1100 E Caroline St #106 · Tavares, FL 32778

$98,000

2 bd · 1.0 ba · 728 sqft · Condo public records · 103 Days on market

Built 1973 $300/mo HOA · 19% of rent

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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 +25.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to America's Sea Plane City, Tavares, Florida! There's so much to do in this tiny town and it's just a hop, skip and jump away from Mount Dora, where you can shop by gorgeous Lake Dora until your heart's content or go on an evening cruise. So much to enjoy in Lake County! The Tavares Entertainment district offers a rich night life including music and tons of delicious local restaurants- or take a seaplane ride to see the town from a different view! You can rest easy in this darling 2BD, 1BA condominium with everything you need to relax and enjoy Florida. This first floor unit is in a great location in the complex with your assigned parking spot right out your door! There's also a nice community pool to enjoy Florida days! Hurry and see this one before it's SOLD!

Key facts

• Guided lake tours
• Fishing charters
• Lakefront lifestyle

Tags

• PRIVATE RETREAT
• LAKEFRONT LIFESTYLE
• PUBLIC BOAT RAMPS
• BOAT RENTALS
• FISHING CHARTERS
• GUIDED LAKE TOURS

Property features AI

Finance

• Other: Furnished: negotiable; Homestead: yes; Lot has mature landscaping; Road: public maintained asphalt
• HOA & community: Monthly condo fee $300 (includes pool and maintenance of structure and grounds); Total annual fees $3,600; Community features: community mailbox, deed restrictions, golf carts allowed, pool, sidewalks, street lights

Exterior

• Parking: Assigned deeded parking; Ground-level off-street parking
• Utilities: Public water; Public sewer; Electricity connected; BB/HS internet available; Underground utilities; Water connected; Fire hydrant nearby
• Home design: Condominium; Residential property; South-facing; One level (unit on floor 1); Building named LAKEVIEW CONDOMINIUMS; Property condition: Completed; Zoned RMF-3
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Year built not provided
• Exterior features: Lighting; Outdoor shower; Private mailbox; Sidewalks; In-ground gunite pool with child safety fence

Interior

• Kitchen: Range; Refrigerator; Stone counters
• Bedrooms: 1 bedroom (first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Reverse cycle heating; Mini-split cooling
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Stone counters; Blinds and window coverings; Double-pane/insulated/thermal windows
• Laundry & utility: Common area laundry; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.5% in Tavares — 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 76/100 on livability (#220 in FL, #3,464 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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.
• Zoned schools: Tavares Elementary School (math 49% / reading 45%, grade D-, #1,191 of 2,144 statewide, top 57%, 875 students, 61% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 501 active listings in the ZIP; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $89,180 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.57% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.58%
• DSCR: 1.47
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,387
• Equity at exit: $14,612

10-year hold

• IRR: 12.4%
• Equity multiple: 2.05×
• Total profit: $28,804
• Equity at exit: $8,473

Cash invested: $27,440 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 501
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$300
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $242

Break-even live

Break-even rent $1,237

Max offer price $98,000

Occupancy floor 79%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 Dora Ave Tavares, FL	2.0	1.0	750	$1,399	$1.87	15d	1	0.16mi
822 N New Hampshire Ave Tavares, FL	1.0	1.0	600	$1,200	$2.00	24d	1	0.77mi
701 N New Hampshire Ave Unit 4 Tavares, FL	2.0	1.0	672	$1,100	$1.64	24d	1	0.77mi
321 W Ianthe St Apt 8 Tavares, FL	1.0	1.0	430	$1,100	$2.56	24d	1	0.90mi
321 W Ianthe St Unit 6 Tavares, FL	1.0	1.0	430	$1,000	$2.33	18d	1	0.90mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $98,000 Active 103 DOM
2. 2026-06-17
   days on market $98,000 Active 102 DOM
3. 2026-06-16
   days on market $98,000 Active 101 DOM
4. 2026-06-15
   days on market $98,000 Active 100 DOM
5. 2026-06-13
   days on market $98,000 Active 98 DOM
6. 2026-06-09
   days on market $98,000 Active 94 DOM
7. 2026-06-08
   days on market $98,000 Active 93 DOM
8. 2026-06-07
   days on market $98,000 Active 92 DOM
9. 2026-06-04
   days on market $98,000 Active 89 DOM
10. 2026-06-03
    days on market $98,000 Active 88 DOM
11. 2026-06-02
    days on market $98,000 Active 87 DOM
12. 2026-06-01
    days on market $98,000 Active 86 DOM
13. 2026-05-31
    days on market $98,000 Active 85 DOM
14. 2026-03-07
    listed $98,000 Active
15. 2024-09-17
    historical
16. 2024-08-05
    price $119,000
17. 2024-06-28
    listed $132,650 Active
18. 2022-02-25
    soldstatus $100,000
19. 2022-02-18
    soldstatus $100,000 Closed 780-char remark

