New construction plan
• Construction: Model/plan: Harmony
• Exterior features: Living area approximately 2471

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: 3 full bathrooms

🏗️ New construction. The $469,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $459,606.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $470k).
• Recommended offer: $414k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#319 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, 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: 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $12k appreciation (2.7% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $129k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($414k) is reasonable based on typical stale-listing flexibility.

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 $413,591 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $459,606
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12886 Del Lago Dr	0.42mi	3/2.0 (-1)	2,100 (-15%)	22mo	$389,900	$186	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.10×
• Total profit: $142,150
• Equity at exit: $198,285

10-year hold

• IRR: 21.2%
• Equity multiple: 3.98×
• Total profit: $383,618
• Equity at exit: $299,224

Cash invested: $128,690 (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 34705

• Home prices YoY: 0.7%
• Active inventory: 89
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $5,900 medium
• Mortgage (P&I): −$2,410
• Tax est. 1.5%: −$575 /mo · $6,894/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,239
• Net cashflow: $1,485

Break-even live

Break-even rent $4,021

Max offer price $459,606

Occupancy floor 70%

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: $114,902
• Closing costs: $13,788
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12830 Florida Ave Astatula, FL	4.0	3.0	3211	$5,900	$1.84	5d	1	0.11mi

Listing history 13 events

1. 2026-06-18
   days on market $469,990 Active 306 DOM
2. 2026-06-17
   days on market $469,990 Active 305 DOM
3. 2026-06-16
   days on market $469,990 Active 304 DOM
4. 2026-06-15
   days on market $469,990 Active 303 DOM
5. 2026-06-13
   days on market $469,990 Active 301 DOM
6. 2026-06-09
   days on market $469,990 Active 297 DOM
7. 2026-06-08
   days on market $469,990 Active 296 DOM
8. 2026-06-07
   days on market $469,990 Active 295 DOM
9. 2026-06-04
   days on market $469,990 Active 292 DOM
10. 2026-06-03
    days on market $469,990 Active 291 DOM
11. 2026-06-02
    days on market $469,990 Active 290 DOM
12. 2026-06-02
    days on market $469,990 Active 289 DOM
13. 2026-05-31
    days on market $469,990 Active 288 DOM

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,800
• − Mortgage interest: −$25,745
• − Property taxes: −$6,894
• − Insurance: −$2,298
• − Repairs & maintenance: −$5,664
• − Management: −$5,664
• − Depreciation: −$13,370
• Taxable income: $11,164
• Est. tax owed @ 24.0%: −$2,679
• After-tax cash flow: $15,138/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 — Astatula

• Score: 73/100
• State rank: #319
• US rank: #5538

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: Astatula, FL
• Population (ZIP): 3,212

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 25% Two or more races 16%
• Hispanic origin (detail): Mexican 18% Puerto Rican 5%
• Common ancestry: Italian 4% Slovak 2% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 78% English-only · Spanish 20% 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: ▲ 2.67%
• Current HPI: 368.3718
• Rent YoY: —
• Metro: —
• 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