3135 Burns Dr · Fruitland Park, FL 32163

$381,500

3 bd · 2.0 ba · 1,527 sqft · SingleFamily public records · 72 Days on market

Built 2016 5,491 sqft lot Est $388k · at est. $195/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).

• Appreciation +10.0/10.0
• ARV discount +8.2/15.0
• Cash flow +6.3/30.0
• 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 +0.6/10.0

Listing remarks MLS

LIKE NEW BOUGIANVILA

Key facts

• Screened-in porch
• Front porch
• Split floor plan

Tags

• PINE RIDGE NEIGHBORHOOD
• FRONT PORCH
• SPLIT FLOOR PLAN
• BONUS ROOM
• INTERIOR LAUNDRY ROOM
• SCREENED-IN PORCH

Property features AI

Finance

• Other: Total living area 1,527 square feet
• Financial info: Turnkey (furnished)
• HOA & community: Community development district (CDD); Senior community

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Phone available; Underground utilities; Water available and connected; Sewer available and connected
• Home design: Single-family residence; One story; Faces southwest
• Construction: Vinyl siding exterior; Shingle roof; Slab foundation; Built on a 0.13-acre lot
• Exterior features: Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Open floorplan; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $382k.

Deal economics

• At list price, monthly cash flow is $-679 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (31.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (22.1% below list).
• Recommended offer: $262k (31.4% 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: 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.
• Zoned schools: Fruitland Park Elementary School (math 46% / reading 41%, grade F, #1,345 of 2,144 statewide, top 64%, 733 students, 66% FRL); Carver Middle School (math 41% / reading 41%, grade F, #353 of 571 statewide, top 63%, 837 students, 65% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL).
• Zoned-school proficiency averages 38% at this address vs 50% district-wide (-12 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: 269 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,529 (31.4% 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 72 days. Have you received any prior offers? Is the seller open to a 31% 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 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?
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: 0.78% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.63%
• DSCR: 0.66
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $387,858
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
744 Shelton St	0.12mi	3/2.0	1,474 (-4%)	13mo	$275,000	$187	78
832 Parrish Pl	0.29mi	3/2.0	1,652 (+8%)	12mo	$425,000	$257	63
2975 Bowles Pl	0.28mi	3/2.0	1,652 (+8%)	20mo	$500,000	$303	57
1061 Carver Ct	0.62mi	3/2.0	1,391 (-9%)	2mo	$345,000	$248	55
1084 Becker Ave	0.66mi	3/2.0	1,395 (-9%)	12mo	$339,900	$244	45
1049 Carver Ct	0.59mi	3/2.0	1,652 (+8%)	17mo	$420,000	$254	45

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: 18.9%
• Equity multiple: 2.54×
• Total profit: $164,806
• Equity at exit: $343,685

10-year hold

• IRR: 17.5%
• Equity multiple: 5.87×
• Total profit: $519,909
• Equity at exit: $741,171

Cash invested: $106,820 (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: 269
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,973 high
• Mortgage (P&I): −$2,001
• Tax from tax record: −$673 /mo · $8,079/yr
• Insurance: −$159
• HOA: −$195
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $-679

Break-even live

Break-even rent $3,833

Max offer price $261,529

Occupancy floor —

Sensitivity live

Price	-10% $-463	-5% $-571	+0% $-679	+5% $-787	+10% $-895
Rent	-10% $-914	-5% $-797	+0% $-679	+5% $-562	+10% $-444
Rate	-1.0pp $-487	-0.5pp $-582	base $-679	+0.5pp $-778	+1.0pp $-879

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: $95,375
• Closing costs: $11,445
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1069 Becker Ave The Villages, FL	3.0	2.0	1656	$5,000	$3.02	25d	1	0.63mi
3530 E Harbor Dr Fruitland Park, FL	1.0–3.0	1.0–2.0	1061	$2,014	$1.90	0d	36	0.72mi
1609 Hoofprint Ct Fruitland Park, FL	4.0	2.0	2128	$2,191	$1.03	6d	1	0.80mi
3225 Wise Way The Villages, FL	3.0	2.0	1652	$2,650	$1.60	25d	1	0.86mi
2614 Dartford Ter The Villages, FL	3.0	2.0	1685	$1,995	$1.18	23d	1	1.32mi
307 Willard Ave Fruitland Park, FL	3.0	2.0	1796	$1,881	$1.05	14d	1	1.44mi

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 21 events

1. 2026-06-21
   days on market $381,500 Active 72 DOM
2. 2026-06-18
   days on market $381,500 Active 69 DOM
3. 2026-06-17
   days on market $381,500 Active 68 DOM
4. 2026-06-16
   days on market $381,500 Active 67 DOM
5. 2026-06-15
   days on market $381,500 Active 66 DOM
6. 2026-06-13
   days on market $381,500 Active 64 DOM
7. 2026-06-09
   days on market $381,500 Active 60 DOM
8. 2026-06-08
   days on market $381,500 Active 59 DOM
9. 2026-06-07
   days on market $381,500 Active 58 DOM
10. 2026-06-04
    days on market $381,500 Active 55 DOM
11. 2026-06-03
    days on market $381,500 Active 54 DOM
12. 2026-06-02
    days on market $381,500 Active 53 DOM
13. 2026-06-01
    days on market $381,500 Active 52 DOM
14. 2026-05-31
    days on market $381,500 Active 51 DOM
15. 2026-04-10
    listed $381,500 Active
16. 2024-11-21
    soldstatus $335,000
17. 2018-05-18
    soldstatus $252,000
18. 2018-05-09
    soldstatus $252,000 Sold 20-char remark

    Show marketing remark (20 chars)

    LIKE NEW BOUGIANVILA

19. 2018-04-14
    status Pending 20-char remark

    Show marketing remark (20 chars)

    LIKE NEW BOUGIANVILA

20. 2018-04-04
    listed $259,000 20-char remark

    Show marketing remark (20 chars)

    LIKE NEW BOUGIANVILA

21. 2018-04-04
    historical 20-char remark

    Show marketing remark (20 chars)

    LIKE NEW BOUGIANVILA

ⓘ 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: $8,079 · $673/mo
• Projected year-2 tax: $8,079 · $673/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $35,677
• − Mortgage interest: −$21,370
• − Property taxes: −$8,079
• − Insurance: −$1,908
• − Repairs & maintenance: −$2,854
• − Management: −$2,854
• − HOA: −$2,340
• − Depreciation: −$11,098
• Taxable loss: −$14,826
• Est. tax savings @ 24.0%: +$3,558
• After-tax cash flow: $-4,591/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

+47.3% since first listed

7 events — show timeline

• 2026-04-10 Listed $381,500 Stellar MLS as Distributed by MLS Grid
• 2024-11-21 Sold (Public Records) $335,000 Public Records
• 2018-05-18 Sold (Public Records) $252,000 Public Records
• 2018-05-09 Sold (MLS) $252,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-04-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-04-04 Listed $259,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.0%/yr

Latest (2025): $8,079 · +5.2% YoY. Source: county tax records.