    Show marketing remark (780 chars)

    Welcome to America's Sea Plane City, Tavares, Florida! There's so much to do in this tiny town and it's just a hop, skip and jump away from Mount Dora, where you can shop by gorgeous Lake Dora until your heart's content or go on an evening cruise. So much to enjoy in Lake County! The Tavares Entertainment district offers a rich night life including music and tons of delicious local restaurants- or take a seaplane ride to see the town from a different view! You can rest easy in this darling 2BD, 1BA condominium with everything you need to relax and enjoy Florida. This first floor unit is in a great location in the complex with your assigned parking spot right out your door! There's also a nice community pool to enjoy Florida days! Hurry and see this one before it's SOLD!

20. 2022-02-06
    status Pending 780-char remark

    Show marketing remark (780 chars)

    Welcome to America's Sea Plane City, Tavares, Florida! There's so much to do in this tiny town and it's just a hop, skip and jump away from Mount Dora, where you can shop by gorgeous Lake Dora until your heart's content or go on an evening cruise. So much to enjoy in Lake County! The Tavares Entertainment district offers a rich night life including music and tons of delicious local restaurants- or take a seaplane ride to see the town from a different view! You can rest easy in this darling 2BD, 1BA condominium with everything you need to relax and enjoy Florida. This first floor unit is in a great location in the complex with your assigned parking spot right out your door! There's also a nice community pool to enjoy Florida days! Hurry and see this one before it's SOLD!

21. 2022-01-21
    listed $99,900 Active 780-char remark

    Show marketing remark (780 chars)

    Welcome to America's Sea Plane City, Tavares, Florida! There's so much to do in this tiny town and it's just a hop, skip and jump away from Mount Dora, where you can shop by gorgeous Lake Dora until your heart's content or go on an evening cruise. So much to enjoy in Lake County! The Tavares Entertainment district offers a rich night life including music and tons of delicious local restaurants- or take a seaplane ride to see the town from a different view! You can rest easy in this darling 2BD, 1BA condominium with everything you need to relax and enjoy Florida. This first floor unit is in a great location in the complex with your assigned parking spot right out your door! There's also a nice community pool to enjoy Florida days! Hurry and see this one before it's SOLD!

22. 2020-02-18
    soldstatus $63,000
23. 2020-02-14
    soldstatus $63,000 Sold
24. 2019-12-04
    status Pending
25. 2019-11-14
    listed $64,900 Active
26. 2015-06-30
    historical
27. 2015-03-26
    price $44,900
28. 2015-01-29
    listed $49,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $18,520
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − HOA: −$3,600
• − Depreciation: −$2,851
• Taxable income: $1,657
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $2,506/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 — Tavares

• Score: 76/100
• State rank: #220
• US rank: #3464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tavares, FL
• County: Lake County · 364,602 people
• City population: 25,042
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 25,042
• Household income: $63,472
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 586.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Other Asian/Pacific 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: ▼ -88.07%
• Current HPI: 288.7123
• Rent YoY: ▲ 4.05%
• 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

+100.0% since first listed

15 events — show timeline

• 2026-03-07 Listed $98,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-05 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-28 Listed $132,650 Stellar MLS as Distributed by MLS Grid
• 2022-02-25 Sold (Public Records) $100,000 Public Records
• 2022-02-18 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-21 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2020-02-18 Sold (Public Records) $63,000 Public Records
• 2020-02-14 Sold (MLS) $63,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-11-14 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2015-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-03-26 Price Changed $44,900 Stellar MLS as Distributed by MLS Grid
• 2015-01-29 Listed $49,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-8.3%/yr

Latest (2025): $182 · +10.1% YoY. Source: county tax records.