701 Madison St · Tavares, FL 32778

$170,000

4 bd · 2.0 ba · 1,795 sqft · SingleFamily public records · 5 Days on market

Built 1959 0.28 ac lot Est $303k · 44% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

POOL! AND 4bedrooms. Be prepared to surprise yourself. This Gem in close enough to walk to LAKE EUSTIS or Downtown, BUT, in such a cozy neighborhood. Walk in the front door and look straight through to the enormous pool into 1/4 acre back yard. This home has been updated throughout. Granite counter tops, berber carpet, 6 panel doors, vaulted ceilings, newer AC and oversized laundry room right off master bath that leads to pool/lanai just to mention a few. Garage has the possibility of converting to additional car port or boat storage. Wonderful long porch overlooking pool with a privacy fenced back yard are great for the boating family! Just imagine lounging in the sun at home on these hot summer days!

Key facts

• See your pool
• 0.28 acre lot
• Pool

Tags

• SHORT WALK FROM LAKE DORA
• SEE YOUR POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 11.5% vs local median 4.5% in Tavares — 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 76/100 on livability (#220 in FL, #3,464 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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.
• Market conditions: Rents rising fast (+4.0%/yr); 501 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,411/mo this rent would consume 46% of the median local household income ($63k/yr) (locally 586% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 4.0% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $170,000

Questions for the listing agent

1. Built in 1959 — 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: 1.42% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $303,355
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Orange Ave	0.24mi	3/2.0 (-1)	1,537 (-14%)	0mo	$260,000	$169	59
389 Reserve Dr	0.68mi	3/2.0 (-1)	1,850 (+3%)	8mo	$475,000	$257	52
418 N Barrow Ave	0.37mi	4/2.0	2,024 (+13%)	15mo	$280,000	$138	49
102 Palm Way	0.51mi	3/2.0 (-1)	1,645 (-8%)	14mo	$275,000	$167	45
307 Reserve Dr	0.70mi	3/2.0 (-1)	2,024 (+13%)	20mo	$589,900	$291	24

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.47×
• Total profit: $22,364
• Equity at exit: $25,348

10-year hold

• IRR: 21.5%
• Equity multiple: 2.92×
• Total profit: $91,296
• Equity at exit: $14,698

Cash invested: $47,600 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 501
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,411 high
• Mortgage (P&I): −$891
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $743

Break-even live

Break-even rent $1,470

Max offer price $170,000

Occupancy floor 64%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1627 Canal Ct Tavares, FL	4.0	3.0	2425	$3,000	$1.24	2d	1	0.44mi
814 N Saint Clair Abrams Ave Tavares, FL	3.0	2.0	1872	$1,275	$0.68	23d	1	0.59mi
336 Shorewood Dr Tavares, FL	3.0	2.0	1740	$2,215	$1.27	16d	1	0.99mi
465 Oak Dr Tavares, FL	3.0	3.0	1550	$1,750	$1.13	23d	1	1.03mi
1019 E Caroline St Tavares, FL	3.0	2.5	2139	$2,395	$1.12	23d	1	1.09mi
1003 Dora Ave Unit A Tavares, FL	3.0	3.5	1788	$2,400	$1.34	23d	1	1.10mi
1003 Dora Ave Tavares, FL	3.0	3.5	1680	$2,400	$1.43	14d	1	1.10mi
1057 E Caroline St Unit 31 Tavares, FL	3.0	2.5	2139	$2,295	$1.07	23d	1	1.12mi
1075 E Caroline St Tavares, FL	3.0	2.5	2139	$2,395	$1.12	23d	1	1.13mi
1129 E Caroline St Tavares, FL	3.0	2.5	2139	$2,295	$1.07	23d	1	1.16mi
1111 E Caroline St Tavares, FL	3.0	2.5	2139	$2,295	$1.07	23d	1	1.16mi
1147 E Caroline St Tavares, FL	3.0	2.5	2139	$2,345	$1.10	23d	3	1.17mi
459 E Rosewood Ln #157 Tavares, FL	3.0	2.0	1240	$1,400	$1.13	21d	1	1.38mi

Listing history 14 events

1. 2026-04-09
   status Pending
2. 2026-04-04
   listed $170,000 Active
3. 2017-06-02
   soldstatus $184,900
4. 2017-05-25
   soldstatus $184,900 Sold 711-char remark

   Show marketing remark (711 chars)

   POOL! AND 4bedrooms. Be prepared to surprise yourself. This Gem in close enough to walk to LAKE EUSTIS or Downtown, BUT, in such a cozy neighborhood. Walk in the front door and look straight through to the enormous pool into 1/4 acre back yard. This home has been updated throughout. Granite counter tops, berber carpet, 6 panel doors, vaulted ceilings, newer AC and oversized laundry room right off master bath that leads to pool/lanai just to mention a few. Garage has the possibility of converting to additional car port or boat storage. Wonderful long porch overlooking pool with a privacy fenced back yard are great for the boating family! Just imagine lounging in the sun at home on these hot summer days!

