Groveland Pool Home, 2,730 SF, 4/2/2

Built in 2000, this 2,730 sq. ft. CBS pool home sits on a 0.26 acre lot in the Lake Catherine Shores subdivision. 4 bed / 2 bath with a 2-car attached garage, formal living, formal dining, office/den, and a playroom/library with an open floor plan overlooking the screened pool area. Kitchen has oak cabinetry, granite counters, and stainless appliances. Roof replaced 2018 (30-year architectural shingle). AC replaced 2013 and working. Pool needs light resurfacing. Attic has animal infestation (squirrels or similar) and needs extermination plus new insulation. No HOA. Flood Zone X.

House Assets:

• No HOA. No restrictions on rental, renovation scope, or timeline.
• 2,730 SF. One of the larger floor plans in the subdivision. 4 bed, 2 bath, plus den/office and playroom. Open concept to pool.
• Pool. Screened pool with lanai. Needs light resurfacing only, not a rebuild.
• 2-car attached garage. Standard for the neighborhood and a rental/resale must-have.
• 2018 roof. 30-year architectural shingle, approximately 8 years old. 20+ years remaining. No replacement needed.
• 2013 AC. Working. Approximately 13 years old. May need replacement in the next few years but functional now. Budget as a future cap-ex item, not an immediate cost.
• Year 2000 build. Modern framing, electrical, plumbing, and code compliance. No knob-and-tube, no galvanized, no aluminum wiring concerns.
• Flood Zone X. Minimal flood risk.
• 0.26 acre lot. Decent yard, cul-de-sac street.
• Location: 30 miles to Disney/Universal/Downtown Orlando. Near Clermont/Groveland corridor on Hwy 50.

Repairs Needed (Estimate):

• Attic: Pest extermination (squirrels/wildlife) and full insulation replacement.
• Pool Resurfacing: Light resurface (not structural). Budget $3,000 to $5,000.
• Kitchen: Dated oak cabinets. Cosmetic refresh (paint or replace doors, hardware, backsplash) or full gut.
• Bathrooms: Refresh vanities, fixtures, mirrors.
• Flooring: Existing mix of hardwood, tile, and carpet. Replace carpet, refresh as needed.
• Interior Paint: Full interior.
• Exterior Paint: Touch up or full repaint.
• Landscaping: General cleanup and curb appeal.
• Miscellaneous: Fixtures, hardware, minor drywall repairs.
• Contingency (10%).

🟣 Comparable Sales (Last 12 Months)

1. 156 Ashley St | 3/2 | 2,190 SF | $350,000 Closed ($160/SF). Built 1996. 0.69 acre lot. Nearby, not in subdivision. Larger lot premium but fewer beds.
2. 140 Lake Catherine Cir | 4/2 | 2,474 SF | $373,000 Closed ($151/SF). Same street, same era (2000). 81 DOM. Best direct comp for size and location. Near identical to subject minus 250 SF.
3. 145 Lake Catherine Cir | 3/2 | 1,395 SF | $292,000 Closed ($209/SF). Same street, built 2001. Much smaller footprint. Higher per SF because of size discount. 44 DOM.
4. 119 Lake Catherine Cir | 4/2 | 2,590 SF | $323,000 Closed Jul 2024 ($125/SF). Same street, pool home with den. Closest in size to subject (2,590 vs 2,730 SF). Sold as-is/distressed. Establishes the distressed floor.
5. 155 Lake Catherine Cir | 4/2 | 1,625 SF | $350,000 Closed Jan 2024 ($215/SF). Same street. Fully renovated: new kitchen, floors, baths, appliances, driveway, roof, HVAC, electrical panel. Renovated ceiling for the subdivision, but 1,100 SF smaller than subject.
6. 265 Curtis Ave | 4/2 | 1,855 SF | $300,000 Closed Oct 2025 ($162/SF). Built 2003. Lake Dot Landing. No pool. Newer roof (2022), AC (2017). Conservation lot. Supports $160/SF for updated non-pool product.
7. 1088 Bluegrass Dr | 3/2 | 1,882 SF | $350,000 Closed Apr 2024 ($186/SF). Built 2005, renovated 2022. Non-lakefront. New roof 2024, renovated kitchen with granite. Split floor plan. Confirms $185/SF for renovated same-era product without water premium.

🟡 ARV & Rental Analysis

Same-street closed comps range $125/SF (distressed pool home, #119) to $215/SF (fully renovated, #155). The best size-matched comp is 140 Lake Catherine at $373K ($151/SF) which sold in average condition. Same-era renovated comps outside the subdivision (#265 Curtis at $162/SF, #1088 Bluegrass at $186/SF) confirm the $160 to $190/SF range for updated non-lakefront homes.

For a fully renovated 4/2 pool home at 2,730 SF, the realistic per SF range is $155 to $175/SF. The larger SF pulls per-foot pricing down vs. the smaller renovated comps, but the pool, garage, and den/office add functional value.

Estimated ARV (full renovation): $400,000 to $450,000

Rental Comps (Groveland 34736, 4 bed):

• 2112 Newtown Rd | 4/2 | 2,270 SF | $2,560/mo
• 795 Kapi Dr | 4/3 | 2,109 SF | $3,400/mo (mother-in-law suite)
• Groveland avg 4-bed house rent: $2,075 to $2,560/mo

Projected Rent (annual): $2,300 to $2,700/mo