1455 Blue Horizon Dr · Four Corners, FL 34714

$419,900

6 bd · 3.5 ba · 2,919 sqft · SingleFamily public records · 112 Days on market

Built 2005 5,708 sqft lot Est $698k · 40% under $52/mo HOA · 2% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• Appreciation +4.8/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks

Spacious 5-bedroom, 2.5-bath home ideally located just minutes from Walt Disney World and surrounded by everyday conveniences! Enjoy close proximity to Lowe’s, Walmart, a Publix-anchored shopping center, numerous restaurants, golf courses, great fishing spots, and quick access to Interstate 4. This open floor plan home offers exceptional interior space rarely found at this price point. The expansive living room measures an impressive 22' x 18', complemented by a generous 20' x 14' family room and a well-sized 14' x 12' kitchen—creating a seamless flow perfect for entertaining or large gatherings. You’d have to step outside to find a more open feel! Upstairs features

Key facts

• Well-sized kitchen
• Open floor plan
• Generous family room

Tags

• PROXIMITY TO SHOPPING CENTER
• QUICK ACCESS TO INTERSTATE 4
• OPEN FLOOR PLAN
• EXPANSIVE LIVING ROOM
• GENEROUS FAMILY ROOM
• WELL-SIZED KITCHEN

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre; Lot size approximately 0.13 acre; Building area reported (total): 3,309 sq ft; Living area reported: 2,919 sq ft
• HOA & community: HOA managed by Sentry Management; Monthly HOA fee approximately $52.50; Semi-annual association fee of $315; Association amenities: Park, Pool; Pets allowed (dogs OK); Sidewalks in the community

Exterior

• Parking: Attached 2-car garage (approx. 20 x 19); Driveway; Ground level parking
• Utilities: Public water; Public sewer; Water connected; Sewer connected
• Home design: Single family residence; Residential property; Planned unit development (PUD); Two-story home; Faces east; Entry level: Two levels
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built with stucco construction
• Exterior features: Patio; Sidewalk; Sliding doors; Asphalt road access; Public maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Open floorplan; Thermostat; Walk-in closets; Window treatments; Blinds, drapes and rods
• Laundry & utility: Inside laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (19.4% below list).
• Recommended offer: $339k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.2% in Four Corners — 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 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities F, health & safety 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: Sawgrass Bay Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 735 students, 42% FRL); Windy Hill Middle School (math 52% / reading 53%, grade C+, #213 of 571 statewide, top 38%, 1,280 students, 35% FRL); East Ridge High School (math 41% / reading 52%, grade D-, #216 of 667 statewide, top 33%, 2,604 students, 31% FRL).
• Market conditions: Rents falling (-3.5%/yr); 729 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• At $3,386/mo this rent would consume 54% of the median local household income ($75k/yr) (locally 953% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($3k loan paydown + $-1k appreciation (-0.3% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($382k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $338,553 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $697,641
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1434 Blue Horizon Dr	0.06mi	5/3.5 (-1)	3,155 (+8%)	2mo	$503,000	$159	77
1513 Blue Sky Way	0.06mi	5/3.0 (-1)	3,064 (+5%)	12mo	$439,900	$144	72
16838 Glenbrook Blvd	0.21mi	5/4.0 (-1)	2,687 (-8%)	13mo	$470,000	$175	59
16837 Sunrise Vista Dr	0.08mi	6/5.0	3,167 (+8%)	23mo	$500,000	$158	57
1241 Emerald Row St	0.68mi	5/5.0 (-1)	2,611 (-11%)	17mo	$724,640	$278	25
16237 Saint Kitts Cir	0.60mi	5/5.5 (-1)	2,611 (-11%)	23mo	$718,640	$275	22
16211 Trinidad Way	0.66mi	5/5.5 (-1)	2,611 (-11%)	22mo	$748,980	$287	20
16217 Saint Kitts Cir	0.63mi	7/5.5 (+1)	3,286 (+13%)	22mo	$784,830	$239	18
16212 Saint Kitts Cir	0.63mi	5/5.5 (-1)	3,286 (+13%)	23mo	$748,970	$228	17
16208 Saint Kitts Cir	0.64mi	7/5.5 (+1)	3,286 (+13%)	23mo	$799,000	$243	17
16200 Saint Kitts	0.66mi	7/5.5 (+1)	3,286 (+13%)	23mo	$787,510	$240	16
1253 Emerald Row St	0.69mi	7/5.5 (+1)	3,286 (+13%)	23mo	$779,540	$237	14

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.64×
• Total profit: $-41,960
• Equity at exit: $115,043

10-year hold

• IRR: -4.0%
• Equity multiple: 0.63×
• Total profit: $-43,991
• Equity at exit: $132,908

Cash invested: $117,572 (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 34714

• Home prices YoY: -0.1%
• Rents YoY: -3.5%
• Active inventory: 729
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,386 high
• Mortgage (P&I): −$2,202
• Tax from tax record: −$455 /mo · $5,458/yr
• Insurance: −$175
• HOA: −$52
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $-209

