6461 Domenico Ct · Groveland, FL 34736

$365,000

4 bd · 2.0 ba · 1,983 sqft · SingleFamily public records · 50 Days on market

Built 2019 5,000 sqft lot Est $357k · at est. $49/mo HOA · 1% of rent ↓ 3% since listing

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Why this score? — see what drove the C- 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 +20.9/30.0
• DSCR +6.6/10.0
• ARV discount +6.5/15.0
• 1% rule +5.2/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful better-than-new 4-bedroom, 2-bathroom home, built in 2019, offering over 1,900 sqft. of stylish, move-in-ready living space with all the upgrades already completed. As you enter, you’re greeted by designer light fixtures and beautiful tile flooring throughout the entire home, creating a clean and cohesive feel. The kitchen is truly the heart of the home, featuring granite countertops, stainless steel appliances, an under-mount stainless steel sink, and abundant storage. You’ll also love the added under-air living space converted from a portion of the garage, offering flexibility as a 5th bedroom, bonus room, home office, gym, or flex space. The spacious

Key facts

• Spa-like bathroom
• Tile flooring
• Granite countertops

Tags

• DESIGNER LIGHT FIXTURES
• TILE FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ABUNDANT STORAGE
• SPA-LIKE BATHROOM

Property features AI

Finance

• Other: Home is homesteaded
• Financial info: Lease restrictions apply
• HOA & community: HOA with monthly fee of $49.03 (association approval required); Community street lights; Cats and dogs allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Underground utilities; Water connected; Irrigation equipment; Solar energy
• Home design: Single-family residence; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.11-acre lot
• Exterior features: Lighting; Rain gutters; Sidewalk; Pond view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Water softener
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Open floorplan; Stone counters; Thermostat; Walk-in closets
• Laundry & utility: Electric dryer hookup; Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $365k).
• Recommended offer: $354k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.0% in Groveland — 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 70/100 on livability (#416 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A-, crime B+; Watch: 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: Groveland Elementary School (math 30% / reading 32%, grade F, #1,854 of 2,144 statewide, top 87%, 744 students, 63% FRL); South Lake High School (math 36% / reading 39%, grade F, #336 of 667 statewide, top 51%, 2,169 students, 40% FRL) — zoned schools at 52% FRL track the district average.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-15 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 585 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $3,732/mo this rent would consume 49% of the median local household income ($91k/yr) (locally 216% 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 $11k 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 ($354k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $354,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.02% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $356,940
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
448 E Waldo St	0.73mi	3/2.0 (-1)	1,806 (-9%)	14mo	$325,000	$180	35

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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-31,910
• Equity at exit: $54,423

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-6,039
• Equity at exit: $31,559

Cash invested: $102,200 (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 34736

• Home prices YoY: -22.5%
• Rents YoY: 1.7%
• Active inventory: 585
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,732 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$328 /mo · $3,940/yr
• Insurance: −$152
• HOA: −$49
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $505

Break-even live

Break-even rent $3,093

Max offer price $365,000

Occupancy floor 81%

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 Curtis Ave Groveland, FL	4.0	2.5	2320	$2,400	$1.03	4d	1	0.70mi
7636 Swiss Fairways Ave Unit 1565889P Clermont, FL	3.0	3.0	1786	$7,694	$4.31	4d	1	1.21mi
6814 Redwing Rd Groveland, FL	3.0	2.0	1920	$2,400	$1.25	23d	1	1.37mi

HOA detail

• Monthly dues: $49 · $588/yr
• Likely covers: gym

Listing history 15 events

1. 2026-06-18
   days on market $365,000 Active 50 DOM
2. 2026-06-17
   days on market $365,000 Active 49 DOM
3. 2026-06-16
   days on market $365,000 Active 48 DOM
4. 2026-06-15
   days on market $365,000 Active 47 DOM
5. 2026-06-13
   days on market $365,000 Active 45 DOM
6. 2026-06-09
   days on market $365,000 Active 41 DOM
7. 2026-06-08
   days on market $365,000 Active 40 DOM
8. 2026-06-07
   days on market $365,000 Active 39 DOM
9. 2026-06-04
   days on market $365,000 Active 36 DOM
10. 2026-06-03
    days on market $365,000 Active 35 DOM
11. 2026-06-02
    days on market $365,000 Active 34 DOM
12. 2026-06-01
    days on market $365,000 Active 33 DOM
13. 2026-05-31
    days on market $365,000 Active 32 DOM
14. 2026-05-07
    price $365,000
15. 2026-04-29
    listed $375,000 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: $3,940 · $328/mo
• Projected year-2 tax: $3,940 · $328/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 7/10 Severe
• 🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 17 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: $44,786
• − Mortgage interest: −$20,446
• − Property taxes: −$3,940
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,583
• − Management: −$3,583
• − HOA: −$588
• − Depreciation: −$10,618
• Taxable income: $204
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $6,010/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 — Groveland

• Score: 70/100
• State rank: #416
• US rank: #7397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groveland, FL
• County: Lake County · 364,602 people
• City population: 28,001
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,001
• Household income: $90,545
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 216.0

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 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 25% Two or more races 17% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 15% Cuban 2%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 1%
• Foreign-born: 13% · Canada, Guatemala
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -77.23%
• Current HPI: 265.3457
• Rent YoY: ▲ 1.67%
• 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

-2.7% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed $375,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+30.6%/yr

Latest (2025): $3,940 · +5.0% YoY. Source: county tax records.