1781 Archer Dr · Minneola, FL 34715

$369,297

4 bd · 2.5 ba · 2,054 sqft · Land · 7 Days on market

Built 2025 3,325 sqft lot $117/mo HOA · 4% of rent ↓ 14% since listing

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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).

• Cash flow +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully designed Dorian floor plan located in the sought-after Cyrene at Minneola community, featuring the elegant Crisp package and offering a modern layout with quality finishes throughout. This home provides a low-maintenance lifestyle with a modest HOA that covers common-area upkeep and, best of all, no CDD fees. Ideally situated near major roadways, schools, shopping, and outdoor recreation, it offers exceptional value in a growing area of Minneola.

Key facts

• Paired villas
• Great room
• Two story foyer

Tags

• ENERGY EFFICIENT HOME
• TWO STORY FOYER
• SPACIOUS DINING AREA
• GREAT ROOM
• OPEN CONCEPT FLOORPLAN
• PAIRED VILLAS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $369k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (13.4% below list).
• Recommended offer: $320k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in Minneola — 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 (#253 in FL, #3,987 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: 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: Grassy Lake Elementary School (math 58% / reading 63%, grade B-, #664 of 2,144 statewide, top 32%, 1,209 students, 29% FRL); Lake Minneola High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,176 students, 28% FRL) — zoned schools average 29% FRL vs 49% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 439 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 36% of the median local income ($105k/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 $3k of loan paydown is wiped out by about $11k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $319,928 (13.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.60×
• Total profit: $-40,913
• Equity at exit: $55,063

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $9,947
• Equity at exit: $31,930

Cash invested: $103,403 (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 34715

• Home prices YoY: -19.2%
• Rents YoY: 5.2%
• Active inventory: 439
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,199 high
• Mortgage (P&I): −$1,937
• Tax from tax record: −$133 /mo · $1,602/yr
• Insurance: −$154
• HOA: −$117
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $186

Break-even live

Break-even rent $2,963

Max offer price $369,297

Occupancy floor 89%

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: $92,324
• Closing costs: $11,079
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2276 Hen Rd Minneola, FL	4.0	2.5	2601	$3,200	$1.23	24d	1	0.12mi
975 Vineyard Ridge Rd Minneola, FL	4.0	2.0	2236	$3,200	$1.43	15d	1	0.32mi
366 Switchgrass Loop Minneola, FL	3.0	2.0	1643	$2,700	$1.64	24d	1	0.42mi
366 Switchgrass Loop Unit 366 Minneola, FL	3.0	2.0	1643	$2,650	$1.61	24d	1	0.42mi
848 Vineyard Ridge Rd Minneola, FL	4.0	3.0	1964	$2,650	$1.35	16d	1	0.47mi
2100 Maverick Ct Minneola, FL	4.0	2.5	1956	$2,999	$1.53	5d	1	0.77mi
1012 Sadie Ridge Rd Clermont, FL	4.0	2.0	2055	$2,800	$1.36	24d	1	0.81mi
1270 Whispering Ln Minneola, FL	3.0	2.0	1554	$2,600	$1.67	5d	1	0.88mi
2311 Juniper Berry Dr Minneola, FL	4.0	4.0	2945	$4,500	$1.53	24d	1	0.90mi
2002 Redbay Ave Minneola, FL	3.0	2.0	2200	$3,500	$1.59	24d	1	0.90mi
2062 Redbay Ave Minneola, FL	3.0	2.5	2190	$2,700	$1.23	24d	1	0.90mi
2062 Redbay Ave Minneola, FL	3.0	2.0	2190	$2,650	$1.21	16d	1	0.90mi
1946 Holden Ridge Ln Clermont, FL	3.0	2.5	1866	$2,250	$1.21	24d	1	0.93mi
2040 Axel St Minneola, FL	4.0	3.0	1884	$2,550	$1.35	24d	1	1.02mi
6024 Snapdragon Rd Minneola, FL	3.0	2.0	2092	$2,916	$1.39	12d	1	1.03mi
16008 Volterra Pt Bella Collina, FL	4.0	4.0	2979	$7,500	$2.52	24d	1	1.29mi
204 Lace Bark Ct Minneola, FL	3.0	2.0	1778	$2,200	$1.24	24d	1	1.30mi
1877 Sierra Sun Way Clermont, FL	3.0	2.0	1536	$2,500	$1.63	24d	1	1.43mi
1300 Cavender Creek Rd Minneola, FL	4.0	3.0	2472	$3,050	$1.23	18d	1	1.45mi

