32730 Blossom Ln · Silver Lake, FL 34788

$249,500

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 27 Days on market

Built 1972 9,654 sqft lot Est $247k · at est.

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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).

• Cash flow +11.1/30.0
• ARV discount +7.1/15.0
• Schools +4.2/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy home with 4 bedrooms and 2 baths, remodeled kitchen with white cabinets, island with quartz countertops and all appliances included. A/C and roof are 2017. As you walk out of the house to the backyard you will find an elevated deck and you can see the huge fence in the backyard, you can stay there or on the screened porch to enjoy time with family and friends. This home is conveniently located near shops, restaurants, shopping centers, and more. No HOA. Make an appointment to see it.

Key facts

• Private backyard
• Newer systems
• Kitchen island

Tags

• SOLID SURFACE COUNTERS
• KITCHEN ISLAND
• PRIVATE BACKYARD
• SCREEN PORCH
• NEWER SYSTEMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (19.4% below list).
• Recommended offer: $201k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#644 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools F, 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: 285 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); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 45% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 27 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,974 (19.4% 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. Built in 1972 — 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. 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?
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: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $247,104
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32737 Vista Ave	0.04mi	3/2.0	1,248 (0%)	13mo	$215,000	$172	85
32511 Purdum Ave	0.38mi	2/1.0 (-1)	1,144 (-8%)	11mo	$245,000	$214	53
10323 Patrick Dr	0.74mi	3/2.0	1,338 (+7%)	8mo	$265,000	$198	45

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-46,679
• Equity at exit: $37,201

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-48,676
• Equity at exit: $21,572

Cash invested: $69,860 (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 34788

• Home prices YoY: -18.2%
• Active inventory: 285
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,308
• Tax from tax record: −$274 /mo · $3,283/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-98

Break-even live

Break-even rent $2,134

Max offer price $232,148

Occupancy floor 100%

Sensitivity live

Price	-10% $43	-5% $-28	+0% $-98	+5% $-169	+10% $-239
Rent	-10% $-257	-5% $-178	+0% $-98	+5% $-19	+10% $61
Rate	-1.0pp $27	-0.5pp $-35	base $-98	+0.5pp $-163	+1.0pp $-229

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32635 Vista Ave Leesburg, FL	3.0	2.0	1159	$1,950	$1.68	24d	1	0.07mi
32629 Vista Ave Leesburg, FL	3.0	2.0	1500	$1,850	$1.23	18d	1	0.08mi
32818 Lake Square Ct #10 Leesburg, FL	2.0	1.0	912	$1,200	$1.32	24d	1	0.10mi

Listing history 18 events

1. 2026-06-08
   status $249,500 Pending 27 DOM
2. 2026-06-07
   days on market $249,500 Active 27 DOM
3. 2026-06-04
   days on market $249,500 Active 24 DOM
4. 2026-06-03
   days on market $249,500 Active 23 DOM
5. 2026-06-02
   remarks 667-char remark
6. 2026-06-02
   status $249,500 Active 22 DOM
7. 2026-03-26
   status Pending
8. 2026-03-04
   listed $249,500 Active
9. 2026-02-13
   historical $2,089
10. 2026-02-04
    listed $2,089
11. 2022-01-28
    soldstatus $250,000 Closed 498-char remark

    Show marketing remark (498 chars)

    This cozy home with 4 bedrooms and 2 baths, remodeled kitchen with white cabinets, island with quartz countertops and all appliances included. A/C and roof are 2017. As you walk out of the house to the backyard you will find an elevated deck and you can see the huge fence in the backyard, you can stay there or on the screened porch to enjoy time with family and friends. This home is conveniently located near shops, restaurants, shopping centers, and more. No HOA. Make an appointment to see it.

12. 2021-12-23
    status Pending 498-char remark

    Show marketing remark (498 chars)

    This cozy home with 4 bedrooms and 2 baths, remodeled kitchen with white cabinets, island with quartz countertops and all appliances included. A/C and roof are 2017. As you walk out of the house to the backyard you will find an elevated deck and you can see the huge fence in the backyard, you can stay there or on the screened porch to enjoy time with family and friends. This home is conveniently located near shops, restaurants, shopping centers, and more. No HOA. Make an appointment to see it.

13. 2021-12-20
    listed $240,000 Active 498-char remark

    Show marketing remark (498 chars)

    This cozy home with 4 bedrooms and 2 baths, remodeled kitchen with white cabinets, island with quartz countertops and all appliances included. A/C and roof are 2017. As you walk out of the house to the backyard you will find an elevated deck and you can see the huge fence in the backyard, you can stay there or on the screened porch to enjoy time with family and friends. This home is conveniently located near shops, restaurants, shopping centers, and more. No HOA. Make an appointment to see it.

14. 2017-06-12
    soldstatus $132,000
15. 2014-06-01
    historical
16. 2013-11-11
    listed $49,900 Active
17. 1991-05-01
    soldstatus $49,500
18. 1985-10-01
    soldstatus $35,000

ⓘ 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: $3,283 · $274/mo
• Projected year-2 tax: $3,283 · $274/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $24,117
• − Mortgage interest: −$13,976
• − Property taxes: −$3,283
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$7,258
• Taxable loss: −$5,506
• Est. tax savings @ 24.0%: +$1,321
• After-tax cash flow: $143/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 — Silver Lake

• Score: 65/100
• State rank: #644
• US rank: #12722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Lake, FL
• County: Lake County · 364,602 people
• City population: 21,867
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 22,137
• Household income: $54,147
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 406.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 9% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -61.07%
• Current HPI: 273.6616
• 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

+612.9% since first listed

12 events — show timeline

• 2026-03-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Listed $249,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Rental Removed $2,089 Tricon
• 2026-02-04 Listed for Rent $2,089 Tricon
• 2022-01-28 Sold (MLS) $250,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-20 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-12 Sold (Public Records) $132,000 Public Records
• 2014-06-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-11-11 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 1991-05-01 Sold (Public Records) $49,500 Public Records
• 1985-10-01 Sold (Public Records) $35,000 Public Records

Property tax history

+20.7%/yr

Latest (2025): $3,283 · +11.6% YoY. Source: county tax records.