1825 Huggins Dr · Apopka, FL 32703

$5,000

3 bd · 2.0 ba · 1,442 sqft · SingleFamily public records · 7 Days on market

Built 1989

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 2, 2026 at 11:00 AM EST. Explore this charming 3-bedroom, 2-bath residence set in a peaceful and well-located Apopka community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• Listed 7 days

Property features AI

Exterior

• Parking: On-street parking
• Home design: Residential property; 1 story
• Exterior features: Approximately 0.57-acre lot; Zoned A-1

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $341,754 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-592 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).

Location & tenants

• Location reads 66/100 on livability (#594 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, employment B; Watch: schools D+, crime D-, amenities 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 soft (-2.8%/yr); 573 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($73k/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 $10k 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.

Negotiation context

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

Risks & watch-outs

• Watch-outs: property tax is 102.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/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. 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.66% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.42%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $341,754
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Piedmont Oaks Dr	0.35mi	3/2.0	1,439 (-0%)	4mo	$370,000	$257	80
1206 Lake Piedmont Cir	0.62mi	3/2.0	1,436 (-0%)	18mo	$340,000	$237	55
1220 Northcrest	0.61mi	3/2.0	1,460 (+1%)	19mo	$315,000	$216	54
2419 Lake Mcdade Ct	0.61mi	3/2.0	1,500 (+4%)	16mo	$375,000	$250	51
213 S Lake Pleasant Rd	0.59mi	4/3.0 (+1)	1,572 (+9%)	13mo	$315,000	$200	38
502 Roger Williams Rd	0.68mi	4/2.0 (+1)	1,236 (-14%)	17mo	$190,000	$154	25

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: -32.6%
• Equity multiple: -0.04×
• Total profit: $-99,589
• Equity at exit: $50,957

10-year hold

• IRR: -60.1%
• Equity multiple: -0.68×
• Total profit: $-160,477
• Equity at exit: $29,549

Cash invested: $95,691 (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 32703

• Rents YoY: -2.8%
• Active inventory: 573
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,241 high
• Mortgage (P&I): −$1,792
• Tax est. 1.5%: −$427 /mo · $5,126/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-592

Break-even live

Break-even rent $2,990

Max offer price $256,153

Occupancy floor —

Sensitivity live

Price	-10% $-355	-5% $-473	+0% $-592	+5% $-710	+10% $-828
Rent	-10% $-769	-5% $-680	+0% $-592	+5% $-503	+10% $-415
Rate	-1.0pp $-419	-0.5pp $-505	base $-592	+0.5pp $-680	+1.0pp $-770

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: $85,438
• Closing costs: $10,253
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 Lake Bridge Ln Apopka, FL	1.0–2.0	1.0–2.0	875	$1,796	$2.05	3d	18	0.35mi
900 Hyacinth Cove Ct Apopka, FL	3.0	2.0	1484	$2,649	$1.79	12d	1	0.46mi
2371 Piedmont Lakes Blvd Apopka, FL	4.0	2.0	1675	$2,495	$1.49	9d	1	0.50mi
1722 Wekiva Crossing Blvd Apopka, FL	3.0	2.0	1292	$2,180	$1.69	3d	1	0.67mi
1254 Countrywind Dr Apopka, FL	3.0	2.0	1570	$2,535	$1.61	5d	1	0.73mi
1548 Wekiva Crossing Blvd Apopka, FL	4.0	2.0	1422	$2,495	$1.75	25d	1	0.75mi
487 Blue Bird St Apopka, FL	2.0	1.0	1075	$1,750	$1.63	25d	1	0.95mi
1236 Dovehill Dr Unit 1244 Apopka, FL	2.0	2.5	1052	$1,700	$1.62	25d	1	1.00mi
178 Dovetail Ct Apopka, FL	3.0	2.0	1158	$2,150	$1.86	25d	1	1.02mi
1705 Chatham Cir Apopka, FL	3.0	2.0	1097	$1,900	$1.73	19d	1	1.11mi
500 Jordan Stuart Cir Apopka, FL	1.0–3.0	1.0–2.0	967	$2,156	$2.23	3d	16	1.13mi
1248 E Cleveland St Apopka, FL	4.0	2.0	1213	$1,989	$1.64	4d	1	1.13mi
1008 Royal Oaks Dr Apopka, FL	3.0	2.0	1368	$2,295	$1.68	23d	1	1.14mi
1635 Callie Ct Apopka, FL	3.0	2.5	1285	$1,795	$1.40	25d	1	1.15mi
1962 Shannon Ln Apopka, FL	3.0	2.0	1632	$2,385	$1.46	5d	1	1.25mi
2620 Lancaster Ct Apopka, FL	3.0	2.5	1507	$2,100	$1.39	25d	1	1.27mi
2620 Lancaster Ct Apopka, FL	3.0	2.5	1507	$2,100	$1.39	14d	1	1.27mi
1812 Concord Dr Apopka, FL	3.0	2.0	1628	$2,200	$1.35	21d	1	1.27mi
1598 Royal Oaks Dr Apopka, FL	3.0	2.0	1578	$2,355	$1.49	25d	1	1.29mi
1961 Martina St Apopka, FL	3.0	2.0	1518	$2,285	$1.51	3d	1	1.30mi
3067 E Windchime Cir Apopka, FL	3.0	2.0	1415	$1,590	$1.12	19d	1	1.36mi
2748 Candlewood Ct Apopka, FL	3.0	2.5	1358	$2,199	$1.62	0d	1	1.39mi
3000 Foxhill Cir Apopka, FL	1.0–3.0	1.0–2.5	1208	$2,236	$1.85	0d	19	1.42mi
1357 Woodwind Dr Apopka, FL	3.0	2.0	1174	$2,200	$1.87	9d	1	1.46mi
1576 Palmstone Dr Apopka, FL	3.0	2.0	1180	$1,959	$1.66	9d	1	1.48mi

Listing history 4 events

1. 2026-06-01
   days on market $5,000 Active 7 DOM
2. 2026-05-31
   days on market $5,000 Active 6 DOM
3. 2026-05-25
   listed $5,000 Active
4. 1985-07-01
   soldstatus $15,000

ⓘ 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 · 20 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: $26,889
• − Mortgage interest: −$19,144
• − Property taxes: −$5,126
• − Insurance: −$1,709
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − Depreciation: −$9,942
• Taxable loss: −$13,333
• Est. tax savings @ 24.0%: +$3,200
• After-tax cash flow: $-3,899/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 — Apopka

• Score: 66/100
• State rank: #594
• US rank: #11020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 109,852
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 59,269
• Household income: $72,880
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2191.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 35% Hispanic / Latino 30% Black 28% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 12% Cuban 3% Dominican 2%
• Common ancestry: Hispanic 4% Romanian 1% Italian 1%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 22% French/Haitian/Cajun 3% Other Indo-European 1%

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: ▼ -206.30%
• Current HPI: 319.2139
• Rent YoY: ▼ -2.75%
• 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

-66.7% since first listed

2 events — show timeline

• 2026-05-25 Listed $5,000 NFMLS
• 1985-07-01 Sold (Public Records) $15,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $3,396 · +198.3% YoY. Source: county tax records.