1533 Blue Sky Way · Four Corners, FL 34714

$409,000

6 bd · 3.5 ba · 2,390 sqft · SingleFamily public records · 109 Days on market

Built 2005 5,481 sqft lot Est $664k · 38% under $58/mo HOA · 2% 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 +15.0/15.0
• Cash flow +10.4/30.0
• Appreciation +4.8/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks MLS

This newly renovated spacious pool home with a brand new roof overlooks a pond and has a wonderful open plan design. Enjoy sitting by the sparkling pool overlooking the pond, or entertain inside the spacious living room / family room next to the kitchen. Located in Sunrise Lakes close to shoppng restaurants and theme parks, and boasts a swimming pool, spa, children’s play area and fishing lakes

Key facts

• Private pool
• Tranquil pond views
• 5,481 sq ft lot

Tags

• PRIVATE POOL
• TRANQUIL POND VIEWS
• SPACIOUS LIVING AREAS

Property features AI

Finance

• Other: Homestead exemption indicated; Total acreage less than 1/4 acre (about 0.13 acres)
• Financial info: No lease restrictions reported
• HOA & community: Has HOA (association name listed); Association fee $350 semi-annually (approximately $58.33/month); Association fee required; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Sewer connected
• Home design: Single family residence; Two levels; Property faces east; PUD zoning; Residential property type
• Construction: Stucco construction; Shingle roof; Slab foundation; Built for occupancy within the last decades (public records provided)
• Exterior features: Screened patio/porch; Sliding doors; Pond view and pond access; Level lot; Sidewalks; Asphalt road; Publicly maintained road; Oak trees

Interior

• Kitchen: Disposal; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile; Linoleum
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Walk-in closets
• Laundry & utility: Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath single-family listed at $409k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (20.9% below list).
• Recommended offer: $323k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.2% in Four Corners — 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 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities 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: Sawgrass Bay Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 735 students, 42% FRL); Windy Hill Middle School (math 52% / reading 53%, grade C+, #213 of 571 statewide, top 38%, 1,280 students, 35% FRL); East Ridge High School (math 41% / reading 52%, grade D-, #216 of 667 statewide, top 33%, 2,604 students, 31% FRL).
• Market conditions: Rents falling (-3.5%/yr); 729 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).
• At $3,235/mo this rent would consume 51% of the median local household income ($75k/yr) (locally 953% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $1k of equity ($3k loan paydown + $-1k appreciation (-0.3% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($372k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $323,459 (20.9% 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 109 days. Have you received any prior offers? Is the seller open to a 21% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.79% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $664,420
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16838 Glenbrook Blvd	0.16mi	5/4.0 (-1)	2,687 (+12%)	13mo	$470,000	$175	54
1241 Emerald Row St	0.67mi	5/5.0 (-1)	2,611 (+9%)	17mo	$724,640	$278	28
16237 Saint Kitts Cir	0.59mi	5/5.5 (-1)	2,611 (+9%)	23mo	$718,640	$275	25
16211 Trinidad Way	0.65mi	5/5.5 (-1)	2,611 (+9%)	22mo	$748,980	$287	23

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

Projected returns pro-forma

-0.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.64×
• Total profit: $-41,783
• Equity at exit: $112,057

10-year hold

• IRR: -4.1%
• Equity multiple: 0.61×
• Total profit: $-44,401
• Equity at exit: $129,458

Cash invested: $114,520 (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 34714

• Home prices YoY: -0.1%
• Rents YoY: -3.5%
• Active inventory: 729
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,235 high
• Mortgage (P&I): −$2,145
• Tax from tax record: −$403 /mo · $4,833/yr
• Insurance: −$170
• HOA: −$58
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-221

Break-even live

Break-even rent $3,514

Max offer price $370,015

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-105	+0% $-221	+5% $-336	+10% $-452
Rent	-10% $-476	-5% $-348	+0% $-221	+5% $-93	+10% $35
Rate	-1.0pp $-15	-0.5pp $-117	base $-221	+0.5pp $-327	+1.0pp $-434

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 Winding Water Way Clermont, FL	5.0	2.5	1660	$2,540	$1.53	5d	1	0.80mi
17213 Cagan Crossings Blvd Clermont, FL	5.0	3.0	2894	$3,140	$1.09	3d	1	0.94mi
17311 Million Lakes Ct Clermont, FL	5.0	3.0	2894	$3,140	$1.09	25d	1	1.03mi
17311 Million Lakes Ct Clermont, FL	5.0	3.0	2894	$3,140	$1.09	6d	1	1.03mi
17311 Million Lakes Ct Clermont, FL	5.0	3.0	2894	$3,140	$1.09	4d	1	1.03mi
17315 Million Lakes Ct Clermont, FL	5.0	3.5	2894	$3,500	$1.21	19d	1	1.04mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 40 events

