2108 Greenlaw Ct · Silver Lake, FL 34788

$240,000

2 bd · 2.0 ba · 1,524 sqft · Condo public records · 129 Days on market

Built 1990 $215/mo HOA · 10% 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).

• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look at this 3/2 home, located in Scottish Highlands. Oversized 2 car garage Also enclosed fl. rm. with Ac and a nice screened room for those nice summer days.

Key facts

• Screened front porch
• Culinary kitchen
• Sun room

Tags

• SCREENED FRONT PORCH
• SUN ROOM
• CULINARY KITCHEN
• REMODELED EN-SUITE BATH
• TWO PANTRIES
• OVERSIZED TWO-CAR GARAGE

Property features AI

Finance

• Other: Senior community; Pets allowed (cats and dogs); Deed restrictions; Buyer/association approval required; Community features include golf carts allowed and association-owned recreation
• Financial info: Total annual association fees listed as $2,580
• HOA & community: HOA (RENE) with required approval; Monthly HOA fee of $215; Association amenities: clubhouse, fitness center, pool, tennis courts, pickleball courts, shuffleboard, spa/hot tub, recreational facilities; Association fee includes cable TV, internet, management, pool, sewer, common area taxes, escrow reserves, fidelity bond, and private road

Exterior

• Parking: Attached 2-car garage (24 x 21) with garage door opener and workshop space; Driveway parking; Oversized garage
• Utilities: Cable connected; Electricity connected; Natural gas connected; Phone available; Water connected; Private sewer
• Home design: Single family residence; One-story; East-facing
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as a single-family home
• Exterior features: Covered deck and patios; Front porch; Rear porch; Screened porch; Patio; Porch; Sliding doors; Sidewalk; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Living room / dining room combo; Open floorplan; Walk-in closets; Window treatments; Thermal windows
• Laundry & utility: Washer and dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (10.3% below list).
• Recommended offer: $207k (13.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 65/100 on livability (#644 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety 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: Treadway Elementary School (math 53% / reading 48%, grade D+, #1,055 of 2,144 statewide, top 50%, 879 students, 66% FRL); Tavares Middle School (math 43% / reading 40%, grade F, #348 of 571 statewide, top 62%, 1,070 students, 58% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL).
• Market conditions: 288 active listings in the ZIP; 5 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).
• At $2,153/mo this rent would consume 48% of the median local household income ($54k/yr) (locally 406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 129 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $42k; list at $240k implies a 471% 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 $206,798 (13.8% 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 129 days. Have you received any prior offers? Is the seller open to a 14% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-50,687
• Equity at exit: $35,785

10-year hold

• IRR: -15.4%
• Equity multiple: 0.12×
• Total profit: $-58,846
• Equity at exit: $20,751

Cash invested: $67,200 (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 34788

• Home prices YoY: -18.2%
• Active inventory: 288
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$315 /mo · $3,778/yr
• Insurance: −$100
• HOA: −$215
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-188

Break-even live

Break-even rent $2,390

Max offer price $206,798

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-120	+0% $-188	+5% $-256	+10% $-324
Rent	-10% $-358	-5% $-273	+0% $-188	+5% $-103	+10% $-18
Rate	-1.0pp $-67	-0.5pp $-127	base $-188	+0.5pp $-250	+1.0pp $-313

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10402 Pleasant View Dr Leesburg, FL	3.0	2.0	1931	$2,599	$1.35	6d	1	0.54mi
35 Aberdeen Cir Leesburg, FL	2.0	2.0	1072	$1,400	$1.31	25d	1	0.56mi
10240 Barrington Ct Leesburg, FL	3.0	2.0	2090	$2,700	$1.29	14d	1	0.70mi
34000 Sky Blossom Cir Leesburg, FL	3.0	2.0	1540	$2,100	$1.36	25d	1	0.96mi
33670 Sky Blossom Cir Leesburg, FL	3.0	2.0	1540	$1,950	$1.27	25d	1	1.10mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $240,000 Active 129 DOM
2. 2026-06-18
   days on market $240,000 Active 126 DOM
3. 2026-06-17
   days on market $240,000 Active 125 DOM
4. 2026-06-16
   days on market $240,000 Active 124 DOM
5. 2026-06-15
   days on market $240,000 Active 123 DOM
6. 2026-06-13
   days on market $240,000 Active 121 DOM
7. 2026-06-09
   days on market $240,000 Active 117 DOM
8. 2026-06-08
   days on market $240,000 Active 116 DOM
9. 2026-06-07
   days on market $240,000 Active 115 DOM
10. 2026-06-04
    days on market $240,000 Active 112 DOM
11. 2026-06-03
    days on market $240,000 Active 111 DOM
12. 2026-06-02
    days on market $240,000 Active 110 DOM
13. 2026-06-02
    days on market $240,000 Active 109 DOM
14. 2026-05-31
    days on market $240,000 Active 108 DOM
15. 2026-05-13
    price $240,000
16. 2026-03-25
    status Active
17. 2026-03-24
    status Pending
18. 2026-02-11
    listed $235,000 Active
19. 2024-10-18
    soldstatus $42,000
20. 2018-06-13
    soldstatus $141,000
21. 2004-07-01
    soldstatus $117,000 159-char remark

    Show marketing remark (159 chars)

    Look at this 3/2 home, located in Scottish Highlands. Oversized 2 car garage Also enclosed fl. rm. with Ac and a nice screened room for those nice summer days.

22. 2004-07-01
    soldstatus $117,000

    Show marketing remark (159 chars)

    Look at this 3/2 home, located in Scottish Highlands. Oversized 2 car garage Also enclosed fl. rm. with Ac and a nice screened room for those nice summer days.

23. 2004-06-01
    listed $119,900 159-char remark

    Show marketing remark (159 chars)

    Look at this 3/2 home, located in Scottish Highlands. Oversized 2 car garage Also enclosed fl. rm. with Ac and a nice screened room for those nice summer days.

ⓘ 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: $3,778 · $315/mo
• Projected year-2 tax: $3,778 · $315/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 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,830
• − Mortgage interest: −$13,444
• − Property taxes: −$3,778
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − HOA: −$2,580
• − Depreciation: −$6,982
• Taxable loss: −$6,286
• Est. tax savings @ 24.0%: +$1,509
• After-tax cash flow: $-747/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 — Silver Lake

• Score: 65/100
• State rank: #644
• US rank: #12722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 22,137
• Household income: $54,147
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 406.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 9% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -61.07%
• Current HPI: 273.6616
• 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

+100.2% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-18 Sold (Public Records) $42,000 Public Records
• 2018-06-13 Sold (Public Records) $141,000 Public Records
• 2004-07-01 Sold (Public Records) $117,000 Public Records
• 2004-07-01 Sold (MLS) $117,000 Stellar MLS as Distributed by MLS Grid
• 2004-06-01 Listed $119,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+15.0%/yr

Latest (2025): $3,778 · +107.0% YoY. Source: county tax records.