1335 Elray Blvd · Mount Dora, FL 32757

$159,900

2 bd · 1.5 ba · 1,323 sqft · SingleFamily public records · 44 Days on market

Built 1953 9,360 sqft lot Est $258k · 38% under

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Why this score? — see what drove the B 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Auction Property. Mount Dora fixer-upper with pool and potential! This 2 bedroom, 1 bath home offers a great opportunity for investors or buyers looking to renovate and add value. Features include original hardwood floors, a functional layout, and plenty of natural light. An unfinished enclosed area provides the opportunity for additional living space and a possible second bathroom, with a toilet already in place. The backyard features a screened-in pool area ready for restoration, along with a storage shed and fenced yard. Conveniently located just minutes from downtown Mount Dora, shopping, dining, and major roadways. Bring your vision and make this property your own! GO TO HUBZU

Key facts

• 9,360 sq ft lot
• Pool
• Built 1953

Property features AI

Finance

• Other: Property zoned R-6; Lot approximately 0.21 acres (78 x 120)
• HOA & community: No HOA/association indicated

Exterior

• Parking: Concrete road access
• Utilities: Public water; Septic tank; Other utilities
• Home design: Single family residence; One story; Faces east; Fixer condition
• Construction: Block and frame construction; Shingle roof; Pillar/Post/Pier foundation; Built with approximately 1,323 total living area (public records)
• Exterior features: Other exterior features; In-ground private pool with screen enclosure

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning; Wall/Window unit(s); Other cooling
• Interior features: Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.3% in Mount Dora — 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 75/100 on livability (#244 in FL, #3,860 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, housing A-; Watch: employment 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: Rents flat; 639 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 44 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $160k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.68%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $257,985
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 Elray Blvd	0.11mi	3/2.0 (+1)	1,333 (+1%)	6mo	$250,000	$188	82
3715 Dale Ct	0.19mi	2/2.0	1,248 (-6%)	5mo	$228,900	$183	75
3972 Poinsettia Ave	0.31mi	3/2.0 (+1)	1,282 (-3%)	12mo	$250,000	$195	63
1175 Holly Dr	0.26mi	2/2.0	1,273 (-4%)	21mo	$289,000	$227	62
455 Belle Ayre Dr	0.66mi	3/1.5 (+1)	1,367 (+3%)	0mo	$210,000	$154	58
2559 Southland Rd	0.56mi	2/2.0	1,412 (+7%)	8mo	$355,000	$251	54
1073 Central St	0.62mi	3/2.0 (+1)	1,225 (-7%)	1mo	$325,000	$265	51
2237 Washington Rd	0.73mi	2/2.0	1,369 (+4%)	12mo	$209,900	$153	48
2668 Westland Rd	0.51mi	2/2.0	1,202 (-9%)	22mo	$270,000	$225	41
670 Oleander St	0.50mi	3/2.0 (+1)	1,472 (+11%)	12mo	$355,000	$241	41
2440 Eastland Rd	0.67mi	2/2.0	1,519 (+15%)	18mo	$265,000	$174	27

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-331
• Equity at exit: $23,842

10-year hold

• IRR: 6.9%
• Equity multiple: 1.46×
• Total profit: $20,711
• Equity at exit: $13,825

Cash invested: $44,772 (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 32757

• Home prices YoY: -34.5%
• Rents YoY: 0.6%
• Active inventory: 639
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$839
• Tax from tax record: −$109 /mo · $1,302/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $473

Break-even live

Break-even rent $1,283

Max offer price $159,900

Occupancy floor 70%

Sensitivity live

Price	-10% $564	-5% $518	+0% $473	+5% $428	+10% $383
Rent	-10% $324	-5% $399	+0% $473	+5% $548	+10% $622
Rate	-1.0pp $554	-0.5pp $514	base $473	+0.5pp $432	+1.0pp $390

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 Emerald Dr Mount Dora, FL	3.0	2.0	1320	$1,625	$1.23	22d	1	0.24mi
1070 Emerald Dr Mount Dora, FL	2.0	1.0	1000	$1,595	$1.59	13d	1	0.26mi
1400 Eudora Rd Mount Dora, FL	1.0–2.0	1.0–2.0	777	$1,499	$1.93	5d	4	0.26mi
3550 Lake Center Dr Mount Dora, FL	1.0–3.0	1.0–2.0	1026	$1,650	$1.61	3d	26	0.27mi
905 Marion Dr Mount Dora, FL	2.0	1.0	934	$1,550	$1.66	24d	1	0.37mi
835 Golden Isle Dr Mount Dora, FL	3.0	2.0	905	$1,800	$1.99	5d	1	0.41mi
4255 Wee St Unit 4255 Mt Dora, FL	3.0	1.0	1828	$1,800	$0.98	15d	1	0.47mi
2390 Sheridan Rd Mount Dora, FL	2.0	2.0	1200	$3,500	$2.92	18d	1	0.64mi
1370 Greenway Dr Mt Dora, FL	2.0	1.0	1100	$2,500	$2.27	18d	1	0.64mi
2533 Bracknell Forest Trl Tavares, FL	3.0	2.0	1483	$2,100	$1.42	3d	1	1.24mi
2551 Bracknell Forest Trl Tavares, FL	3.0	2.0	1483	$2,081	$1.40	16d	1	1.26mi
2741 Grand Central Ave Tavares, FL	3.0	2.0	1690	$2,276	$1.35	5d	1	1.43mi

Listing history 16 events

1. 2026-05-22
   status Pending
2. 2026-05-04
   price $159,900
3. 2026-04-08
   listed $169,900 Active
4. 2024-06-07
   status Pending
5. 2024-06-07
   status Active
6. 2024-06-07
   historical
7. 2024-05-29
   historical
8. 2024-05-27
   price $230,000
9. 2024-04-25
   price $200,000
10. 2024-04-25
    status Active
11. 2024-01-11
    status Pending
12. 2023-12-19
    status Active
13. 2023-12-14
    status Pending
14. 2023-12-07
    listed $230,000 Active
15. 1999-09-13
    soldstatus $70,500
16. 1985-12-01
    soldstatus $40,000

ⓘ 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: $1,302 · $109/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$25/yr (+$2/mo · 1.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $22,585
• − Mortgage interest: −$8,957
• − Property taxes: −$1,302
• − Insurance: −$800
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$4,652
• Taxable income: $3,261
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $4,895/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 — Mount Dora

• Score: 75/100
• State rank: #244
• US rank: #3860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 34,121
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 34,121
• Household income: $77,216
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 998.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 20% Black 12% Two or more races 11% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -154.69%
• Current HPI: 293.4759
• Rent YoY: ▲ 0.55%
• 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

+299.8% since first listed

16 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-06-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-27 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-01-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-12-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-07 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 1999-09-13 Sold (Public Records) $70,500 Public Records
• 1985-12-01 Sold (Public Records) $40,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,302 · +3.4% YoY. Source: county tax records.