3845 N Quarters Rd · Okahumpka, FL 34762

$169,990

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 172 Days on market

Built 1959 9,112 sqft lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Appreciation +7.0/10.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

This 2-bedroom, 1-bath fixer-upper ready for your creative vision. Situated on nearly a quarter acre, this property offers ample space to bring your ideas to life. Perfectly located near local shopping, dining, parks, and recreational activities, you’ll enjoy the convenience of everything you need within just a few miles. Zoned for single-family use, this is an ideal chance to invest and personalize your dream home. Don’t miss out on the potential this property holds—bring your renovation plans and make it your own!

Key facts

• Remodeled bathroom
• Remodeled kitchen
• New flooring

Tags

• UPDATED HOME
• REMODELED KITCHEN
• REMODELED BATHROOM
• NEW FLOORING
• NEW ROOF
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Property zoned R-7; Lot approximately 0.21 acres; Unfurnished; No special district (CDD not present)
• HOA & community: No HOA association indicated

Exterior

• Utilities: Well water; Septic tank sewer; Electricity available
• Home design: Single family residence; One story; South-facing
• Construction: Block construction; Shingle roof; Block and slab foundation; Built on slab
• Exterior features: Asphalt road access

Interior

• Kitchen: Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#901 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, 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: 96 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 $8k of equity ($1k loan paydown + $7k appreciation (3.9% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 172 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $106k; list at $170k implies a 60% gain — meaningful room to come down on a strong offer.

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 $149,591 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.01% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.00×
• Total profit: $47,427
• Equity at exit: $85,348

10-year hold

• IRR: 17.5%
• Equity multiple: 3.79×
• Total profit: $132,763
• Equity at exit: $138,928

Cash invested: $47,597 (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 34762

• Home prices YoY: 1.1%
• Active inventory: 96
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $292

Break-even live

Break-even rent $1,350

Max offer price $169,990

Occupancy floor 78%

Sensitivity live

Price	-10% $388	-5% $340	+0% $292	+5% $244	+10% $196
Rent	-10% $156	-5% $224	+0% $292	+5% $360	+10% $428
Rate	-1.0pp $378	-0.5pp $335	base $292	+0.5pp $248	+1.0pp $203

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: $42,498
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-14
   status Pending
2. 2026-02-18
   price $169,990
3. 2026-01-29
   price $179,990
4. 2025-12-24
   price $190,000
5. 2025-11-23
   listed $209,999 Active
6. 2025-07-23
   soldstatus $106,000
7. 2025-07-21
   soldstatus $106,000 Closed 539-char remark

   Show marketing remark (539 chars)

   This 2-bedroom, 1-bath fixer-upper ready for your creative vision. Situated on nearly a quarter acre, this property offers ample space to bring your ideas to life. Perfectly located near local shopping, dining, parks, and recreational activities, you’ll enjoy the convenience of everything you need within just a few miles. Zoned for single-family use, this is an ideal chance to invest and personalize your dream home. Don’t miss out on the potential this property holds—bring your renovation plans and make it your own!

8. 2025-05-31
   status Pending 539-char remark

   Show marketing remark (539 chars)

   This 2-bedroom, 1-bath fixer-upper ready for your creative vision. Situated on nearly a quarter acre, this property offers ample space to bring your ideas to life. Perfectly located near local shopping, dining, parks, and recreational activities, you’ll enjoy the convenience of everything you need within just a few miles. Zoned for single-family use, this is an ideal chance to invest and personalize your dream home. Don’t miss out on the potential this property holds—bring your renovation plans and make it your own!

9. 2025-04-17
   price $109,900 539-char remark

   Show marketing remark (539 chars)

   This 2-bedroom, 1-bath fixer-upper ready for your creative vision. Situated on nearly a quarter acre, this property offers ample space to bring your ideas to life. Perfectly located near local shopping, dining, parks, and recreational activities, you’ll enjoy the convenience of everything you need within just a few miles. Zoned for single-family use, this is an ideal chance to invest and personalize your dream home. Don’t miss out on the potential this property holds—bring your renovation plans and make it your own!

