3000 Clarcona Rd #616 · Clarcona, FL 32703

$67,000

1 bd · 1.0 ba · 664 sqft · Manufactured public records · 14 Days on market

Built 1985 2,139 sqft lot $283/mo HOA · 23% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

You own the land! 1 bedroom 1 bath park model home with addition Florida room add-on. Inside you will find lots of cabinet space, open kitchen/living room with built in cabinet space, washer/dryer hook-ups. On the exterior you will find a low maintenance yard, paved parking for 2, shade trees and utility shed. The monthly Condo fees are only $284 which includes water, sewer, trash pickup, 24/7 virtual gatehouse, 110,000 gallon swimming Pool, On-Site Condo Office and Management, and maintenance of community grounds. Just pay your condo dues and metered electric bill for a prime location in sunny Florida. Location is very convenient with lots of dining, shopping, and major roads close by for

Key facts

• Low maintenance yard
• Paved parking
• Utility shed

Tags

• FLORIDA ROOM ADD-ON
• BUILT IN CABINET SPACE
• LOW MAINTENANCE YARD
• PAVED PARKING
• SHADE TREES
• UTILITY SHED

Property features AI

Finance

• Other: No lease restrictions; Unfurnished
• Financial info: Total monthly fees: $283.30; Total annual fees: $3,399.60
• HOA & community: Monthly association fee of $283.30; Association fee includes pool, recreational facilities, sewer, trash and water; Association amenities: gated community, laundry, playground, recreation facilities, shuffleboard court, vehicle restrictions; Association fee is required; Pets allowed (cats and dogs)

Exterior

• Parking: No designated parking
• Security: Gated community; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected
• Home design: Manufactured home (double wide); One story; Faces north; Located in a planned unit development
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Storage; Shed(s); Level, paved lot

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen and family room combined; Living and dining room combined; Window treatments; Florida room
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).

Location & tenants

• Location reads 61/100 on livability (#792 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Wekiva High (math 17% / reading 37%, grade F, #478 of 667 statewide, top 73%, 2,207 students, 62% FRL).
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-22 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.8%/yr); 564 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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.
• Current owner paid $25k; list at $67k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,000

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.86% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.15×
• Total profit: $2,845
• Equity at exit: $9,990

10-year hold

• IRR: 9.5%
• Equity multiple: 1.60×
• Total profit: $11,192
• Equity at exit: $5,793

Cash invested: $18,760 (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: 564
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$28
• HOA: −$283
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $270

Break-even live

Break-even rent $905

Max offer price $67,000

Occupancy floor 73%

Sensitivity live

Price	-10% $308	-5% $289	+0% $270	+5% $251	+10% $232
Rent	-10% $171	-5% $221	+0% $270	+5% $319	+10% $368
Rate	-1.0pp $303	-0.5pp $287	base $270	+0.5pp $252	+1.0pp $235

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$950	$1.56	2d	6	0.17mi
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$900	$1.48	8d	6	0.17mi

HOA detail

• Monthly dues: $283 · $3,396/yr
• Likely covers: watersewertrashelectriclandscapingpool

Listing history 10 events

1. 2026-06-18
   days on market $67,000 Active 14 DOM
2. 2026-06-17
   days on market $67,000 Active 13 DOM
3. 2026-06-16
   days on market $67,000 Active 12 DOM
4. 2026-06-15
   days on market $67,000 Active 11 DOM
5. 2026-06-13
   days on market $67,000 Active 9 DOM
6. 2026-06-13
   days on market $67,000 Active 8 DOM
7. 2026-06-09
   days on market $67,000 Active 5 DOM
8. 2026-06-08
   days on market $67,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $67,000 Active 3 DOM

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $628 · $52/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 16 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: $14,952
• − Mortgage interest: −$3,753
• − Property taxes: −$628
• − Insurance: −$335
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − HOA: −$3,396
• − Depreciation: −$1,949
• Taxable income: $2,499
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $2,637/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 — Clarcona

• Score: 61/100
• State rank: #792
• US rank: #18165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarcona, FL
• County: Orange County · 1,471,359 people
• 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

+688.2% since first listed

15 events — show timeline

• 2026-06-04 Listed $67,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-16 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-09-21 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2016-05-05 Sold (Public Records) $25,000 Public Records
• 2016-05-04 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-16 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-03-23 Price Changed $31,456 Stellar MLS as Distributed by MLS Grid
• 2015-11-12 Price Changed $31,800 Stellar MLS as Distributed by MLS Grid
• 2015-08-12 Listed $31,900 Stellar MLS as Distributed by MLS Grid
• 2015-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-11-22 Listed $27,000 Stellar MLS as Distributed by MLS Grid
• 1983-04-01 Sold (Public Records) $8,500 Public Records

Property tax history

+14.4%/yr

Latest (2025): $628 · +6.5% YoY. Source: county tax records.