212 Rue DE Pont · Tavares, FL 32778

$79,999

2 bd · 2.0 ba · 672 sqft · Condo public records · 94 Days on market

Built 1978 $150/mo HOA · 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Fully Furnished & Move in Ready! You’re going to enjoy this large 14’ x 28’ porch! Lots of wonderful remodeling has been done in the last several years. Floors all replaced with luxury vinyl planking, Stainless steel range, refrigerator, range (Air Fryer & Self Cleaning), microwave, kitchen sink & faucet in Feb 2023. Fresh interior paint throughout. Main bathroom has a walk-in shower with double heads, updated sink & faucet, comfort height toilet. Updated Electrical Panel 5 yr Warranty. Owners added laundry room to the utility shed. Nice corner lot is just another great addition to this already wonderful place. Waterfront community leading to Dora C

Key facts

• Large porch
• Walk-in shower
• Updated sink

Tags

• LARGE PORCH
• LUXURY VINYL PLANKING
• STAINLESS STEEL RANGE
• UPDATED SINK
• WALK-IN SHOWER
• COMFORT HEIGHT TOILET

Property features AI

Finance

• Other: Home warranty offered; Lease restrictions apply; Property listed as residential; zoned RES; Water access to Dora Canal and Chain of Lakes (sailboat water, skiing allowed)
• Financial info: Total monthly fees $150; total annual fees $1,800
• HOA & community: Has HOA (monthly fee $150); Association amenities: clubhouse, recreation facilities, shuffleboard court; Association requires fees and buyer approval; Community features include street lights, community mailbox, deed restrictions, special community restrictions; Senior community; Full-time management; Pets not allowed

Exterior

• Parking: Covered parking; Carport (1 space); Attached garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected; Underground utilities
• Home design: Manufactured home (single wide); Attached property; One story; Faces south
• Construction: Metal siding and frame construction; Metal roof; Roof over; Pillar/Post/Pier foundation; Built as a manufactured home
• Exterior features: Front porch (screened); Awning(s); Sidewalk; Shed(s); Corner lot, paved and level, private; City limits location; Irregular lot

Interior

• Kitchen: Microwave; Range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom layout; Window treatments (blinds)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 507 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $63k; 27% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,799 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1978 — 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. 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.
8. 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.
9. 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: 1.80% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.71%
• DSCR: 2.05
• GRM: 4.6

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: 18.3%
• Equity multiple: 1.75×
• Total profit: $16,870
• Equity at exit: $11,928

10-year hold

• IRR: 27.6%
• Equity multiple: 3.58×
• Total profit: $57,879
• Equity at exit: $6,917

Cash invested: $22,400 (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: 507
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$420
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$33
• HOA: −$150
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $443

Break-even live

Break-even rent $881

Max offer price $79,999

Occupancy floor 64%

Sensitivity live

Price	-10% $488	-5% $465	+0% $443	+5% $420	+10% $397
Rent	-10% $329	-5% $386	+0% $443	+5% $499	+10% $556
Rate	-1.0pp $483	-0.5pp $463	base $443	+0.5pp $422	+1.0pp $401

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1350 County Dr Tavares, FL	2.0	1.0	644	$1,150	$1.79	24d	1	0.58mi
321 W Ianthe St Unit 6 Tavares, FL	1.0	1.0	430	$1,000	$2.33	18d	1	0.69mi
321 W Ianthe St Apt 8 Tavares, FL	1.0	1.0	430	$1,100	$2.56	24d	1	0.69mi
701 N New Hampshire Ave Unit 4 Tavares, FL	2.0	1.0	672	$1,100	$1.64	24d	1	0.91mi
822 N New Hampshire Ave Tavares, FL	1.0	1.0	600	$1,200	$2.00	24d	1	1.01mi
380 Dora Ave Tavares, FL	2.0	1.0	750	$1,399	$1.87	15d	1	1.33mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-15
   status $79,999 Pending 94 DOM
2. 2026-06-15
   days on market $79,999 Active 94 DOM
3. 2026-06-13
   days on market $79,999 Active 92 DOM
4. 2026-06-09
   days on market $79,999 Active 88 DOM
5. 2026-06-08
   days on market $79,999 Active 87 DOM
6. 2026-06-07
   days on market $79,999 Active 86 DOM
7. 2026-06-04
   days on market $79,999 Active 83 DOM
8. 2026-06-03
   days on market $79,999 Active 82 DOM
9. 2026-06-02
   days on market $79,999 Active 81 DOM
10. 2026-06-01
    days on market $79,999 Active 80 DOM
11. 2026-05-31
    days on market $79,999 Active 79 DOM
12. 2026-04-23
    price $79,999
13. 2026-04-11
    price $82,000
14. 2026-03-13
    listed $82,500 Active
15. 2025-06-16
    historical
16. 2025-05-30
    price $85,800
17. 2025-05-19
    historical
18. 2025-05-05
    price $85,900
19. 2025-05-04
    price $85,900
20. 2025-04-27
    listed $88,000 Active
21. 2025-04-14
    listed $88,000 Active
22. 2025-03-24
    historical
23. 2025-03-06
    price $89,900
24. 2025-01-11
    price $99,900
25. 2024-10-24
    listed $109,900 Active
26. 2023-02-24
    soldstatus $63,000
27. 2023-02-16
    soldstatus $63,000 Closed
28. 2023-01-15
    status Pending
29. 2023-01-11
    listed $66,000 Active
30. 2015-09-15
    soldstatus $24,000
31. 2015-09-11
    soldstatus $24,000 Sold
32. 2015-08-18
    status Pending
33. 2015-06-22
    listed $30,000 Active
34. 2001-03-08
    soldstatus $26,000

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,120 · $93/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $17,297
• − Mortgage interest: −$4,481
• − Property taxes: −$1,120
• − Insurance: −$400
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − HOA: −$1,800
• − Depreciation: −$2,327
• Taxable income: $4,401
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $4,254/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

+207.7% since first listed

23 events — show timeline

• 2026-04-23 Price Changed $79,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $82,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $82,500 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Price Changed $85,800 Stellar MLS as Distributed by MLS Grid
• 2025-05-19 Listing Removed — Daytona MLS
• 2025-05-05 Price Changed $85,900 Daytona MLS
• 2025-05-04 Price Changed $85,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-27 Listed $88,000 Daytona MLS
• 2025-04-14 Listed $88,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-11 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-24 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2023-02-24 Sold (Public Records) $63,000 Public Records
• 2023-02-16 Sold (MLS) $63,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-11 Listed $66,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-15 Sold (Public Records) $24,000 Public Records
• 2015-09-11 Sold (MLS) $24,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-06-22 Listed $30,000 Stellar MLS as Distributed by MLS Grid
• 2001-03-08 Sold (Public Records) $26,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,120 · +5000.6% YoY. Source: county tax records.