2962 Inca Ave · Clermont, FL 34715

$499,000

4 bd · 2.5 ba · 2,590 sqft · SingleFamily public records · 30 Days on market

Built 2011 0.50 ac lot Est $627k · 20% under $77/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 +13.1/30.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained hilltop home in the sought-after Verde Ridge community of Clermont! Perfectly positioned to capture stunning sunset views, this inviting residence offers the ideal blend of comfort, charm, and Florida living. With an oversized backyard, there is plenty of room for a pool. From the moment you arrive, you’ll appreciate the pride of ownership and well-maintained condition throughout the property. Inside, the spacious floor plan features bright and airy living areas, abundant natural light, and a seamless flow perfect for both everyday living and entertaining. The kitchen offers ample cabinet and counter space while overlooking the main living areas,

Key facts

• Community pool
• Hilltop home
• Sunset views

Tags

• HILLTOP HOME
• SUNSET VIEWS
• OUTDOOR SPACES
• COMMUNITY POOL
• PLAYGROUND
• SIDEWALKS

Property features AI

Finance

• Other: Total annual fees reported as $924
• Financial info: Lease restrictions apply
• HOA & community: HOA required with monthly fee of $77; HOA fee includes pool and other amenities; Association approval required; Pets allowed: cats and dogs

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single family residence (PUD); One story (listed as two levels); Home faces south; Homestead property
• Construction: Block construction; Block foundation; Other roof
• Exterior features: Paved road access; Half- to less-than-one-acre lot (approx. 0.5 acre)

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-21 ($-250/yr) — negative.
• To cash-flow at today's rent, offer at most $495k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $402k (19.5% below list).
• Recommended offer: $402k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.1% in Clermont — 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 (#499 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment 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: Grassy Lake Elementary School (math 58% / reading 63%, grade B-, #664 of 2,144 statewide, top 32%, 1,209 students, 29% FRL); East Ridge Middle School (math 62% / reading 59%, grade B+, #131 of 571 statewide, top 23%, 1,182 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: Rents rising fast (+5.2%/yr); 448 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $4,019/mo this rent would consume 46% of the median local household income ($105k/yr) (locally 293% 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 $3k of loan paydown is wiped out by about $15k 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 30 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 16y 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 $241k; list at $499k implies a 107% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $401,906 (19.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $626,780
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
488 Dagama Dr	0.34mi	4/3.5	2,521 (-3%)	7mo	$515,000	$204	70
594 Hernando Pl	0.24mi	5/3.5 (+1)	2,752 (+6%)	10mo	$562,000	$204	61
15919 Winding Bluff Dr	0.64mi	3/2.5 (-1)	2,685 (+4%)	14mo	$686,750	$256	47
16041 Winding Bluff Dr	0.63mi	4/3.0	2,870 (+11%)	15mo	$598,250	$208	38
524 Bellflower Way	0.65mi	4/2.5	2,835 (+10%)	23mo	$685,000	$242	35
2596 Mariotta Rdg	0.56mi	3/3.0 (-1)	2,306 (-11%)	19mo	$740,000	$321	32

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 · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-73,316
• Equity at exit: $74,403

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-27,477
• Equity at exit: $43,144

Cash invested: $139,720 (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 34715

• Home prices YoY: -19.2%
• Rents YoY: 5.2%
• Active inventory: 448
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $4,019 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$294 /mo · $3,530/yr
• Insurance: −$208
• HOA: −$77
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $-21

Break-even live

Break-even rent $4,045

Max offer price $495,319

Occupancy floor 96%

Sensitivity live

Price	-10% $262	-5% $120	+0% $-21	+5% $-162	+10% $-303
Rent	-10% $-338	-5% $-180	+0% $-21	+5% $138	+10% $297
Rate	-1.0pp $230	-0.5pp $106	base $-21	+0.5pp $-150	+1.0pp $-282

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3039 Santa Marcos Dr Clermont, FL	4.0	2.0	1972	$2,980	$1.51	13d	1	0.24mi
16029 Volterra Pt Bella Collina, FL	5.0	3.5	3076	$5,600	$1.82	25d	1	0.73mi
16008 Volterra Pt Bella Collina, FL	4.0	4.0	2979	$7,500	$2.52	25d	1	0.78mi
16120 Volterra Pt Bella Collina, FL	5.0	4.0	3076	$5,850	$1.90	18d	1	0.79mi
1012 Sadie Ridge Rd Clermont, FL	4.0	2.0	2055	$2,800	$1.36	25d	1	0.91mi
774 Princeton Dr Clermont, FL	4.0	3.0	2180	$3,100	$1.42	14d	1	1.27mi
774 Princeton Dr Clermont, FL	4.0	3.0	2180	$3,100	$1.42	25d	1	1.27mi
774 Princeton Dr Clermont, FL	4.0	3.0	2180	$3,100	$1.42	22d	1	1.27mi
1946 Holden Ridge Ln Clermont, FL	3.0	2.5	1866	$2,250	$1.21	25d	1	1.38mi

