9001 Woodbreeze Blvd · Lake Butler, FL 34786

$5,000

4 bd · 3.0 ba · 2,020 sqft · SingleFamily public records · 8 Days on market

Built 1988

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location of Dr Phillips and Windermere with everything at your finger tips. This home of 4 bedrooms 2.5 baths is the largest floor plan that was built. Freshly painted inside and home is being offered with a American Home Shield Warranty for One Year. Enjoy the Oversize screened back porch great for those family gatherings and entertaining, Nice private oversized backyard with plenty of room to add a pool. Make this your new home

Key facts

• 2 garage spots
• Built 1988
• Listed 8 days

Property features AI

Finance

• Other: Directions: Apopka Vineland to The Holy Family light, turn into Silver Woods; home is on the right

Exterior

• Parking: Attached or detached 2-car garage
• Home design: Residential property; Single-story
• Exterior features: Lot zoned R-1; 0.34-acre lot

Interior

• Bathrooms: Three full bathrooms
• Interior features: Single-story layout

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$612,060) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $5k).
• Cap rate 672.5% vs local median 1.2% in Lake Butler — 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 64/100 on livability (#681 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; Watch: amenities F, commute F, cost of living F.
• Orange (suburban): math 46% / reading 51% proficiency, ranked #43 of 73 in FL (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 450 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 32% of the median local income ($134k/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 $35 of loan paydown is wiped out by about $150 of value loss. Plan a longer hold.
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 71.15% ✓
• Cap rate: 672.46%
• Cash-on-cash: 2379.18%
• DSCR: 106.86
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $612,060
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9056 Woodbreeze Blvd	0.12mi	4/2.0	2,063 (+2%)	2mo	$573,350	$278	85
4801 Breezy Palms Ct	0.47mi	4/2.5	1,996 (-1%)	14mo	$650,000	$326	63
9419 Woodbreeze Blvd	0.32mi	4/2.0	2,063 (+2%)	23mo	$585,000	$284	59
9473 Palm Tree Dr	0.42mi	3/2.0 (-1)	2,084 (+3%)	9mo	$670,000	$321	58
9125 Dollanger Ct	0.46mi	4/2.0	2,202 (+9%)	6mo	$667,500	$303	54

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 · 0.35% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 120.14×
• Total profit: $166,790
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 241.81×
• Total profit: $337,138
• Equity at exit: $432

Cash invested: $1,400 (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 34786

• Rents YoY: 0.3%
• Active inventory: 450
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,557 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $2,776

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 17%

Sensitivity live

Price	-10% $2,779	-5% $2,777	+0% $2,776	+5% $2,774	+10% $2,772
Rent	-10% $2,495	-5% $2,635	+0% $2,776	+5% $2,916	+10% $3,057
Rate	-1.0pp $2,778	-0.5pp $2,777	base $2,776	+0.5pp $2,774	+1.0pp $2,773

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9142 Sabal Palm Cir Windermere, FL	3.0	2.0	1492	$2,950	$1.98	4d	1	0.29mi
5130 Sun Palm Dr Windermere, FL	3.0	2.0	1723	$3,099	$1.80	25d	1	0.35mi
5614 Craindale Dr Orlando, FL	4.0	3.0	2739	$3,799	$1.39	23d	1	1.00mi
8026 Rural Retreat Ct Orlando, FL	4.0	3.0	2378	$4,500	$1.89	23d	1	1.02mi
5722 Bay Side Dr Orlando, FL	4.0	2.0	2148	$3,500	$1.63	4d	1	1.16mi
6131 Payne Stewart Dr Windermere, FL	3.0	3.0	2646	$12,000	$4.54	25d	1	1.34mi
820 East Blvd Windermere, FL	3.0	2.0	1713	$6,000	$3.50	16d	1	1.37mi
6434 Rockingtree Ln Orlando, FL	3.0	2.0	1788	$2,600	$1.45	5d	1	1.44mi

Listing history 7 events

1. 2026-06-17
   days on market $5,000 Active 8 DOM
2. 2026-06-16
   days on market $5,000 Active 7 DOM
3. 2026-06-15
   days on market $5,000 Active 6 DOM
4. 2026-06-13
   days on market $5,000 Active 4 DOM
5. 2026-06-13
   days on market $5,000 Active 3 DOM
6. 2026-06-10
   remarks 310-char remark
7. 2026-06-10
   listed $5,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,688
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$3,415
• − Management: −$3,415
• − Depreciation: −$145
• Taxable income: $35,332
• Est. tax owed @ 24.0%: −$8,480
• After-tax cash flow: $24,829/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: Orange
• NCES district ID: 1201440
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $49,350
• Composite: 41.47/100
• National rank: #3461
• State rank: #43 of 73 in FL

Livability — Lake Butler

• Score: 64/100
• State rank: #681
• US rank: #14143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Butler, FL
• County: Orange County · 1,471,359 people
• City population: 43,700
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 42,358
• Household income: $134,214
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1207.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 1,618,226 people
• By 2030: 1,787,404 · +10.5%
• By 2040: 2,125,621 · +31.4%
• By 2050: 2,454,016 · +51.6%
• By 2075: 3,173,711 · +96.1%
• By 2100: 3,607,781 · +122.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 58% Two or more races 16% Hispanic / Latino 16% Asian 12% Black 6%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1% Dominican 1%
• Common ancestry: Estonian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 25% · Canada, Jamaica, China
• Languages at home: 68% English-only · Spanish 13% Other Indo-European 11% German/W. Germanic 2%

Political lean MEDSL · Orange

• 2024 margin: D (+13.6) · D 56.1% · R 42.5% · Other 1.3%
• 2008→2024 swing: -5.0pp toward R · 2008: 18.6pp · 2024: 13.6pp
• All cycles: 2024: D+13.6 2020: D+23.1 2016: D+24.6 2012: D+18.2 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -157.99%
• Current HPI: 276.1123
• Rent YoY: ▲ 0.35%
• 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

-96.3% since first listed

9 events — show timeline

• 2026-06-09 Listed $5,000 NFMLS
• 2019-07-30 Sold (MLS) $310,000 Stellar MLS as Distributed by MLS Grid
• 2019-07-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-06-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-09 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-15 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-29 Listed $349,000 Stellar MLS as Distributed by MLS Grid
• 1996-05-21 Sold (Public Records) $135,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $8,285 · +7.8% YoY. Source: county tax records.