45202 Nfs RD 572-b · Pittman, FL 32702

$125,000

1 bd · 1.0 ba · 720 sqft · SingleFamily · 259 Days on market

Built 1950 0.75 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• 1% rule +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

Recently updated 1/1 cabin located in recreational permit area on Lake Dorr. The cabin has a large updated kitchen with white cabinetry, quartz countertops, and new appliances. The bathroom has a walk-in tiled shower and a beautiful petrified wood sink sits atop the vanity. The bedroom can comfortably fit a queen bed with room to spare, has an A/C window unit, and a deep closet. Living room complete with French doors to screened porch, sliding glass doors to the open deck, and a cozy reading nook. Cat lover? Bring your furry companion along with you as they will enjoy the catwalks installed in the main living area with two cat doors. Has a full-sized stacked washer/dryer and a reverse cycle

Key facts

• 0.75 acre lot
• Built 1950
• Listed 259 days

Property features AI

Finance

• Other: Property type: Residential, single family; Total lot size about 0.75 acre (approximately 1/2 to less than 1 acre); Zoning: RPA; Contains one well and one septic; Other equipment: Satellite dish; No CDD; not homesteaded
• Financial info: No specific financial details provided
• HOA & community: No HOA

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Well water; Septic tank; Electricity connected; Waterfront measurement is approximate
• Home design: Single family residence; One story; Faces northeast; Completed condition
• Construction: Frame construction with wood siding; Shingle roof; Pillar/post/pier foundation; Approximately 720 sq ft living area (estimated); Building area about 860 sq ft (estimated)
• Exterior features: Covered patio/porch; Deck; Rear porch; Screened porch; French doors; Sliding doors; Outdoor shower; Storage; Kennel/Dog run; Shed(s); Cleared lot; Conservation area; Unpaved surfaces; Dirt/unimproved road access; Lake frontage (approx. 100 feet) with lake access and lake view

Interior

• Kitchen: Range; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 1 bedroom
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Reverse cycle heating; Ductless system; Wall/window air conditioning unit(s)
• Interior features: Eat-in kitchen; Kitchen and family room combined; Solid surface counters; Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (23.6% below list).
• Recommended offer: $96k (23.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#885 in FL) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: amenities F, commute F, cost of living 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: Spring Creek Charter School (math 45% / reading 44%, grade F, #1,288 of 2,144 statewide, top 62%, 630 students, 100% FRL, charter); Umatilla Middle School (math 58% / reading 46%, grade C+, #217 of 571 statewide, top 40%, 595 students, 57% FRL); Umatilla High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 861 students, 51% FRL) — zoned schools average 69% FRL vs 49% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,509 (23.6% 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 259 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.76% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.75×
• Total profit: $61,130
• Equity at exit: $112,610

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $185,521
• Equity at exit: $242,848

Cash invested: $35,000 (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 32702

• Home prices YoY: 3.3%
• Active inventory: 37
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $-109

Break-even live

Break-even rent $1,093

Max offer price $109,180

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-66	+0% $-109	+5% $-153	+10% $-196
Rent	-10% $-185	-5% $-147	+0% $-109	+5% $-72	+10% $-34
Rate	-1.0pp $-46	-0.5pp $-78	base $-109	+0.5pp $-142	+1.0pp $-175

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $125,000 Active 259 DOM
2. 2026-06-18
   days on market $125,000 Active 256 DOM
3. 2026-06-17
   days on market $125,000 Active 255 DOM
4. 2026-06-16
   days on market $125,000 Active 254 DOM
5. 2026-06-15
   days on market $125,000 Active 253 DOM
6. 2026-06-13
   days on market $125,000 Active 251 DOM
7. 2026-06-09
   days on market $125,000 Active 247 DOM
8. 2026-06-08
   days on market $125,000 Active 246 DOM
9. 2026-06-07
   days on market $125,000 Active 245 DOM
10. 2026-06-04
    days on market $125,000 Active 242 DOM
11. 2026-06-03
    days on market $125,000 Active 241 DOM
12. 2026-06-02
    days on market $125,000 Active 240 DOM
13. 2026-06-02
    days on market $125,000 Active 239 DOM
14. 2026-05-31
    days on market $125,000 Active 238 DOM
15. 2025-10-23
    status Active
16. 2024-12-20
    status Pending
17. 2024-12-06
    status Active
18. 2024-11-26
    status Pending
19. 2024-11-22
    listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,461
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$3,636
• Taxable loss: −$3,511
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $-469/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 — Pittman

• Score: 52/100
• State rank: #885
• US rank: #25007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,732

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Black 3% Two or more races 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Portuguese 4% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 12.23%
• Current HPI: 383.8128
• Rent YoY: —
• Metro: —
• 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

5 events — show timeline

• 2025-10-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-22 Listed $125,000 Stellar MLS as Distributed by MLS Grid