5619 Prince Andrew Ct · Groveland, FL 34748

$230,000

3 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 186 Days on market

Built 1998 9,254 sqft lot Est $327k · 30% under $229/mo HOA · 11% 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 +11.8/30.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. BACK ON MARKET due to no fault of seller or home, currently listed substantially below recent appraised value! Welcome to this beautifully maintained 3-bedroom, 2-bath home in the sought-after 55+ community of Royal Highlands in Leesburg! This expanded & customised Opal model has had only one owner is located on a large cul-de-sac lots with many important upgrades already done. From the moment you arrive, you’ll love the large paved driveway offering plenty of parking space. Inside, the home features a spacious and inviting layout with updated appliances and well-appointed living areas perfect for entertaining or relaxing. The primary suit

Key facts

• Updated showers
• Water heater
• Paved driveway

Tags

• PAVED DRIVEWAY
• JETTED TUB
• UPDATED SHOWERS
• NEW ROOF
• WATER HEATER

Property features AI

Finance

• Other: Irrigation equipment installed; Lease restrictions apply
• Financial info: Total monthly HOA fees $229 (total annual $2,748)
• HOA & community: Has HOA with monthly fee of $229; Association approval required; HOA includes 24-hour guard, cable TV, and internet; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball, golf, recreation facilities, sidewalks; Deed restrictions apply; Buyer approval required; Pets allowed; Senior community

Exterior

• Parking: Attached 2-car garage
• Security: Gated community; 24-hour guard (HOA provided)
• Utilities: Public sewer; Public water connected; Electricity connected; Natural gas connected; Cable connected; Internet available; Sewer connected; Underground utilities
• Home design: Single family residence; One story; South-facing; Completed condition; PUD zoning
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built with standard frame materials
• Exterior features: French doors; Sidewalk; Landscaped; Level lot; Cul-de-sac setting; Oversized lot; Concrete road surface

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Thermostat; Inside utility
• Laundry & utility: Washer; Dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-64 ($-774/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (10.5% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.0% in Groveland — 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 70/100 on livability (#416 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A-, crime B+; Watch: schools C-, 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 soft (-0.9%/yr); 783 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 42% of the median local income ($58k/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 $7k 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 186 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $230k implies a 1629% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% 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 186 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $326,784
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21743 King John St	0.08mi	3/2.0	1,616 (-9%)	2mo	$231,000	$143	79
5738 King James Ave	0.37mi	3/2.0	1,638 (-8%)	1mo	$262,500	$160	69
5421 Sir Churchill Dr	0.58mi	3/2.0	1,901 (+7%)	2mo	$384,000	$202	60
5620 Squires Dr	0.46mi	3/2.0	1,603 (-10%)	16mo	$338,000	$211	49
22204 Caledonia Dr	0.49mi	2/2.0 (-1)	1,642 (-8%)	13mo	$294,000	$179	49
22250 Draw Bridge Dr	0.51mi	3/2.0	1,610 (-9%)	17mo	$300,000	$186	47
5535 Sir Churchill Dr	0.54mi	3/2.0	1,522 (-14%)	8mo	$279,900	$184	45
21918 King Henry Ave	0.68mi	3/2.0	1,994 (+12%)	17mo	$365,000	$183	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.27×
• Total profit: $-47,318
• Equity at exit: $34,294

10-year hold

• IRR: -26.2%
• Equity multiple: -0.08×
• Total profit: $-69,435
• Equity at exit: $19,886

Cash invested: $64,400 (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 34748

• Home prices YoY: -25.3%
• Rents YoY: -0.9%
• Active inventory: 783
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$161 /mo · $1,927/yr
• Insurance: −$96
• HOA: −$229
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-64

Break-even live

Break-even rent $2,141

Max offer price $218,613

Occupancy floor 98%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21721 King Richards Way Leesburg, FL	3.0	2.0	1430	$2,100	$1.47	16d	1	0.07mi
20846 Queen Alexandra Dr Leesburg, FL	3.0	2.0	1633	$2,000	$1.22	23d	1	0.97mi

HOA detail

• Monthly dues: $229 · $2,748/yr

Listing history 10 events

1. 2026-05-12
   status Pending
2. 2026-05-06
   price $230,000
3. 2026-04-14
   price $239,900
4. 2026-03-13
   price $249,900
5. 2026-03-04
   price $259,900
6. 2026-01-29
   status Active
7. 2026-01-08
   status Pending
8. 2025-12-03
   price $265,000
9. 2025-10-18
   listed $275,000 Active
10. 1997-01-27
    soldstatus $13,300

ⓘ 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: $1,927 · $161/mo
• Projected year-2 tax: $1,927 · $161/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 8/10 Severe 7 d/yr ≥108°F today · 24 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,715
• − Mortgage interest: −$12,884
• − Property taxes: −$1,927
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$2,748
• − Depreciation: −$6,691
• Taxable loss: −$4,639
• Est. tax savings @ 24.0%: +$1,113
• After-tax cash flow: $340/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 — Groveland

• Score: 70/100
• State rank: #416
• US rank: #7397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 28,001
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 48,095
• Household income: $58,192
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 1745.0

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% Black 16% Hispanic / Latino 15% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -88.97%
• Current HPI: 262.1766
• Rent YoY: ▼ -0.95%
• 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

+1629.3% since first listed

10 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-18 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 1997-01-27 Sold (Public Records) $13,300 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,927 · +3.1% YoY. Source: county tax records.