12975 Stillwater Cove Dr · Astatula, FL 34705

$599,990

4 bd · 3.0 ba · 3,282 sqft · SingleFamily · 305 Days on market

Built 2026 0.54 ac lot $170/mo HOA · 3% of rent ↓ 7% since listing

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Why this score? — see what drove the C- 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 +16.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move-in Ready Home! This large all on one level home has lots of space with 3,282 sq. ft. ! Large, covered lanai, den with French doors, gourmet kitchen and sitting room off the master bedroom. Beautiful water views and sunset views of Little Lake Harris.

Key facts

• Quartz countertops
• Lakefront community
• Gourmet kitchen

Tags

• LAKEFRONT COMMUNITY
• HALF ACRE HOMESITES
• SIDEWALK LINED STREETS
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• UPGRADED CABINETS

Property features AI

Finance

• Other: Lot size approximately 0.53 acres (1/2 to less than 1 acre)
• Financial info: Total monthly fees listed as $170 (total monthly fees); Total annual fees listed as $2,040
• HOA & community: HOA required (Care of Maronda Homes) — $50 monthly, includes cable and internet; Community sidewalks; Pets allowed

Exterior

• Parking: Attached 3-car garage (27 x 20) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One-story; Facing west; Under construction (projected completion June 2026)
• Construction: Block, stone and stucco construction; Shingle/other roof; Slab foundation; New construction by Maronda Homes (Livorno model)
• Exterior features: Covered patio; Patio; Sliding doors; Landscaped grounds; Oversized lot; Sidewalks; Paved road access; Irrigation equipment

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Stone counters
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crown molding; High ceilings; Open floorplan; Split bedroom layout; Stone counters; Thermostat; Tray ceilings; Walk-in closets; Wet bar; Blinds; Insulated windows
• Laundry & utility: Laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/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 $590k (1.7% below list).
• Recommended offer: $528k (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: amenities F, commute F, employment D-.
• 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: Astatula Elementary School (math 50% / reading 49%, grade D, #1,088 of 2,144 statewide, top 53%, 656 students, 58% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL) — zoned schools at 51% FRL track the district average.
• 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 $20k of equity ($4k loan paydown + $16k 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 $168k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($528k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $42k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $527,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.9%
• Equity multiple: 1.50×
• Total profit: $84,144
• Equity at exit: $258,850

10-year hold

• IRR: 11.6%
• Equity multiple: 2.68×
• Total profit: $282,086
• Equity at exit: $390,620

Cash invested: $167,997 (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: 8.5×

Monthly cashflow live

• Estimated rent: $5,900 medium
• Mortgage (P&I): −$3,146
• Tax est. 1.5%: −$750 /mo · $9,000/yr
• Insurance: −$250
• HOA: −$170
• Vacancy / Maint / Mgmt: −$1,239
• Net cashflow: $345

Break-even live

Break-even rent $5,464

Max offer price $599,990

Occupancy floor 89%

Sensitivity live

Price	-10% $759	-5% $552	+0% $345	+5% $137	+10% $-70
Rent	-10% $-121	-5% $112	+0% $345	+5% $578	+10% $811
Rate	-1.0pp $647	-0.5pp $497	base $345	+0.5pp $189	+1.0pp $31

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: $149,998
• Closing costs: $18,000
• 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	0.14mi

HOA detail

• Monthly dues: $170 · $2,040/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-21
   statusdays on market $599,990 Pending 305 DOM
2. 2026-06-18
   days on market $599,990 Active 304 DOM
3. 2026-06-17
   days on market $599,990 Active 303 DOM
4. 2026-06-16
   days on market $599,990 Active 302 DOM
5. 2026-06-15
   days on market $599,990 Active 301 DOM
6. 2026-06-13
   days on market $599,990 Active 299 DOM
7. 2026-06-09
   days on market $599,990 Active 295 DOM
8. 2026-06-08
   pricedays on market $599,990 Active 294 DOM
9. 2026-06-07
   days on market $619,990 Active 293 DOM
10. 2026-06-04
    days on market $619,990 Active 290 DOM
11. 2026-06-03
    days on market $619,990 Active 289 DOM
12. 2026-06-02
    days on market $619,990 Active 288 DOM
13. 2026-06-02
    days on market $619,990 Active 287 DOM
14. 2026-05-31
    days on market $619,990 Active 286 DOM
15. 2026-05-21
    price $599,990 255-char remark

    Show marketing remark (255 chars)

    Move-in Ready Home! This large all on one level home has lots of space with 3,282 sq. ft. ! Large, covered lanai, den with French doors, gourmet kitchen and sitting room off the master bedroom. Beautiful water views and sunset views of Little Lake Harris.