5. 2017-04-15
   status Pending 711-char remark

   Show marketing remark (711 chars)

   POOL! AND 4bedrooms. Be prepared to surprise yourself. This Gem in close enough to walk to LAKE EUSTIS or Downtown, BUT, in such a cozy neighborhood. Walk in the front door and look straight through to the enormous pool into 1/4 acre back yard. This home has been updated throughout. Granite counter tops, berber carpet, 6 panel doors, vaulted ceilings, newer AC and oversized laundry room right off master bath that leads to pool/lanai just to mention a few. Garage has the possibility of converting to additional car port or boat storage. Wonderful long porch overlooking pool with a privacy fenced back yard are great for the boating family! Just imagine lounging in the sun at home on these hot summer days!

6. 2017-04-10
   listed $189,900 Active 711-char remark

   Show marketing remark (711 chars)

   POOL! AND 4bedrooms. Be prepared to surprise yourself. This Gem in close enough to walk to LAKE EUSTIS or Downtown, BUT, in such a cozy neighborhood. Walk in the front door and look straight through to the enormous pool into 1/4 acre back yard. This home has been updated throughout. Granite counter tops, berber carpet, 6 panel doors, vaulted ceilings, newer AC and oversized laundry room right off master bath that leads to pool/lanai just to mention a few. Garage has the possibility of converting to additional car port or boat storage. Wonderful long porch overlooking pool with a privacy fenced back yard are great for the boating family! Just imagine lounging in the sun at home on these hot summer days!

7. 2012-06-20
   soldstatus $127,500
8. 2012-06-13
   soldstatus $127,500 411-char remark

   Show marketing remark (411 chars)

   Great Pool Home, conveniently located close to shopping and resturants. Pool recently redone 11/2011, new A/C 2009, granite countertops and appliances 2008. A 6x12 space between MBR and Garage currently being used as a walk in closet is plumbed for easy conversion to additional bath or use as office. Lg screened Lanai overlooking pool. Back yard is fenced and has utility shed for storage or use as workshop.

9. 2012-01-23
   listed $128,900 411-char remark

   Show marketing remark (411 chars)

   Great Pool Home, conveniently located close to shopping and resturants. Pool recently redone 11/2011, new A/C 2009, granite countertops and appliances 2008. A 6x12 space between MBR and Garage currently being used as a walk in closet is plumbed for easy conversion to additional bath or use as office. Lg screened Lanai overlooking pool. Back yard is fenced and has utility shed for storage or use as workshop.

10. 2010-09-13
    soldstatus $128,000
11. 2010-09-10
    soldstatus $128,000
12. 2009-09-14
    listed $148,900
13. 2003-07-15
    soldstatus $141,200
14. 2001-01-11
    soldstatus $100,000

ⓘ 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: $2,390 · $199/mo
• Projected year-2 tax: $2,390 · $199/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $28,926
• − Mortgage interest: −$9,523
• − Property taxes: −$2,390
• − Insurance: −$850
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$4,945
• Taxable income: $6,590
• Est. tax owed @ 24.0%: −$1,582
• After-tax cash flow: $7,332/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 — Tavares

• Score: 76/100
• State rank: #220
• US rank: #3464

Category grades

Amenities F Commute F Cost of living A+ 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: Tavares, FL
• County: Lake County · 364,602 people
• City population: 25,042
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 25,042
• Household income: $63,472
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 586.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% 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: ▼ -88.07%
• Current HPI: 288.7123
• Rent YoY: ▲ 4.05%
• 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

+70.0% since first listed

14 events — show timeline

• 2026-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-02 Sold (Public Records) $184,900 Public Records
• 2017-05-25 Sold (MLS) $184,900 Stellar MLS as Distributed by MLS Grid
• 2017-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-04-10 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2012-06-20 Sold (Public Records) $127,500 Public Records
• 2012-06-13 Sold (MLS) $127,500 Stellar MLS as Distributed by MLS Grid
• 2012-01-23 Listed $128,900 Stellar MLS as Distributed by MLS Grid
• 2010-09-13 Sold (Public Records) $128,000 Public Records
• 2010-09-10 Sold (MLS) $128,000 Stellar MLS as Distributed by MLS Grid
• 2009-09-14 Listed $148,900 Stellar MLS as Distributed by MLS Grid
• 2003-07-15 Sold (Public Records) $141,200 Public Records
• 2001-01-11 Sold (Public Records) $100,000 Public Records

Property tax history

+6.9%/yr

Latest (2018): $2,390 · +60.3% YoY. Source: county tax records.