936 E 5th Ave · Mount Dora, FL 32757

$170,000

2 bd · 1.0 ba · 929 sqft · SingleFamily public records · 3 Days on market

Built 1925 10,479 sqft lot

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. * MULTIPLE OFFERS, Best and Final due by Tuesday 6/9/2026 at 11:59 PM * Welcome to 936 E 5th Avenue in Mount Dora, a charming historic bungalow situated on nearly a quarter-acre lot and filled with opportunity. Whether you are looking to renovate, enjoy the home as it is, build new, or explore potential commercial uses, the possibilities are endless. This property is being sold AS IS, is a cash sale only, and will benefit from some TLC. Inside, the 2-bedroom, 1-bath floorplan offers comfortable living spaces with character and functionality. The enclosed patio provides additional flexible space that can be used for relaxing, hobbies, plants, storage,

Key facts

• Historic bungalow
• Quarter acre lot
• Fenced backyard

Tags

• HISTORIC BUNGALOW
• ENCLOSED PATIO
• NEW HVAC SYSTEM
• FENCED BACKYARD
• QUARTER ACRE LOT
• CLOSE TO DOWNTOWN

Property features AI

Finance

• Other: Zoned R-2; Lot approximately 0.24 acres (89 x 125)
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; Faces south
• Construction: Frame construction; Shingle roof; Block and concrete perimeter foundation; Built on a lot with trees and landscaping
• Exterior features: Enclosed patio; Patio; Rain gutters; Paved lot/drive

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Walk-in closet(s); Blinds
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.6% vs local median 3.3% in Mount Dora — 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 75/100 on livability (#244 in FL, #3,860 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime 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: Triangle Elementary School (math 41% / reading 33%, grade F, #1,609 of 2,144 statewide, top 77%, 783 students, 64% FRL); Mt. Dora High School (math 32% / reading 46%, grade F, #312 of 667 statewide, top 48%, 1,334 students, 38% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents flat; 646 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $87k; list at $170k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $170,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $348,375
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 N Rhodes St	0.19mi	2/1.0	892 (-4%)	2mo	$260,000	$291	83
245 S Rhodes St	0.40mi	2/1.0	979 (+5%)	12mo	$180,000	$184	62
1305 E 9th Ave	0.37mi	2/2.0	936 (+1%)	24mo	$380,000	$406	58
135 E 9th Ave	0.57mi	2/1.0	894 (-4%)	16mo	$369,000	$413	54
635 Michigan St	0.65mi	2/2.0	1,000 (+8%)	4mo	$385,000	$385	50
815 E 11th Ave	0.41mi	2/1.0	796 (-14%)	10mo	$260,000	$327	48
147 E 9th Ave	0.56mi	2/2.0	984 (+6%)	19mo	$368,900	$375	44

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.78×
• Total profit: $-10,681
• Equity at exit: $25,348

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,057
• Equity at exit: $14,698

Cash invested: $47,600 (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 32757

• Home prices YoY: -34.5%
• Rents YoY: 0.6%
• Active inventory: 646
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$891
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $333

Break-even live

Break-even rent $1,367

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $429	-5% $381	+0% $333	+5% $285	+10% $237
Rent	-10% $192	-5% $262	+0% $333	+5% $404	+10% $474
Rate	-1.0pp $419	-0.5pp $376	base $333	+0.5pp $289	+1.0pp $244

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 N Simpson St Mount Dora, FL	2.0	2.0	960	$1,700	$1.77	25d	1	0.10mi
316 N Simpson St Unit 318 Mt Dora, FL	2.0	2.0	1015	$1,495	$1.47	25d	1	0.13mi
502 N Simpson St Mount Dora, FL	2.0	2.0	1106	$1,785	$1.61	23d	1	0.13mi
1017 E 1st Ave Mt Dora, FL	2.0	1.0	757	$1,750	$2.31	25d	1	0.21mi
225 E 3rd Ave Mt Dora, FL	2.0	1.5	1066	$1,800	$1.69	25d	1	0.44mi
401 E 9th Ave Mount Dora, FL	2.0	1.5	984	$2,800	$2.85	25d	1	0.45mi
31850 Sailor LOOP Mt Dora, FL	2.0	1.0	877	$1,474	$1.68	6d	4	0.54mi
607 Johns Ave Mt Dora, FL	2.0	1.0	750	$1,600	$2.13	25d	1	0.67mi
1515 Lincoln Ave Mount Dora, FL	1.0	1.0	557	$1,249	$2.24	0d	1	0.72mi
1422 N Tremain St Mount Dora, FL	2.0	1.5	750	$1,250	$1.67	0d	1	0.75mi
1422 N Tremain St Unit 1422 Mt Dora, FL	2.0	1.5	750	$2,000	$2.67	25d	1	0.75mi
1423 N Tremain St Mount Dora, FL	3.0	2.0	1096	$1,745	$1.59	25d	1	0.78mi
1051 S Highland St Unit 4C Mt Dora, FL	2.0	2.0	1071	$1,695	$1.58	16d	1	0.82mi
155 Veranda Way Mount Dora, FL	1.0–2.0	1.0–2.0	785	$1,748	$2.23	0d	14	0.83mi
745 Crane Ave Mount Dora, FL	2.0	2.0	967	$1,800	$1.86	25d	1	0.96mi
2507 Koji ST Mt Dora, FL	1.0–3.0	1.0–2.0	961	$2,271	$2.36	3d	9	1.44mi

Listing history 3 events

1. 2026-06-08
   statusdays on market $170,000 Pending 3 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $170,000 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: $1,415 · $118/mo
• Projected year-2 tax: $1,415 · $118/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $21,466
• − Mortgage interest: −$9,523
• − Property taxes: −$1,415
• − Insurance: −$850
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$4,945
• Taxable income: $1,298
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $3,683/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 — Mount Dora

• Score: 75/100
• State rank: #244
• US rank: #3860

Category grades

Amenities F Commute F Cost of living B 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: Mount Dora, FL
• County: Lake County · 364,602 people
• City population: 34,121
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 34,121
• Household income: $77,216
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 998.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 20% Black 12% Two or more races 11% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -154.69%
• Current HPI: 293.4759
• Rent YoY: ▲ 0.55%
• 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

+129.7% since first listed

4 events — show timeline

• 2026-06-05 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-05 Sold (Public Records) $87,000 Public Records
• 2003-08-25 Sold (Public Records) $89,000 Public Records
• 2000-02-03 Sold (Public Records) $74,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,415 · +5.1% YoY. Source: county tax records.