Break-even live

Break-even rent $3,650

Max offer price $382,940

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-90	+0% $-209	+5% $-328	+10% $-447
Rent	-10% $-477	-5% $-343	+0% $-209	+5% $-75	+10% $58
Rate	-1.0pp $2	-0.5pp $-102	base $-209	+0.5pp $-318	+1.0pp $-429

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17213 Cagan Crossings Blvd Clermont, FL	5.0	3.0	2894	$3,140	$1.09	4d	1	0.88mi
17311 Million Lakes Ct Clermont, FL	5.0	3.0	2894	$3,140	$1.09	26d	1	0.97mi
17311 Million Lakes Ct Clermont, FL	5.0	3.0	2894	$3,140	$1.09	7d	1	0.97mi
17311 Million Lakes Ct Clermont, FL	5.0	3.0	2894	$3,140	$1.09	5d	1	0.97mi
17315 Million Lakes Ct Clermont, FL	5.0	3.5	2894	$3,500	$1.21	20d	1	0.97mi
12182 Eastmoor Dr Winter Garden, FL	5.0	4.0	3826	$4,300	$1.12	26d	1	1.47mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 39 events

1. 2026-06-21
   days on market $419,900 Active 112 DOM
2. 2026-06-18
   days on market $419,900 Active 109 DOM
3. 2026-06-17
   days on market $419,900 Active 108 DOM
4. 2026-06-16
   days on market $419,900 Active 107 DOM
5. 2026-06-15
   days on market $419,900 Active 106 DOM
6. 2026-06-13
   days on market $419,900 Active 104 DOM
7. 2026-06-09
   days on market $419,900 Active 100 DOM
8. 2026-06-08
   days on market $419,900 Active 99 DOM
9. 2026-06-07
   days on market $419,900 Active 98 DOM
10. 2026-06-04
    days on market $419,900 Active 95 DOM
11. 2026-06-03
    days on market $419,900 Active 94 DOM
12. 2026-06-02
    days on market $419,900 Active 93 DOM
13. 2026-06-01
    days on market $419,900 Active 92 DOM
14. 2026-05-31
    days on market $419,900 Active 91 DOM
15. 2026-04-27
    price $419,900
16. 2026-04-14
    price $429,900
17. 2026-03-01
    listed $434,900 Active
18. 2026-02-23
    historical
19. 2025-10-07
    listed $449,000 Active
20. 2025-09-09
    historical
21. 2025-07-28
    price $429,000
22. 2025-05-14
    listed $437,999 Active
23. 2022-05-04
    soldstatus $392,000
24. 2022-04-22
    soldstatus $392,000 Closed
25. 2022-03-07
    status Pending
26. 2022-03-03
    status Active
27. 2022-03-01
    status Pending
28. 2022-02-24
    listed $430,000 Active
29. 2019-01-22
    historical
30. 2018-10-08
    price $249,950
31. 2018-08-24
    price $254,950
32. 2018-06-25
    listed $259,950 Active
33. 2009-02-24
    soldstatus $125,000
34. 2008-12-04
    listed $129,900
35. 2008-09-11
    historical
36. 2008-01-04
    listed $260,000
37. 2005-06-14
    soldstatus $299,000
38. 2005-04-27
    soldstatus $299,000
39. 2005-02-14
    listed $299,000

ⓘ 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: $5,458 · $455/mo
• Projected year-2 tax: $5,458 · $455/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $40,626
• − Mortgage interest: −$23,521
• − Property taxes: −$5,458
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,250
• − Management: −$3,250
• − HOA: −$624
• − Depreciation: −$12,215
• Taxable loss: −$9,792
• Est. tax savings @ 24.0%: +$2,350
• After-tax cash flow: $-161/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Lake County · 364,602 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,200
• Household income: $75,392
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 953.0

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 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 30% Two or more races 25% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 17% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 19% Other Indo-European 1% 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: ▼ -0.33%
• Current HPI: 256.1331
• Rent YoY: ▼ -3.46%
• 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

+40.4% since first listed

25 events — show timeline

• 2026-04-27 Price Changed $419,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $429,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Listed $434,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Listed $449,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Price Changed $429,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Listed $437,999 Stellar MLS as Distributed by MLS Grid
• 2022-05-04 Sold (Public Records) $392,000 Public Records
• 2022-04-22 Sold (MLS) $392,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-03-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-24 Listed $430,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-10-08 Price Changed $249,950 Stellar MLS as Distributed by MLS Grid
• 2018-08-24 Price Changed $254,950 Stellar MLS as Distributed by MLS Grid
• 2018-06-25 Listed $259,950 Stellar MLS as Distributed by MLS Grid
• 2009-02-24 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2008-12-04 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2008-09-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-01-04 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-14 Sold (Public Records) $299,000 Public Records
• 2005-04-27 Sold (MLS) $299,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-14 Listed $299,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $5,458 · -0.2% YoY. Source: county tax records.