10258 Joanies Run · Silver Lake, FL 34788

$320,000

3 bd · 2.0 ba · 1,654 sqft · SingleFamily public records · 16 Days on market

Built 1996 0.29 ac lot Est $324k · 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 +11.9/30.0
• ARV discount +8.1/15.0
• Schools +4.2/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4.5% Assumable FHA with Roam! Discover this exceptional single-family residence situated on a generous lot within the established QUAIL POINTE AT SILVER LAKE subdivision. This home features a highly desirable SPLIT FLOOR PLAN designed to provide optimal privacy between the primary suite and secondary bedrooms. Upon entry you are welcomed by an expansive OPEN LIVING AREA highlighted by soaring VAULTED CEILINGS that create an airy and bright atmosphere. The property includes a functional KITCHEN that flows seamlessly into a unique ADDITIONAL LIVING AREA which has been fully enclosed with dedicated air conditioning for year-round use. Entertain guests in the ELEGANT FORMAL DINING ROOM or enjoy the privacy of the spacious primary suite which offers a substantial WALK IN CLOSET. The primary bathroom is a true retreat featuring a walk in shower alongside a relaxing SOAKING TUB. You will appreciate the extra space provided by the secondary bedrooms which are larger than many found in nearby new construction. This well-maintained home sits on a substantial 0.29 ACRE LOT offering plenty of outdoor space for recreation and gardening. Practical features include a 2 CAR ATTACHED GARAGE providing ample room for vehicles and storage. Ideally located this residence is only minutes from the charming dining and shopping of DOWNTOWN MOUNT DORA and Leesburg with convenient lake access nearby. This property represents a fantastic opportunity to own a versatile and spacious home in a quiet community.

Key facts

• Flex den
• Updated bathrooms
• Walk in closet

Tags

• FLEX DEN
• ENCLOSED BONUS LIVING AREA
• PRIVATE PRIMARY SUITE
• WALK IN CLOSET
• FULLY REMODELED BATHROOM
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Zoning: R-6
• Financial info: No lease restrictions
• HOA & community: No association; Pets allowed

Exterior

• Parking: Attached 2-car garage (20x20); Driveway parking
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; One story; Faces southwest; Homestead property
• Construction: Block construction; Shingle roof; Slab foundation; Built area per public records
• Exterior features: Paved road access

Interior

• Kitchen: Convection oven; Dishwasher; Garbage disposal; Microwave; Refrigerator; Water softener
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-81 ($-968/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (21.8% below list).
• Recommended offer: $250k (21.8% 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: 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: Treadway Elementary School (math 53% / reading 48%, grade D+, #1,055 of 2,144 statewide, top 50%, 879 students, 66% FRL); Tavares Middle School (math 43% / reading 40%, grade F, #348 of 571 statewide, top 62%, 1,070 students, 58% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL).
• Market conditions: 288 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,501/mo this rent would consume 55% of the median local household income ($54k/yr) (locally 406% 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 $2k of loan paydown is wiped out by about $10k 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 16 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $228k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $250,082 (21.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $324,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33624 Dolores Ct	0.10mi	3/2.0	1,769 (+7%)	12mo	$330,000	$187	73
10238 Summit Square Dr	0.25mi	3/2.0	1,608 (-3%)	14mo	$290,000	$180	71
10409 Pleasant View Dr	0.13mi	3/2.0	1,821 (+10%)	9mo	$399,000	$219	70
33827 Silver Pine Dr	0.35mi	3/2.0	1,548 (-6%)	14mo	$295,000	$191	61
10648 Westmont Rd	0.25mi	2/2.0 (-1)	1,452 (-12%)	5mo	$195,000	$134	59
9774 Carson Way	0.63mi	3/2.0	1,501 (-9%)	1mo	$294,858	$196	55
10118 Rockdale Dr	0.69mi	3/2.0	1,500 (-9%)	1mo	$295,000	$197	51
9910 Canterbury Dr	0.60mi	3/2.0	1,860 (+12%)	2mo	$404,000	$217	50
10341 Summit Square Dr	0.20mi	4/2.0 (+1)	1,478 (-11%)	21mo	$300,000	$203	50
10308 Pebblestone Ct	0.41mi	3/2.0	1,456 (-12%)	13mo	$285,000	$196	50
33312 Coventry Dr	0.57mi	2/2.0 (-1)	1,483 (-10%)	5mo	$250,000	$169	47
33028 Lake Bend Cir	0.60mi	3/2.0	1,796 (+9%)	22mo	$480,000	$267	39