1. 2026-06-17
   status $409,000 Pending 109 DOM
2. 2026-06-16
   days on market $409,000 Active 109 DOM
3. 2026-06-15
   days on market $409,000 Active 108 DOM
4. 2026-06-13
   days on market $409,000 Active 106 DOM
5. 2026-06-09
   days on market $409,000 Active 102 DOM
6. 2026-06-08
   days on market $409,000 Active 101 DOM
7. 2026-06-07
   days on market $409,000 Active 100 DOM
8. 2026-06-04
   days on market $409,000 Active 97 DOM
9. 2026-06-03
   days on market $409,000 Active 96 DOM
10. 2026-06-02
    days on market $409,000 Active 95 DOM
11. 2026-06-01
    days on market $409,000 Active 94 DOM
12. 2026-05-31
    days on market $409,000 Active 93 DOM
13. 2026-02-27
    listed $409,000 Active
14. 2025-07-11
    listed $425,000 Active
15. 2023-12-04
    soldstatus $390,000
16. 2023-12-01
    soldstatus $390,000 Closed 403-char remark

    Show marketing remark (403 chars)

    This newly renovated spacious pool home with a brand new roof overlooks a pond and has a wonderful open plan design. Enjoy sitting by the sparkling pool overlooking the pond, or entertain inside the spacious living room / family room next to the kitchen. Located in Sunrise Lakes close to shoppng restaurants and theme parks, and boasts a swimming pool, spa, children’s play area and fishing lakes

17. 2023-11-13
    status Pending 403-char remark

    Show marketing remark (403 chars)

    This newly renovated spacious pool home with a brand new roof overlooks a pond and has a wonderful open plan design. Enjoy sitting by the sparkling pool overlooking the pond, or entertain inside the spacious living room / family room next to the kitchen. Located in Sunrise Lakes close to shoppng restaurants and theme parks, and boasts a swimming pool, spa, children’s play area and fishing lakes

18. 2023-10-29
    price $399,900 403-char remark

    Show marketing remark (403 chars)

    This newly renovated spacious pool home with a brand new roof overlooks a pond and has a wonderful open plan design. Enjoy sitting by the sparkling pool overlooking the pond, or entertain inside the spacious living room / family room next to the kitchen. Located in Sunrise Lakes close to shoppng restaurants and theme parks, and boasts a swimming pool, spa, children’s play area and fishing lakes

19. 2023-08-02
    listed $440,000 Active 403-char remark

    Show marketing remark (403 chars)

    This newly renovated spacious pool home with a brand new roof overlooks a pond and has a wonderful open plan design. Enjoy sitting by the sparkling pool overlooking the pond, or entertain inside the spacious living room / family room next to the kitchen. Located in Sunrise Lakes close to shoppng restaurants and theme parks, and boasts a swimming pool, spa, children’s play area and fishing lakes

20. 2023-04-21
    status Pending
21. 2023-03-21
    status Active
22. 2023-03-20
    status Pending
23. 2023-02-08
    listed $440,000 Active
24. 2022-04-04
    price $2,550
25. 2009-09-14
    soldstatus $155,000
26. 2009-08-12
    listed $143,500
27. 2007-08-11
    historical
28. 2007-08-07
    historical
29. 2007-07-17
    listed $475,000
30. 2007-07-17
    listed $475,000
31. 2007-05-16
    soldstatus $442,000
32. 2007-05-04
    soldstatus $442,000
33. 2007-02-07
    listed $465,000
34. 2007-01-31
    historical
35. 2007-01-31
    historical
36. 2007-01-20
    listed $390,000
37. 2006-11-16
    listed $390,000
38. 2005-03-10
    historical
39. 2005-02-28
    soldstatus $239,000
40. 2005-02-09
    listed $289,000

ⓘ 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: $4,833 · $403/mo
• Projected year-2 tax: $4,833 · $403/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 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: $38,815
• − Mortgage interest: −$22,910
• − Property taxes: −$4,833
• − Insurance: −$2,045
• − Repairs & maintenance: −$3,105
• − Management: −$3,105
• − HOA: −$696
• − Depreciation: −$11,898
• Taxable loss: −$9,778
• Est. tax savings @ 24.0%: +$2,347
• After-tax cash flow: $-302/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Lake County · 364,602 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,200
• Household income: $75,392
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 953.0

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 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 30% Two or more races 25% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 17% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -0.33%
• Current HPI: 256.1331
• Rent YoY: ▼ -3.46%
• 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

+41.5% since first listed

28 events — show timeline

• 2026-02-27 Listed $409,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-04 Sold (Public Records) $390,000 Public Records
• 2023-12-01 Sold (MLS) $390,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-29 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-02 Listed $440,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-03-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-08 Listed $440,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-04 Price Changed $2,550 RENT.
• 2009-09-14 Sold (MLS) $155,000 Stellar MLS as Distributed by MLS Grid
• 2009-08-12 Listed $143,500 Stellar MLS as Distributed by MLS Grid
• 2007-08-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-07-17 Listed $475,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-17 Listed $475,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-16 Sold (Public Records) $442,000 Public Records
• 2007-05-04 Sold (MLS) $442,000 Stellar MLS as Distributed by MLS Grid
• 2007-02-07 Listed $465,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-01-20 Listed $390,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-16 Listed $390,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-02-28 Sold (Public Records) $239,000 Public Records
• 2005-02-09 Listed $289,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2025): $4,833 · -0.3% YoY. Source: county tax records.