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: pool

Listing history 41 events

1. 2026-06-21
   days on market $499,000 Active 30 DOM
2. 2026-06-18
   days on market $499,000 Active 27 DOM
3. 2026-06-17
   days on market $499,000 Active 26 DOM
4. 2026-06-16
   days on market $499,000 Active 25 DOM
5. 2026-06-15
   days on market $499,000 Active 24 DOM
6. 2026-06-13
   days on market $499,000 Active 22 DOM
7. 2026-06-09
   days on market $499,000 Active 18 DOM
8. 2026-06-08
   days on market $499,000 Active 17 DOM
9. 2026-06-07
   days on market $499,000 Active 16 DOM
10. 2026-06-04
    days on market $499,000 Active 13 DOM
11. 2026-06-03
    days on market $499,000 Active 12 DOM
12. 2026-06-02
    pricedays on market $499,000 Active 11 DOM
13. 2026-06-01
    days on market $525,000 Active 10 DOM
14. 2026-05-31
    days on market $525,000 Active 9 DOM
15. 2026-05-22
    listed $525,000 Active
16. 2026-05-13
    historical
17. 2025-11-13
    listed $530,000 Active
18. 2020-03-30
    historical
19. 2020-02-21
    price $322,000
20. 2020-02-14
    status Active
21. 2020-02-05
    status Pending
22. 2019-11-20
    listed $325,000 Active
23. 2019-11-12
    historical
24. 2019-10-29
    price $329,000
25. 2019-09-25
    listed $335,000 Active
26. 2016-11-05
    historical
27. 2016-11-02
    listed $289,000 Active
28. 2014-12-18
    soldstatus $241,000
29. 2014-11-17
    soldstatus $241,000 Sold
30. 2014-10-02
    status Pending
31. 2014-06-14
    status Active
32. 2014-06-10
    historical
33. 2014-05-11
    price $247,500
34. 2014-05-11
    price $239,000
35. 2014-04-12
    listed $259,900 Active
36. 2012-05-08
    soldstatus $222,290
37. 2011-09-02
    historical
38. 2011-08-03
    listed $207,690
39. 2011-04-25
    listed $222,290
40. 2011-01-31
    historical
41. 2010-09-15
    listed $215,065

ⓘ 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: $3,530 · $294/mo
• Projected year-2 tax: $4,142 · $345/mo
• Expected delta: +$612/yr (+$51/mo · 17.3%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,229
• − Mortgage interest: −$27,952
• − Property taxes: −$3,530
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,858
• − Management: −$3,858
• − HOA: −$924
• − Depreciation: −$14,516
• Taxable loss: −$8,905
• Est. tax savings @ 24.0%: +$2,137
• After-tax cash flow: $1,887/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 — Clermont

• Score: 69/100
• State rank: #499
• US rank: #8786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clermont, FL
• County: Lake County · 364,602 people
• City population: 98,517
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,810
• Household income: $105,262
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 293.0

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 0.63)
• Race & ethnicity: White 51% Hispanic / Latino 31% Two or more races 19% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 18% Cuban 2% Dominican 3%
• Common ancestry: Romanian 2% Slovak 1% Scotch-Irish 1%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 71% English-only · Spanish 24% Vietnamese 2% French/Haitian/Cajun 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: ▼ -72.47%
• Current HPI: 305.4193
• Rent YoY: ▲ 5.17%
• 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

+144.1% since first listed

27 events — show timeline

• 2026-05-22 Listed $525,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Listed $530,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-02-21 Price Changed $322,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-02-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-11-20 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-10-29 Price Changed $329,000 Stellar MLS as Distributed by MLS Grid
• 2019-09-25 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-11-02 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-18 Sold (Public Records) $241,000 Public Records
• 2014-11-17 Sold (MLS) $241,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-11 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-11 Price Changed $247,500 Stellar MLS as Distributed by MLS Grid
• 2014-04-12 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2012-05-08 Sold (MLS) $222,290 Stellar MLS as Distributed by MLS Grid
• 2011-09-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-08-03 Listed $207,690 Stellar MLS as Distributed by MLS Grid
• 2011-04-25 Listed $222,290 Stellar MLS as Distributed by MLS Grid
• 2011-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-09-15 Listed $215,065 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $3,530 · +1.0% YoY. Source: county tax records.