16816 Lakemont Ave · Montverde, FL 34756

$779,000

4 bd · 3.0 ba · 2,826 sqft · SingleFamily public records · 50 Days on market

Built 2020 0.33 ac lot Est $698k · 12% over ↓ 3% since listing

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Why this score? — see what drove the F 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 +10.9/30.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +2.3/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to this beautifully maintained 4-bedroom, 3-bath home with a 3 car garage built by Pillar Homes, perfectly situated in the heart of Montverde. Set on a spacious . 33-acre lot with no HOA, this property offers the freedom and space that’s hard to find. The home has been meticulously cared for, making it truly move-in ready. Step inside to an open, airy floor plan designed for both everyday living and entertaining. The kitchen is truly the heart of the home, featuring a large center island, a separate bar counter with seating for stools, built-in oven and microwave, and plenty of space for gathering with family and friends. The layout flow

Key facts

• 0.33 acre lot
• 3 garage spots
• Pool

Property features AI

Finance

• Other: Private heated gunite pool with salt water system, auto cleaner, tile finish and screen enclosure; Lot approximately 0.33 acres (approx. 98 x 163); Public maintained paved road
• Financial info: Homestead exemption applied
• HOA & community: No association reported

Exterior

• Parking: Attached 3-car garage; Garage door opener; Golf cart garage; Garage dimensions approximately 30 x 22
• Security: Generator (on property)
• Utilities: Public water; Septic tank; Electricity connected; High-speed internet available
• Home design: Single family residence; One story; Home faces west; Residential property
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with irrigation equipment
• Exterior features: Front porch; Rear porch; Screened porch; Rain gutters; Sliding doors; Paved lot; Landscaped with trees

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Range hood; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Open floorplan; Stone counters; Thermostat; Tray ceilings; Walk-in closets
• Laundry & utility: Laundry room with washer and dryer hookups; Electric dryer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $779k.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $719k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $590k (24.2% below list).
• Recommended offer: $590k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.2% in Montverde — 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 66/100 on livability (#598 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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.
• Zoned schools: Grassy Lake Elementary School (math 58% / reading 63%, grade B-, #664 of 2,144 statewide, top 32%, 1,209 students, 29% FRL); Lake Minneola High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,176 students, 28% FRL) — zoned schools average 29% FRL vs 49% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 199 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $5,904/mo this rent would consume 65% of the median local household income ($108k/yr) (locally 24% 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 $5k of loan paydown is wiped out by about $23k 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 50 days — a 3% lower offer ($756k) 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 $590,447 (24.2% 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 50 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $698,022
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16846 Florence View Dr	0.56mi	4/3.0	2,972 (+5%)	0mo	$575,000	$193	65
16703 Magnolia Ter	0.43mi	5/3.0 (+1)	2,960 (+5%)	8mo	$810,000	$274	60
16418 Magnolia Bluff Dr	0.31mi	4/4.0	3,219 (+14%)	21mo	$787,500	$245	41
16908 Florence View Dr	0.53mi	4/4.0	3,245 (+15%)	16mo	$800,000	$247	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -19.4%
• Equity multiple: 0.32×
• Total profit: $-148,139
• Equity at exit: $116,151

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-157,602
• Equity at exit: $67,354

Cash invested: $218,120 (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 34756

• Home prices YoY: -1.3%
• Active inventory: 199
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $5,904 medium
• Mortgage (P&I): −$4,085
• Tax from tax record: −$597 /mo · $7,158/yr
• Insurance: −$325
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,240
• Net cashflow: $-342

Break-even live

Break-even rent $6,337

Max offer price $718,633

Occupancy floor —

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: $194,750
• Closing costs: $23,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16008 Volterra Pt Bella Collina, FL	4.0	4.0	2979	$7,500	$2.52	23d	1	1.30mi
16029 Volterra Pt Bella Collina, FL	5.0	3.5	3076	$5,600	$1.82	23d	1	1.35mi
16120 Volterra Pt Bella Collina, FL	5.0	4.0	3076	$5,850	$1.90	16d	1	1.39mi

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-08
   price $779,000
3. 2026-03-26
   listed $799,990 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: $7,158 · $597/mo
• Projected year-2 tax: $7,158 · $597/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,854
• − Mortgage interest: −$43,636
• − Property taxes: −$7,158
• − Insurance: −$3,895
• − Repairs & maintenance: −$5,668
• − Management: −$5,668
• − Depreciation: −$22,662
• Taxable loss: −$17,834
• Est. tax savings @ 24.0%: +$4,280
• After-tax cash flow: $179/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 — Montverde

• Score: 66/100
• State rank: #598
• US rank: #11453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montverde, FL
• County: Lake County · 364,602 people
• City population: 4,876
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 4,876
• Household income: $108,500
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 24.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 6%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Mexico, Jamaica
• Languages at home: 84% English-only · Spanish 14% Arabic 2% 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: ▼ -5.42%
• Current HPI: 410.9213
• 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

-2.6% since first listed

3 events — show timeline

• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $779,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Listed $799,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+55.4%/yr

Latest (2025): $7,158 · +2.3% YoY. Source: county tax records.