2011 White Oak Ln #20 · Zellwood, FL 32798

$100,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 45 Days on market

Built 1977 6,469 sqft lot Est $94k · 6% over $415/mo HOA · 36% of rent

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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 +8.0/30.0
• 1% rule +6.4/10.0
• Appreciation +6.3/10.0
• ARV discount +4.6/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Twilight photo is Virtual. Welcome to easy, maintenance-free living in the desirable 55+ community of Zellwood Station! This well-maintained home offers comfort, convenience, and peace of mind. Recently replumbed and thoroughly cleaned inside and out, the property is truly move-in ready for its next owner. Home has been replumbed, water heater replaced and the Florida Sunroom has two air conditioning vents in the floor connecting that room to the main HVAC system. Entire home is under central A/C with the exception of the attached laundry area. Enjoy resort-style amenities including a community pool, golf course, and a 24-hour gated entrance with security guard for added privacy and safety.

Key facts

• Community pool
• Security guard
• Recently replumbed

Tags

• RECENTLY REPLUMBED
• FLORIDA SUNROOM
• COMMUNITY POOL
• GOLF COURSE
• 24 HOUR GATED ENTRANCE
• SECURITY GUARD

Property features AI

Finance

• Other: Unfurnished; Living area listed as 1,008 (public records); total building area listed as 1,584; Lot approximately 0.15 acres (about 601 sq meters)
• Financial info: Total monthly fees listed as $415; total annual fees listed as $4,980
• HOA & community: Has HOA (monthly fee $415); Association fee includes 24-hour guard, cable TV, internet, pool, maintenance (structure & grounds), private road, recreational facilities, sewer, trash; Community features: clubhouse, fitness center, golf, golf carts allowed, park, pool, tennis courts, street lights; Buyer approval required; Senior community; Pets allowed

Exterior

• Parking: Carport (1 space)
• Security: Gated community; Security gate
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Manufactured single-wide home; One level; Faces southwest; Residential property
• Construction: Vinyl siding; Metal roof; Crawlspace foundation
• Exterior features: Paved roads; Shade shutters; Sliding doors; Storage

Interior

• Kitchen: Convection oven; Cooktop; Disposal; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Sliding doors; Storage; Shade shutters
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (17.8% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $82k (17.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#248 in FL, #3,918 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute D-, health & safety D-.
• 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.
• Zoned schools: Zellwood Elementary (math 38% / reading 40%, grade F, #1,560 of 2,144 statewide, top 73%, 493 students, 55% FRL); Wolf Lake Middle (math 57% / reading 52%, grade B-, #183 of 571 statewide, top 34%, 1,194 students, 45% FRL); Apopka High (math 19% / reading 47%, grade F, #406 of 667 statewide, top 61%, 3,507 students, 42% FRL).
• Market conditions: 104 active listings in the ZIP; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $3k appreciation (2.5% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $100k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• 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 $82,206 (17.8% below list)

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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $93,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3625 N Citrus Cir Unit GE	0.60mi	2/2.0	1,098 (+2%)	11mo	$95,000	$87	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.12×
• Total profit: $3,232
• Equity at exit: $42,190

10-year hold

• IRR: 5.9%
• Equity multiple: 1.86×
• Total profit: $24,110
• Equity at exit: $62,941

Cash invested: $28,000 (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 32798

• Home prices YoY: 1.0%
• Active inventory: 104
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$42
• HOA: −$415
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-101

Break-even live

Break-even rent $1,270

Max offer price $82,206

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-72	+0% $-101	+5% $-129	+10% $-157
Rent	-10% $-191	-5% $-146	+0% $-101	+5% $-56	+10% $-11
Rate	-1.0pp $-50	-0.5pp $-75	base $-101	+0.5pp $-127	+1.0pp $-153

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $415 · $4,980/yr
• Likely covers: waterpoolsecurity

Listing history 19 events

1. 2026-06-21
   days on market $100,000 Active 45 DOM
2. 2026-06-18
   days on market $100,000 Active 42 DOM
3. 2026-06-17
   days on market $100,000 Active 41 DOM
4. 2026-06-16
   days on market $100,000 Active 40 DOM
5. 2026-06-15
   days on market $100,000 Active 39 DOM
6. 2026-06-13
   days on market $100,000 Active 37 DOM
7. 2026-06-13
   days on market $100,000 Active 36 DOM
8. 2026-06-09
   days on market $100,000 Active 33 DOM
9. 2026-06-08
   days on market $100,000 Active 32 DOM
10. 2026-06-07
    days on market $100,000 Active 31 DOM
11. 2026-06-04
    days on market $100,000 Active 28 DOM
12. 2026-06-03
    days on market $100,000 Active 27 DOM
13. 2026-06-02
    days on market $100,000 Active 26 DOM
14. 2026-06-01
    days on market $100,000 Active 25 DOM
15. 2026-05-31
    days on market $100,000 Active 24 DOM
16. 2026-05-07
    listed $100,000 Active
17. 2014-09-30
    soldstatus $10,000
18. 2006-09-01
    soldstatus $72,500
19. 1994-02-08
    soldstatus $18,800

ⓘ 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: $263 · $22/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$567/yr (+$47/mo · 215.4%)

ⓘ 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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,705
• − Mortgage interest: −$5,602
• − Property taxes: −$263
• − Insurance: −$500
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − HOA: −$4,980
• − Depreciation: −$2,909
• Taxable loss: −$2,741
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $-551/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 — Zellwood

• Score: 75/100
• State rank: #248
• US rank: #3918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zellwood, FL
• City population: 2,159
• Population (ZIP): 2,159

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Iranian 5% Lithuanian 5% Romanian 2%
• Foreign-born: 5%
• Languages at home: 89% English-only · Spanish 9% German/W. Germanic 3%

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: ▲ 2.50%
• Current HPI: 254.7681
• 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

+431.9% since first listed

4 events — show timeline

• 2026-05-07 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2014-09-30 Sold (Public Records) $10,000 Public Records
• 2006-09-01 Sold (Public Records) $72,500 Public Records
• 1994-02-08 Sold (Public Records) $18,800 Public Records

Property tax history

-6.8%/yr

Latest (2025): $263 · +7.6% YoY. Source: county tax records.