1024 Grant Ave · Mount Dora, FL 32757

$185,000

2 bd · 1.0 ba · 736 sqft · SingleFamily public records · 11 Days on market

Built 1955 4,760 sqft lot Est $241k · 23% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• 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 MLS

Completely remodeled with brand new AC, with new kitchen, bathroom and beautiful laminate flooring throughout the house. There's also an attached utility room with washer and dryer hook ups & additional storage space. New stucco and paint on the inside and outside. NO HOA!! Just minutes from major highways and shopping. Schedule an appointment today!! * Please note: home was previously staged.

Key facts

• Updated finishes
• Major improvements
• Updated bathroom

Tags

• RENOVATED MOUNT DORA BUNGALOW
• UPDATED FINISHES
• THOUGHTFULLY RENOVATED KITCHEN
• UPDATED BATHROOM
• MAJOR IMPROVEMENTS
• MINUTES FROM DOWNTOWN

Property features AI

Finance

• Other: Residential zoning (R-2); Total acreage: under 1/4 acre (approx. 0.11 acre); Lot dimensions approximately 85 x 56 (asphalt road); Living area about 736 sq ft (public records); Building area about 803 sq ft (public records)
• HOA & community: No HOA association reported; Pets allowed

Exterior

• Parking: Driveway; Open parking; Electric vehicle charging station(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; North-facing entry
• Construction: Block and stucco construction; Built-up roof; Slab foundation; Built in (year not provided)
• Exterior features: Sidewalk; Storage shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Blinds; Double-pane windows
• Laundry & utility: Washer; Dryer; Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (3.6% below list).
• Recommended offer: $178k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 643 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); 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 $6k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,346 (3.6% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.96% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $240,672
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 E Jackson Ave	0.28mi	2/1.0	752 (+2%)	11mo	$160,000	$213	74
815 E 11th Ave	0.27mi	2/1.0	796 (+8%)	10mo	$260,000	$327	65
805 Hackett Ct	0.60mi	1/1.0 (-1)	660 (-10%)	15mo	$335,000	$508	38

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-18,373
• Equity at exit: $27,584

10-year hold

• IRR: -4.0%
• Equity multiple: 0.76×
• Total profit: $-12,425
• Equity at exit: $15,995

Cash invested: $51,800 (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: 643
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$970
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $250

Break-even live

Break-even rent $1,467

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $355	-5% $303	+0% $250	+5% $198	+10% $146
Rent	-10% $109	-5% $180	+0% $250	+5% $321	+10% $391
Rate	-1.0pp $343	-0.5pp $297	base $250	+0.5pp $202	+1.0pp $154

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Lincoln Ave Mount Dora, FL	1.0–2.0	1.0	599	$1,449	$2.42	24d	2	0.33mi
1422 N Tremain St Unit 1422 Mt Dora, FL	2.0	1.5	750	$2,000	$2.67	24d	1	0.46mi
2507 Koji ST Mt Dora, FL	1.0–3.0	1.0–2.0	961	$2,271	$2.36	3d	9	0.77mi
608 N Baker St Mt Dora, FL	1.0	1.0	500	$890	$1.78	24d	1	0.78mi
155 Veranda Way Mount Dora, FL	1.0–2.0	1.0–2.0	785	$1,748	$2.23	3d	12	1.12mi
607 Johns Ave Mt Dora, FL	2.0	1.0	750	$1,600	$2.13	24d	1	1.36mi

Listing history 7 events

1. 2026-06-21
   days on market $185,000 Active 11 DOM
2. 2026-06-18
   days on market $185,000 Active 8 DOM
3. 2026-06-17
   days on market $185,000 Active 7 DOM
4. 2026-06-16
   days on market $185,000 Active 6 DOM
5. 2026-06-15
   days on market $185,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $185,000 Active 3 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: $1,336 · $111/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$199/yr (+$17/mo · 14.9%)

ⓘ 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 · 21 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: $21,402
• − Mortgage interest: −$10,363
• − Property taxes: −$1,336
• − Insurance: −$925
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$5,382
• Taxable loss: −$29
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $3,011/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

+131.2% since first listed

16 events — show timeline

• 2026-06-10 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-17 Sold (Public Records) $175,000 Public Records
• 2022-08-15 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-01 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-03 Price Changed $1,600 RENT.
• 2021-10-04 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-23 Sold (MLS) $114,500 Stellar MLS as Distributed by MLS Grid
• 2021-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-27 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-14 Price Changed $60,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-06 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2009-03-18 Sold (Public Records) $78,571 Public Records
• 2008-12-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-12-28 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-13 Sold (Public Records) $80,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,336 · +5.3% YoY. Source: county tax records.