Plan 1511 Plan · Mount Dora, FL 32757

$334,990

3 bd · 2.0 ba · 1,511 sqft · SingleFamily · 170 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.4/30.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

* Open kitchen overlooking great room * Walk-in closet at all bedrooms * Primary bedroom at rear of home for added privacy * Garage access from laundry room * Low-VOC interior paint * Stainless steel appliance package * ENERGY STAR® certified home * Dedicated laundry room * Retreat at primary bedroom * Open floor plan * Spacious great room * Split-bedroom layout * Close to family friendly parks * Outdoor recreation nearby * Close to popular restaurants * Commuter-friendly location * Convenient to downtown * Near beautiful lakes

Key facts

• Split-bedroom layout
• 2 garage spots
• Listed 169 days

Tags

• WALK-IN CLOSET AT ALL BEDROOMS
• LOW-VOC INTERIOR PAINT
• ENERGY STAR CERTIFIED HOME
• DEDICATED LAUNDRY ROOM
• RETREAT AT PRIMARY BEDROOM
• SPLIT-BEDROOM LAYOUT

🏗️ New construction. The $334,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $343,312.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-591 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (32.7% below list).
• Recommended offer: $226k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.1% 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: Round Lake Elementary School (math 76% / reading 71%, grade A, #260 of 2,144 statewide, top 13%, 1,194 students, 31% FRL, charter); Mt. Dora Middle School (math 45% / reading 45%, grade D, #310 of 571 statewide, top 56%, 846 students, 48% FRL); Mt. Dora High School (math 32% / reading 46%, grade F, #312 of 667 statewide, top 48%, 1,334 students, 38% FRL).
• Market conditions: Rents flat; 942 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 86d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 35% of the median local income ($77k/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 $10k 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

• It's been on market 170 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,553 (32.7% 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 170 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.37%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $343,312
• List price: $334,990
• Delta: -2.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20332 Lavender Bloom Loop	0.05mi	4/2.0 (+1)	1,707 (+13%)	2mo	$363,890	$213	69
20831 Sullivan Ranch Blvd	0.57mi	3/2.0	1,440 (-5%)	1mo	$320,000	$222	65
370 S Cobble Ct	0.63mi	3/2.0	1,561 (+3%)	2mo	$300,000	$192	64
20926 Sullivan Ranch Blvd	0.64mi	3/2.0	1,440 (-5%)	5mo	$349,900	$243	58
205 Pinecrest Rd	0.72mi	3/2.0	1,400 (-7%)	3mo	$265,000	$189	52
5824 Native Oak St	0.49mi	3/2.0	1,722 (+14%)	5mo	$516,341	$300	50
20816 Sullivan Ranch Blvd	0.53mi	3/2.0	1,725 (+14%)	18mo	$374,900	$217	37
1621 Dorset Dr	0.61mi	3/2.0	1,314 (-13%)	21mo	$278,000	$212	32

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: -31.9%
• Equity multiple: -0.03×
• Total profit: $-98,646
• Equity at exit: $51,189

10-year hold

• IRR: -52.9%
• Equity multiple: -0.62×
• Total profit: $-155,408
• Equity at exit: $29,683

Cash invested: $96,127 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 10 under contract
• Months of supply: 12.8 mo (8%/mo absorbed)
• Median asking: $370,000 ($234/sqft)
• Median days on market: 169 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -2.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32757

• Home prices YoY: -34.5%
• Rents YoY: 0.6%
• Active inventory: 942
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$1,800
• Tax est. 1.5%: −$429 /mo · $5,150/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-591

Break-even live

Break-even rent $3,003

Max offer price $257,839

Occupancy floor —

Sensitivity live

Price	-10% $-353	-5% $-472	+0% $-591	+5% $-709	+10% $-828
Rent	-10% $-769	-5% $-680	+0% $-591	+5% $-502	+10% $-412
Rate	-1.0pp $-418	-0.5pp $-503	base $-591	+0.5pp $-680	+1.0pp $-770