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-57,048
• Equity at exit: $47,713

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-56,524
• Equity at exit: $27,668

Cash invested: $89,600 (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: 288
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,501 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$245 /mo · $2,938/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-81

Break-even live

Break-even rent $2,603

Max offer price $305,753

Occupancy floor 98%

Sensitivity live

Price	-10% $100	-5% $10	+0% $-81	+5% $-171	+10% $-262
Rent	-10% $-278	-5% $-179	+0% $-81	+5% $18	+10% $117
Rate	-1.0pp $81	-0.5pp $1	base $-81	+0.5pp $-164	+1.0pp $-248

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10402 Pleasant View Dr Leesburg, FL	3.0	2.0	1931	$2,599	$1.35	6d	1	0.13mi
10240 Barrington Ct Leesburg, FL	3.0	2.0	2090	$2,700	$1.29	14d	1	0.29mi
32635 Vista Ave Leesburg, FL	3.0	2.0	1159	$1,950	$1.68	25d	1	0.95mi
32629 Vista Ave Leesburg, FL	3.0	2.0	1700	$1,950	$1.15	16d	1	0.96mi
32629 Vista Ave Leesburg, FL	3.0	2.0	1500	$1,850	$1.23	19d	1	0.96mi
35 Aberdeen Cir Leesburg, FL	2.0	2.0	1072	$1,400	$1.31	25d	1	1.15mi
34000 Sky Blossom Cir Leesburg, FL	3.0	2.0	1540	$2,100	$1.36	25d	1	1.46mi

Listing history 10 events

1. 2026-06-21
   days on market $320,000 Active 16 DOM
2. 2026-06-18
   days on market $320,000 Active 13 DOM
3. 2026-06-17
   days on market $320,000 Active 12 DOM
4. 2026-06-16
   days on market $320,000 Active 11 DOM
5. 2026-06-15
   days on market $320,000 Active 10 DOM
6. 2026-06-13
   days on market $320,000 Active 8 DOM
7. 2026-06-09
   days on market $320,000 Active 4 DOM
8. 2026-06-08
   days on market $320,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $320,000 Active 2 DOM

ⓘ 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: $2,938 · $245/mo
• Projected year-2 tax: $2,938 · $245/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 · 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: $30,010
• − Mortgage interest: −$17,925
• − Property taxes: −$2,938
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − Depreciation: −$9,309
• Taxable loss: −$6,564
• Est. tax savings @ 24.0%: +$1,575
• After-tax cash flow: $608/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

• County: Lake County · 364,602 people
• 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

+220.0% since first listed

24 events — show timeline

• 2026-06-05 Listed $320,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Sold (Public Records) $228,000 Public Records
• 2026-03-16 Sold (MLS) $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Sold (MLS) $195,000 SCMLS
• 2026-02-10 Pending — SCMLS
• 2026-02-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $280,000 SCMLS
• 2026-02-06 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Coming Soon $280,000 SCMLS
• 2023-10-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-07-12 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-20 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-12 Price Changed $314,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-04 Price Changed $319,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-24 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2011-08-10 Sold (Public Records) $82,500 Public Records
• 2011-07-28 Sold (MLS) $82,500 Stellar MLS as Distributed by MLS Grid
• 2011-01-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-01-06 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2009-01-29 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 2004-05-28 Sold (Public Records) $139,900 Public Records
• 2002-01-03 Sold (Public Records) $120,000 Public Records
• 2000-01-28 Sold (Public Records) $110,000 Public Records
• 1996-07-10 Sold (Public Records) $100,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,938 · +2.6% YoY. Source: county tax records.