3283 Peterson Pl · Fruitland Park, FL 32163

$380,000

3 bd · 2.0 ba · 1,639 sqft · SingleFamily public records · 49 Days on market

Built 2017 5,492 sqft lot Est $416k · 9% under $204/mo HOA · 7% 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 +11.4/15.0
• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks

Welcome to the Village of Pine Hills, where this beautifully maintained JASMINE MODEL (3 BEDROOM, 2 BATH) offers the perfect blend of comfort, style, and investment potential with TURNKEY option available separately. As you arrive, you’re immediately greeted by standout curb appeal with a PAVERED DRIVEWAY and a spacious PAVERED FRONT PORCH—an inviting place to enjoy your morning coffee. The SCREENED-IN FRONT ENTRY adds both charm and functionality, allowing you to enjoy Florida breezes year-round. Step through the entrance and into a welcoming FOYER that opens to a light and airy OPEN FLOOR PLAN featuring LUXURY VINYL PLANK FLOORING and VAULTED CEILINGS. To your left, the kitche

Key facts

• 5,492 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Furnished: negotiable
• Financial info: Lease restrictions apply
• HOA & community: Community clubhouse; Community mailbox; Deed restrictions; Dog park; Fitness center; Golf carts allowed; Golf; Park; Community pool; Racquetball; Street lights; Senior community; Pets allowed; Total monthly fees approximately $204; Total annual fees approximately $2,448; Other annual assessment approximately $611; CDD present

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected
• Home design: Single family residence; One story; Northwest-facing; Entry level: One
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Builder model: Jasmine; Built as a single-story home
• Exterior features: Front porch; Rear porch; Exterior lighting; Rain gutters; Sliding doors; Irrigation equipment; Paved roads

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Freezer; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Split bedroom layout; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer and dryer included; Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-711 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (33.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (22.1% below list).
• Recommended offer: $254k (33.1% below list) — sets the bar for cash-flow.

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: schools 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.
• Market conditions: 265 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 37% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($369k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,386 (33.1% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.02%
• DSCR: 0.64
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $416,306
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
744 Shelton St	0.14mi	3/2.0	1,474 (-10%)	13mo	$275,000	$187	66
832 Parrish Pl	0.51mi	3/2.0	1,652 (+1%)	12mo	$425,000	$257	65
2975 Bowles Pl	0.53mi	3/2.0	1,652 (+1%)	20mo	$500,000	$303	58
1049 Carver Ct	0.75mi	3/2.0	1,652 (+1%)	17mo	$420,000	$254	50
301 Brookstone Ln	0.57mi	3/2.0	1,774 (+8%)	14mo	$355,000	$200	48
3180 Dressendorfer Dr	0.62mi	3/2.0	1,781 (+9%)	15mo	$385,000	$216	44

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.52×
• Total profit: $161,974
• Equity at exit: $342,334

10-year hold

• IRR: 17.3%
• Equity multiple: 5.82×
• Total profit: $513,206
• Equity at exit: $738,256

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 32163

• Home prices YoY: 9.8%
• Active inventory: 265
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,959 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$694 /mo · $8,324/yr
• Insurance: −$158
• HOA: −$204
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-711

Break-even live

Break-even rent $3,859

Max offer price $254,386

Occupancy floor —

Sensitivity live

Price	-10% $-496	-5% $-604	+0% $-711	+5% $-819	+10% $-926
Rent	-10% $-945	-5% $-828	+0% $-711	+5% $-594	+10% $-477
Rate	-1.0pp $-520	-0.5pp $-614	base $-711	+0.5pp $-810	+1.0pp $-910

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1609 Hoofprint Ct Fruitland Park, FL	4.0	2.0	2128	$2,191	$1.03	5d	1	0.61mi
3225 Wise Way The Villages, FL	3.0	2.0	1652	$2,650	$1.60	24d	1	0.83mi
1069 Becker Ave The Villages, FL	3.0	2.0	1656	$5,000	$3.02	24d	1	0.84mi
3530 E Harbor Dr Fruitland Park, FL	1.0–3.0	1.0–2.0	1061	$2,014	$1.90	2d	37	0.93mi
307 Willard Ave Fruitland Park, FL	3.0	2.0	1796	$1,881	$1.05	13d	1	1.37mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 14 events

1. 2026-06-18
   days on market $380,000 Active 49 DOM
2. 2026-06-17
   days on market $380,000 Active 48 DOM
3. 2026-06-16
   days on market $380,000 Active 47 DOM
4. 2026-06-15
   days on market $380,000 Active 46 DOM
5. 2026-06-13
   days on market $380,000 Active 44 DOM
6. 2026-06-09
   days on market $380,000 Active 40 DOM
7. 2026-06-08
   days on market $380,000 Active 39 DOM
8. 2026-06-07
   days on market $380,000 Active 38 DOM
9. 2026-06-04
   days on market $380,000 Active 35 DOM
10. 2026-06-03
    days on market $380,000 Active 34 DOM
11. 2026-06-02
    days on market $380,000 Active 33 DOM
12. 2026-06-01
    days on market $380,000 Active 32 DOM
13. 2026-05-31
    days on market $380,000 Active 31 DOM
14. 2026-04-30
    listed $380,000 Active

ⓘ 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: $8,324 · $694/mo
• Projected year-2 tax: $8,324 · $694/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 2/10 Low
• 🌡 Heat 9/10 Extreme 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,509
• − Mortgage interest: −$21,286
• − Property taxes: −$8,324
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − HOA: −$2,448
• − Depreciation: −$11,055
• Taxable loss: −$15,185
• Est. tax savings @ 24.0%: +$3,644
• After-tax cash flow: $-4,889/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: Sumter County · 110,591 people
• City population: 12,196
• Metro: The Villages, FL
• Population (ZIP): 28,549
• Household income: $96,775
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 307.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1% Other Indo-European 0%

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: ▲ 20.47%
• Current HPI: 229.0075
• Rent YoY: —
• Metro: The Villages, 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

1 event — show timeline

• 2026-04-30 Listed $380,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.7%/yr

Latest (2025): $8,324 · +1.1% YoY. Source: county tax records.