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: $85,828
• Closing costs: $10,299
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20332 Lavender Bloom Loop Mt Dora, FL	4.0	2.0	1707	$2,250	$1.32	43d	1	0.04mi
20332 Lavender Bloom Loop Mt Dora, FL	4.0	2.0	1707	$2,250	$1.32	55d	1	0.04mi
20248 Lavender Bloom Loop , FL	4.0	2.0	1707	$2,195	$1.29	10d	1	0.11mi
20824 Oldenburg Loop Mount Dora, FL	4.0	2.0	2110	$2,600	$1.23	10d	1	0.41mi
58 Dale Ct Mt Dora, FL	2.0	2.0	1152	$1,599	$1.39	127d	1	0.52mi
101 Lisa Dr Mt Dora, FL	3.0	2.0	1352	$1,699	$1.26	85d	1	0.57mi
93 Lisa Dr Mt Dora, FL	3.0	2.0	1146	$1,599	$1.40	85d	1	0.61mi
1560 Mountclair Ct Mount Dora, FL	3.0	2.0	1419	$1,957	$1.38	10d	1	0.62mi
90 Barry Ct Mt Dora, FL	3.0	2.0	1352	$1,699	$1.26	85d	1	0.62mi
1506 E 1st Ave Pl Mt Dora, FL	2.0	2.5	1100	$1,700	$1.55	10d	1	0.76mi
764 Chacall Loop Mount Dora, FL	3.0	2.0	1566	$2,250	$1.44	109d	1	0.77mi
764 Chacall Loop Mount Dora, FL	3.0	2.0	1600	$2,400	$1.50	162d	1	0.77mi
2404 Sabastian St Mount Dora, FL	3.0	2.0	1981	$2,095	$1.06	22d	1	0.83mi
2404 Sabastian St Mount Dora, FL	3.0	2.0	2000	$2,375	$1.19	55d	1	0.83mi
2415 Sabastian St Mount Dora, FL	4.0	3.0	2165	$2,400	$1.11	153d	1	0.85mi
2415 Sabastian St Mount Dora, FL	3.0	2.0	2165	$2,400	$1.11	139d	1	0.85mi
2213 Pico Ln Mount Dora, FL	4.0	3.5	2052	$2,400	$1.17	10d	1	0.86mi
1230 E 1st Ave Mount Dora, FL	3.0	1.5	1221	$2,300	$1.88	139d	1	0.93mi
511 S Simpson St Mount Dora, FL	4.0	2.0	1456	$2,000	$1.37	103d	1	0.95mi
30113 Saddlebred Ln Mount Dora, FL	3.0	2.0	1725	$2,340	$1.36	75d	1	1.01mi
5736 Coquyt Dr Mount Dora, FL	3.0	2.0	1670	$2,185	$1.31	109d	1	1.01mi
5727 Rutherford Rd Mount Dora, FL	4.0	2.0	1584	$2,200	$1.39	158d	1	1.07mi
818 Wedgewood Dr Mount Dora, FL	3.0	1.5	1201	$1,775	$1.48	161d	1	1.08mi
1051 S Highland St Unit 4C Mt Dora, FL	2.0	2.0	1071	$1,695	$1.58	155d	1	1.09mi
502 N Simpson St Mount Dora, FL	2.0	2.0	1106	$1,785	$1.61	162d	1	1.19mi
1255 Merion Dr Mount Dora, FL	4.0	2.0	1801	$2,249	$1.25	87d	1	1.19mi
2272 Sirena Ln Mount Dora, FL	3.0	2.0	1538	$2,475	$1.61	10d	1	1.21mi
248 S Clayton St Mount Dora, FL	2.0	2.0	1452	$1,750	$1.21	10d	1	1.21mi
602 Huron Pl Mount Dora, FL	2.0	2.0	1295	$1,950	$1.51	10d	1	1.22mi
1393 Merion Dr Mount Dora, FL	3.0	2.0	2011	$2,565	$1.28	0d	1	1.29mi
1161 Merion Dr Mount Dora, FL	3.0	2.0	1976	$2,211	$1.12	75d	1	1.30mi
5137 Tanzanite Dr Mount Dora, FL	4.0	2.0	1843	$2,700	$1.47	10d	1	1.34mi
5137 Tanzanite Dr Mount Dora, FL	4.0	2.0	1843	$2,700	$1.47	15d	1	1.34mi
21735 Belgian Ct Mount Dora, FL	3.0	2.0	1663	$2,395	$1.44	2d	1	1.34mi
1127 E 11th Ave Mount Dora, FL	3.0	2.0	1226	$2,600	$2.12	107d	1	1.42mi
101 N Grandview St #203 Mount Dora, FL	2.0	2.0	1163	$1,700	$1.46	164d	1	1.43mi
5442 Limestone St Mount Dora, FL	4.0	2.0	1850	$2,694	$1.46	75d	1	1.43mi
1515 Lincoln Ave Mount Dora, FL	2.0–3.0	1.5–2.0	963	$1,699	$1.76	69d	2	1.45mi
3336 Wolf Run Rd Mount Dora, FL	3.0	2.0	1953	$2,491	$1.28	164d	1	1.46mi
1006 E 11th Ave Mount Dora, FL	2.0	2.0	1390	$2,300	$1.65	101d	1	1.47mi

Property features AI

Finance

• Other: Address: Mount Dora, FL (20303 Lavender Bloom Loop)
• Financial info: List price $334,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction plan (Plan 1511)Single-family residence (plan listing)
• Exterior features: Living area of 1511 (plan)

