17049 Bay Ave · Montverde, FL 34756

$225,000

3 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 12 Days on market

Built 1982 7,500 sqft lot

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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 +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.3/10.0

Listing remarks

Welcome to your private Montverde retreat — where comfort, style, and versatility come together in one exceptional home! Nestled near the scenic shores of Lake Apopka, this beautifully updated 4-bedroom, 3-bathroom residence offers the perfect blend of peaceful living and convenient access to shopping, dining, and major roadways. Step inside and immediately feel at home in the spacious open-concept design filled with natural light, soaring ceilings, and elegant finishes throughout. The heart of the home is the stunning chef’s kitchen, thoughtfully designed with quartz countertops, stainless steel appliances, a stylish custom backsplash, cooktop, double ovens, abundant cabinetry,

Key facts

• Versatile bonus room
• 7,500 sq ft lot
• Built 1982

Tags

• PRIVATE MONTVERDE RETREAT
• SCENIC SHORES OF LAKE APOPKA
• STUNNING CHEFS KITCHEN
• CUSTOM TILE FIREPLACE
• VERSATILE BONUS ROOM
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Property type: Residential (Manufactured Home); Zoning: RM; Lot size approx. 0.17 acres (70x100); Publicly recorded living area and building area; Roads are asphalt/paved and publicly maintained
• HOA & community: No association; Pets allowed

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; Electricity available and connected; Water and sewer available and connected
• Home design: Residential manufactured double-wide; Single-story (one level); East-facing entry
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Completed condition; Double wide body type; Building area reported (total building area listed separately)
• Exterior features: Covered, enclosed and screened front and rear porches; Front porch; Rear porch; Storage shed; Chain link and wood fencing; Mature landscaping; Oversized lot (approx. 70 x 100)

Interior

• Kitchen: Built-in oven; Cooktop; Range hood; Dishwasher; Refrigerator; Solid surface/stone counters
• Bedrooms: 4 bedrooms; Includes an interior in-law suite with private entry; Bonus room
• Flooring: Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Mini-split units
• Interior features: Ceiling fans; Kitchen/family room combo; Open floorplan; Solid surface counters; Split bedroom layout; Stone counters; Thermostat; Walk-in closets
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Laundry located inside; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Cap rate 12.9% vs local median 2.3% in Montverde — 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 66/100 on livability (#598 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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: 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 39% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 3.0% rent growth), your $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 18y 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 $190k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $225,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.57% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.74%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.5%
• Equity multiple: 1.25×
• Total profit: $16,059
• Equity at exit: $33,548

10-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $82,468
• Equity at exit: $19,454

Cash invested: $63,000 (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 34756

• Home prices YoY: -1.3%
• Active inventory: 204
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,534 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$272 /mo · $3,262/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$742
• Net cashflow: $820

Break-even live

Break-even rent $2,496

Max offer price $225,000

Occupancy floor 72%

Sensitivity live

Price	-10% $947	-5% $883	+0% $820	+5% $756	+10% $692
Rent	-10% $541	-5% $680	+0% $820	+5% $959	+10% $1,099
Rate	-1.0pp $933	-0.5pp $877	base $820	+0.5pp $761	+1.0pp $702

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17530 County Road 455 Montverde, FL	3.0	2.0	1724	$2,400	$1.39	21d	1	0.79mi
16300 County Road 455 #401 Montverde, FL	3.0	3.0	1568	$3,750	$2.39	23d	1	0.97mi

Listing history 39 events

1. 2026-05-15
   listed $225,000 Active
2. 2025-06-30
   historical
3. 2025-04-25
   price $246,900
4. 2025-03-26
   price $249,900
5. 2025-03-03
   price $254,900
6. 2025-01-29
   listed $259,900 Active
7. 2024-03-29
   historical
8. 2023-09-29
   listed $275,000 Active
9. 2022-09-09
   soldstatus $190,000
10. 2022-09-01
    soldstatus $190,000 Closed
11. 2022-08-08
    status Pending
12. 2022-07-27
    status Active
13. 2022-07-27
    price $199,900
14. 2022-05-31
    status Pending
15. 2022-05-20
    listed $210,000 Active
16. 2019-10-28
    soldstatus $109,000
17. 2019-10-25
    soldstatus $109,000 Sold
18. 2019-10-09
    status Pending
19. 2019-10-03
    status Active
20. 2019-09-16
    status Pending
21. 2019-08-30
    status Active
22. 2019-08-14
    status Pending
23. 2019-08-09
    listed $109,900 Active
24. 2016-07-01
    soldstatus $74,000
25. 2016-05-31
    soldstatus $74,000 Sold
26. 2016-05-29
    status Pending
27. 2016-05-06
    historical Active with Contract
28. 2016-04-21
    price $74,000
29. 2016-04-21
    status Active
30. 2016-03-20
    status Pending
31. 2016-02-29
    historical Contingent - Pending 3rd Party Approval
32. 2016-02-12
    listed $89,900 Active
33. 2012-09-27
    soldstatus $20,000
34. 2012-04-19
    listed $23,000
35. 2009-07-17
    listed $90,000
36. 2008-09-11
    listed $98,000
37. 2007-05-22
    soldstatus $61,700
38. 1996-07-01
    soldstatus $65,000
39. 1996-06-01
    soldstatus $65,000

ⓘ 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: $3,262 · $272/mo
• Projected year-2 tax: $3,262 · $272/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,406
• − Mortgage interest: −$12,603
• − Property taxes: −$3,262
• − Insurance: −$6,244
• − Repairs & maintenance: −$3,392
• − Management: −$3,392
• − Depreciation: −$6,545
• Taxable income: $6,967
• Est. tax owed @ 24.0%: −$1,672
• After-tax cash flow: $8,165/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 — Montverde

• Score: 66/100
• State rank: #598
• US rank: #11453

Category grades

Amenities F Commute F Cost of living D Crime A+ Employment A+ 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
• City population: 4,876
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 4,876
• Household income: $108,500
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 24.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 6%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Mexico, Jamaica
• Languages at home: 84% English-only · Spanish 14% Arabic 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: ▼ -5.42%
• Current HPI: 410.9213
• 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

+246.2% since first listed

39 events — show timeline

• 2026-05-15 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Price Changed $246,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-03 Price Changed $254,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-29 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2024-03-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-09-29 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-09 Sold (Public Records) $190,000 Public Records
• 2022-09-01 Sold (MLS) $190,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-07-27 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2022-05-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-20 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-28 Sold (Public Records) $109,000 Public Records
• 2019-10-25 Sold (MLS) $109,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-09-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-08-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-08-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-08-09 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2016-07-01 Sold (Public Records) $74,000 Public Records
• 2016-05-31 Sold (MLS) $74,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-05-06 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-04-21 Price Changed $74,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-03-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-02-29 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-02-12 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2012-09-27 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-19 Listed $23,000 Stellar MLS as Distributed by MLS Grid
• 2009-07-17 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-11 Listed $98,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-22 Sold (Public Records) $61,700 Public Records
• 1996-07-01 Sold (Public Records) $65,000 Public Records
• 1996-06-01 Sold (Public Records) $65,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,262 · +5.9% YoY. Source: county tax records.