HOA detail

• Monthly dues: $117 · $1,404/yr

Listing history 6 events

1. 2026-04-24
   status Pending

   Show marketing remark (476 chars)

   Discover this beautifully designed Dorian floor plan located in the sought-after Cyrene at Minneola community, featuring the elegant Crisp package and offering a modern layout with quality finishes throughout. This home provides a low-maintenance lifestyle with a modest HOA that covers common-area upkeep and, best of all, no CDD fees. Ideally situated near major roadways, schools, shopping, and outdoor recreation, it offers exceptional value in a growing area of Minneola.

2. 2026-04-24
   status Pending 476-char remark

   Show marketing remark (476 chars)

   Discover this beautifully designed Dorian floor plan located in the sought-after Cyrene at Minneola community, featuring the elegant Crisp package and offering a modern layout with quality finishes throughout. This home provides a low-maintenance lifestyle with a modest HOA that covers common-area upkeep and, best of all, no CDD fees. Ideally situated near major roadways, schools, shopping, and outdoor recreation, it offers exceptional value in a growing area of Minneola.

3. 2026-04-17
   listed $369,297 Active
4. 2026-04-04
   price $372,990 476-char remark

   Show marketing remark (476 chars)

   Discover this beautifully designed Dorian floor plan located in the sought-after Cyrene at Minneola community, featuring the elegant Crisp package and offering a modern layout with quality finishes throughout. This home provides a low-maintenance lifestyle with a modest HOA that covers common-area upkeep and, best of all, no CDD fees. Ideally situated near major roadways, schools, shopping, and outdoor recreation, it offers exceptional value in a growing area of Minneola.

5. 2026-03-04
   price $400,192 476-char remark

   Show marketing remark (476 chars)

   Discover this beautifully designed Dorian floor plan located in the sought-after Cyrene at Minneola community, featuring the elegant Crisp package and offering a modern layout with quality finishes throughout. This home provides a low-maintenance lifestyle with a modest HOA that covers common-area upkeep and, best of all, no CDD fees. Ideally situated near major roadways, schools, shopping, and outdoor recreation, it offers exceptional value in a growing area of Minneola.

6. 2025-12-15
   listed $427,230 Active 476-char remark

   Show marketing remark (476 chars)

   Discover this beautifully designed Dorian floor plan located in the sought-after Cyrene at Minneola community, featuring the elegant Crisp package and offering a modern layout with quality finishes throughout. This home provides a low-maintenance lifestyle with a modest HOA that covers common-area upkeep and, best of all, no CDD fees. Ideally situated near major roadways, schools, shopping, and outdoor recreation, it offers exceptional value in a growing area of Minneola.

ⓘ 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: $1,602 · $133/mo
• Projected year-2 tax: $3,065 · $255/mo
• Expected delta: +$1,463/yr (+$122/mo · 91.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $38,391
• − Mortgage interest: −$20,686
• − Property taxes: −$1,602
• − Insurance: −$1,846
• − Repairs & maintenance: −$3,071
• − Management: −$3,071
• − HOA: −$1,404
• − Depreciation: −$10,743
• Taxable loss: −$4,033
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $3,205/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 — Minneola

• Score: 75/100
• State rank: #253
• US rank: #3987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minneola, FL
• County: Lake County · 364,602 people
• City population: 26,810
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,810
• Household income: $105,262
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 293.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 51% Hispanic / Latino 31% Two or more races 19% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 18% Cuban 2% Dominican 3%
• Common ancestry: Romanian 2% Slovak 1% Scotch-Irish 1%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 71% English-only · Spanish 24% Vietnamese 2% 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: ▼ -72.47%
• Current HPI: 305.4193
• Rent YoY: ▲ 5.17%
• 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

-13.6% since first listed

6 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $369,297 Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $372,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $400,192 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Listed $427,230 Stellar MLS as Distributed by MLS Grid