16. 2026-04-02
    price $619,990 255-char remark

    Show marketing remark (255 chars)

    Move-in Ready Home! This large all on one level home has lots of space with 3,282 sq. ft. ! Large, covered lanai, den with French doors, gourmet kitchen and sitting room off the master bedroom. Beautiful water views and sunset views of Little Lake Harris.

17. 2026-04-01
    price $619,990
18. 2026-03-26
    price $640,690 255-char remark

    Show marketing remark (255 chars)

    Move-in Ready Home! This large all on one level home has lots of space with 3,282 sq. ft. ! Large, covered lanai, den with French doors, gourmet kitchen and sitting room off the master bedroom. Beautiful water views and sunset views of Little Lake Harris.

19. 2026-01-24
    price $634,990 255-char remark

    Show marketing remark (255 chars)

    Move-in Ready Home! This large all on one level home has lots of space with 3,282 sq. ft. ! Large, covered lanai, den with French doors, gourmet kitchen and sitting room off the master bedroom. Beautiful water views and sunset views of Little Lake Harris.

20. 2026-01-23
    price $634,990
21. 2026-01-20
    price $631,090 255-char remark

    Show marketing remark (255 chars)

    Move-in Ready Home! This large all on one level home has lots of space with 3,282 sq. ft. ! Large, covered lanai, den with French doors, gourmet kitchen and sitting room off the master bedroom. Beautiful water views and sunset views of Little Lake Harris.

22. 2026-01-03
    price $636,990 255-char remark

    Show marketing remark (255 chars)

    Move-in Ready Home! This large all on one level home has lots of space with 3,282 sq. ft. ! Large, covered lanai, den with French doors, gourmet kitchen and sitting room off the master bedroom. Beautiful water views and sunset views of Little Lake Harris.

23. 2025-09-16
    price $631,990 255-char remark

    Show marketing remark (255 chars)

    Move-in Ready Home! This large all on one level home has lots of space with 3,282 sq. ft. ! Large, covered lanai, den with French doors, gourmet kitchen and sitting room off the master bedroom. Beautiful water views and sunset views of Little Lake Harris.

24. 2025-09-16
    price $631,990

    Show marketing remark (255 chars)

    Move-in Ready Home! This large all on one level home has lots of space with 3,282 sq. ft. ! Large, covered lanai, den with French doors, gourmet kitchen and sitting room off the master bedroom. Beautiful water views and sunset views of Little Lake Harris.

25. 2025-08-18
    listed $641,990 Active 255-char remark

    Show marketing remark (255 chars)

    Move-in Ready Home! This large all on one level home has lots of space with 3,282 sq. ft. ! Large, covered lanai, den with French doors, gourmet kitchen and sitting room off the master bedroom. Beautiful water views and sunset views of Little Lake Harris.

26. 2025-08-18
    listed $641,990 Active

    Show marketing remark (255 chars)

    Move-in Ready Home! This large all on one level home has lots of space with 3,282 sq. ft. ! Large, covered lanai, den with French doors, gourmet kitchen and sitting room off the master bedroom. Beautiful water views and sunset views of Little Lake Harris.

ⓘ 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 5/10 Major
• 🌡 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: −$33,609
• − Property taxes: −$9,000
• − Insurance: −$3,000
• − Repairs & maintenance: −$5,664
• − Management: −$5,664
• − HOA: −$2,040
• − Depreciation: −$17,454
• Taxable loss: −$5,631
• Est. tax savings @ 24.0%: +$1,351
• After-tax cash flow: $5,487/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

Price history

-6.5% since first listed

12 events — show timeline

• 2026-05-21 Price Changed $599,990 Zillow
• 2026-04-02 Price Changed $619,990 Zillow
• 2026-04-01 Price Changed $619,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $640,690 Zillow
• 2026-01-24 Price Changed $634,990 Zillow
• 2026-01-23 Price Changed $634,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $631,090 Zillow
• 2026-01-03 Price Changed $636,990 Zillow
• 2025-09-16 Price Changed $631,990 Zillow
• 2025-09-16 Price Changed $631,990 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Listed $641,990 Zillow
• 2025-08-18 Listed $641,990 Stellar MLS as Distributed by MLS Grid