Interior

• Kitchen: Included in plan (details not specified)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan home)

Listing history 50 events

1. 2026-11-08
   days on market $334,990 Active 170 DOM
2. 2026-11-07
   days on market $334,990 Active 169 DOM
3. 2026-11-06
   days on market $334,990 Active 168 DOM
4. 2026-11-05
   days on market $334,990 Active 167 DOM
5. 2026-11-04
   days on market $334,990 Active 166 DOM
6. 2026-11-02
   days on market $334,990 Active 164 DOM
7. 2026-11-01
   days on market $334,990 Active 163 DOM
8. 2026-10-31
   days on market $334,990 Active 162 DOM
9. 2026-10-30
   days on market $334,990 Active 161 DOM
10. 2026-10-29
    days on market $334,990 Active 160 DOM
11. 2026-10-28
    days on market $334,990 Active 159 DOM
12. 2026-10-26
    days on market $334,990 Active 157 DOM
13. 2026-10-26
    days on market $334,990 Active 156 DOM
14. 2026-10-24
    days on market $334,990 Active 155 DOM
15. 2026-10-23
    days on market $334,990 Active 154 DOM
16. 2026-10-22
    days on market $334,990 Active 153 DOM
17. 2026-10-21
    days on market $334,990 Active 152 DOM
18. 2026-10-20
    days on market $334,990 Active 151 DOM
19. 2026-10-19
    days on market $334,990 Active 150 DOM
20. 2026-10-18
    days on market $334,990 Active 149 DOM
21. 2026-10-17
    days on market $334,990 Active 148 DOM
22. 2026-10-16
    days on market $334,990 Active 147 DOM
23. 2026-10-15
    days on market $334,990 Active 146 DOM
24. 2026-10-14
    days on market $334,990 Active 145 DOM
25. 2026-10-13
    days on market $334,990 Active 144 DOM
26. 2026-10-12
    days on market $334,990 Active 143 DOM
27. 2026-10-11
    days on market $334,990 Active 142 DOM
28. 2026-10-10
    days on market $334,990 Active 141 DOM
29. 2026-10-09
    days on market $334,990 Active 140 DOM
30. 2026-10-08
    days on market $334,990 Active 139 DOM
31. 2026-10-08
    days on market $334,990 Active 138 DOM
32. 2026-10-06
    days on market $334,990 Active 137 DOM
33. 2026-10-05
    days on market $334,990 Active 136 DOM
34. 2026-10-04
    days on market $334,990 Active 135 DOM
35. 2026-10-03
    days on market $334,990 Active 134 DOM
36. 2026-10-02
    days on market $334,990 Active 133 DOM
37. 2026-10-01
    days on market $334,990 Active 132 DOM
38. 2026-10-01
    days on market $334,990 Active 131 DOM
39. 2026-09-29
    days on market $334,990 Active 130 DOM
40. 2026-09-28
    days on market $334,990 Active 129 DOM
41. 2026-09-27
    days on market $334,990 Active 128 DOM
42. 2026-09-25
    days on market $334,990 Active 126 DOM
43. 2026-09-24
    days on market $334,990 Active 125 DOM
44. 2026-09-23
    days on market $334,990 Active 124 DOM
45. 2026-09-22
    days on market $334,990 Active 123 DOM
46. 2026-09-21
    days on market $334,990 Active 122 DOM
47. 2026-09-20
    days on market $334,990 Active 121 DOM
48. 2026-09-19
    days on market $334,990 Active 120 DOM
49. 2026-09-18
    days on market $334,990 Active 119 DOM
50. 2026-09-17
    days on market $334,990 Active 118 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $27,066
• − Mortgage interest: −$19,231
• − Property taxes: −$5,150
• − Insurance: −$1,717
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$9,987
• Taxable loss: −$13,349
• Est. tax savings @ 24.0%: +$3,204
• After-tax cash flow: $-3,885/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.

Condition & rehab AI · 17 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from exterior painting and landscaping to enhance its curb appeal.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal ↑
• Resale Interior updates — Enhances interior aesthetics ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Triangle Elementary School F FL #1,609/2,144 Nat'l #21,438/41,679 Middle Mt. Dora Middle School D FL #310/571 Nat'l #4,622/14,009 High Mt. Dora High School F FL #312/667 Nat'l #8,724/17,239

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

B Composite livability gradescore 75/100

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

• County: Lake County · 386,640 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: 24% of renters

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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%

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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%
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1%

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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

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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

Property features AI

Finance

• Other: Address: Mount Dora, FL (20303 Lavender Bloom Loop)
• Financial info: List price $334,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction plan (Plan 1511)Single-family residence (plan listing)
• Exterior features: Living area of 1511 (plan)

Interior

• Kitchen: Included in plan (details not specified)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan home)