10. 2025-01-09
    price $115,500 539-char remark

    Show marketing remark (539 chars)

    This 2-bedroom, 1-bath fixer-upper ready for your creative vision. Situated on nearly a quarter acre, this property offers ample space to bring your ideas to life. Perfectly located near local shopping, dining, parks, and recreational activities, you’ll enjoy the convenience of everything you need within just a few miles. Zoned for single-family use, this is an ideal chance to invest and personalize your dream home. Don’t miss out on the potential this property holds—bring your renovation plans and make it your own!

11. 2024-12-25
    status Active 539-char remark

    Show marketing remark (539 chars)

    This 2-bedroom, 1-bath fixer-upper ready for your creative vision. Situated on nearly a quarter acre, this property offers ample space to bring your ideas to life. Perfectly located near local shopping, dining, parks, and recreational activities, you’ll enjoy the convenience of everything you need within just a few miles. Zoned for single-family use, this is an ideal chance to invest and personalize your dream home. Don’t miss out on the potential this property holds—bring your renovation plans and make it your own!

12. 2024-12-10
    status Pending 539-char remark

    Show marketing remark (539 chars)

    This 2-bedroom, 1-bath fixer-upper ready for your creative vision. Situated on nearly a quarter acre, this property offers ample space to bring your ideas to life. Perfectly located near local shopping, dining, parks, and recreational activities, you’ll enjoy the convenience of everything you need within just a few miles. Zoned for single-family use, this is an ideal chance to invest and personalize your dream home. Don’t miss out on the potential this property holds—bring your renovation plans and make it your own!

13. 2024-11-11
    price $135,500 539-char remark

    Show marketing remark (539 chars)

    This 2-bedroom, 1-bath fixer-upper ready for your creative vision. Situated on nearly a quarter acre, this property offers ample space to bring your ideas to life. Perfectly located near local shopping, dining, parks, and recreational activities, you’ll enjoy the convenience of everything you need within just a few miles. Zoned for single-family use, this is an ideal chance to invest and personalize your dream home. Don’t miss out on the potential this property holds—bring your renovation plans and make it your own!

14. 2024-10-16
    listed $145,000 Active 539-char remark

    Show marketing remark (539 chars)

    This 2-bedroom, 1-bath fixer-upper ready for your creative vision. Situated on nearly a quarter acre, this property offers ample space to bring your ideas to life. Perfectly located near local shopping, dining, parks, and recreational activities, you’ll enjoy the convenience of everything you need within just a few miles. Zoned for single-family use, this is an ideal chance to invest and personalize your dream home. Don’t miss out on the potential this property holds—bring your renovation plans and make it your own!

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$159/yr (+$13/mo · 12.7%)

ⓘ 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 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: $20,641
• − Mortgage interest: −$9,522
• − Property taxes: −$1,252
• − Insurance: −$850
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$4,945
• Taxable income: $769
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $3,322/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 — Okahumpka

• Score: 44/100
• State rank: #901
• US rank: #26781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 580

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 16% Black 12%
• Hispanic origin (detail): Cuban 13%
• Foreign-born: 13% · Canada
• Languages at home: 82% English-only · Spanish 18%

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: ▲ 3.92%
• Current HPI: 365.7475
• 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

+17.2% since first listed

14 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $169,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $179,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-24 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-23 Listed $209,999 Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Sold (Public Records) $106,000 Public Records
• 2025-07-21 Sold (MLS) $106,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Price Changed $115,500 Stellar MLS as Distributed by MLS Grid
• 2024-12-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-11 Price Changed $135,500 Stellar MLS as Distributed by MLS Grid
• 2024-10-16 Listed $145,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.8%/yr

Latest (2025): $1,252 · +3.3% YoY. Source: county tax records.