800 Nicole Blvd · Ocoee, FL 34761

$190,000

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 35 Days on market

Built 1982 7,564 sqft lot Est $288k · 34% under ↓ 14% since listing

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale. DO NOT GO TO THE PROPERTY. DO NOT CONTACT THE OWNER. Short Sale – BANK IS IN THE PROCESS OF DOING A SECOND APPRAISAL FOR ACCEPTED PRICE. Previous appraisal was for $190k. Property requires complete renovation. Roof has had a blue tarp for approx. 12 years and needs replacement. Evidence of B. mold and possible asbestos; buyer to verify. No functioning A/C or heat. Only a few electrical outlets currently working. Property will require a full gut-out and is priced accordingly. Cash. Sold as-is.

Key facts

• 7,564 sq ft lot
• Garage
• Built 1982

Property features AI

Finance

• Other: Zoned R-1
• HOA & community: No association indicated

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; No public sewer; Cable available
• Home design: Single family residence; Residential property; One story; Southeast-facing entry
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.17 acre lot
• Exterior features: Sidewalk

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.6% in Ocoee — 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 66/100 on livability (#602 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: amenities F, commute F, health & safety 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: Spring Lake Elementary (math 45% / reading 52%, grade D, #1,152 of 2,144 statewide, top 55%, 442 students, 72% FRL); Ocoee Middle (math 41% / reading 45%, grade D-, #331 of 571 statewide, top 59%, 1,192 students, 55% FRL); Ocoee High (math 17% / reading 38%, grade F, #470 of 667 statewide, top 71%, 2,536 students, 50% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising (+1.0%/yr); 351 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 35 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $287,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Jessica Lea Ln	0.16mi	3/2.0	1,066 (0%)	10mo	$266,000	$250	84
600 Nicole Blvd	0.16mi	3/2.0	1,066 (0%)	16mo	$268,000	$251	79
911 Ursula St	0.28mi	3/2.0	1,075 (+1%)	12mo	$265,000	$247	76
1909 Lauren Beth Ave	0.21mi	3/1.0	1,000 (-6%)	2mo	$298,900	$299	74
1907 Jessica Lea Ln	0.15mi	2/1.0 (-1)	1,008 (-5%)	15mo	$295,000	$293	62
1005 Nicole Blvd	0.23mi	3/1.0	1,210 (+14%)	1mo	$280,000	$231	62
470 Meadow Sweet Ct	0.53mi	3/1.0	1,000 (-6%)	0mo	$275,000	$275	61
1604 Starfire Ln	0.40mi	3/2.0	1,102 (+3%)	18mo	$316,000	$287	60
733 Licaria Dr	0.28mi	3/2.0	1,188 (+11%)	14mo	$305,000	$257	56
1006 Idaho Ct	0.41mi	2/1.0 (-1)	1,008 (-5%)	16mo	$240,000	$238	49
323 Meadow Sweet Ct	0.65mi	3/2.0	1,120 (+5%)	16mo	$302,900	$270	48
1009 Arizona Ct	0.39mi	2/1.0 (-1)	1,008 (-5%)	20mo	$278,000	$276	47

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 · 1.04% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.79×
• Total profit: $-11,388
• Equity at exit: $28,330

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $3,898
• Equity at exit: $16,428

Cash invested: $53,200 (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 34761

• Home prices YoY: -28.3%
• Rents YoY: 1.0%
• Active inventory: 351
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$996
• Tax from tax record: −$301 /mo · $3,610/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $371

Break-even live

Break-even rent $1,742

Max offer price $190,000

Occupancy floor 78%

Sensitivity live

Price	-10% $478	-5% $424	+0% $371	+5% $317	+10% $263
Rent	-10% $196	-5% $283	+0% $371	+5% $458	+10% $545
Rate	-1.0pp $466	-0.5pp $419	base $371	+0.5pp $321	+1.0pp $271

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 Shari Lynn Ter Ocoee, FL	3.0	2.0	1378	$2,175	$1.58	7d	1	0.05mi
1013 Marlene Dr Ocoee, FL	3.0	2.0	1488	$2,195	$1.48	1d	1	0.33mi
1013 Arizona Ct Ocoee, FL	3.0	2.0	1108	$1,850	$1.67	7d	1	0.40mi
1900 Adair St Ocoee, FL	4.0	2.0	1378	$2,299	$1.67	1d	1	0.41mi
10536 3rd Ave Ocoee, FL	3.0	2.0	1425	$2,040	$1.43	23d	1	0.42mi
1204 Sandy Beach Rd Ocoee, FL	3.0	2.0	1380	$2,175	$1.58	10d	1	0.64mi
224 10th Ave Ocoee, FL	3.0	1.0	1500	$1,500	$1.00	26d	1	0.74mi
1903 Brancaster Cir Ocoee, FL	2.0	2.5	1275	$1,900	$1.49	15d	1	0.90mi
114 Parker Cove Ct Ocoee, FL	3.0	2.0	1425	$2,115	$1.48	26d	1	1.04mi
1236 Arbour Point Way Ocoee, FL	1.0–3.0	1.0–2.0	1233	$2,000	$1.62	26d	10	1.18mi
1819 Prairie Lake Blvd Ocoee, FL	3.0	2.0	1371	$2,650	$1.93	24d	1	1.43mi
611 N Lakewood Ave Ocoee, FL	2.0	1.0	944	$800	$0.85	26d	1	1.44mi

Listing history 5 events

1. 2026-04-25
   status Active
2. 2026-03-12
   status Pending
3. 2026-03-09
   listed $190,000 Active
4. 2025-02-18
   status Pending
5. 2025-02-18
   listed $220,000 Active

ⓘ 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: $3,610 · $301/mo
• Projected year-2 tax: $3,610 · $301/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $26,537
• − Mortgage interest: −$10,643
• − Property taxes: −$3,610
• − Insurance: −$950
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$5,527
• Taxable income: $1,561
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $4,073/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 — Ocoee

• Score: 66/100
• State rank: #602
• US rank: #11554

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocoee, FL
• County: Orange County · 1,471,359 people
• City population: 47,327
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 47,327
• Household income: $96,415
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1197.0

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 0.72)
• Race & ethnicity: White 39% Hispanic / Latino 29% Black 19% Two or more races 13% Asian 5%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 2% German 2%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 19% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -114.83%
• Current HPI: 290.5598
• Rent YoY: ▲ 1.04%
• 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

-13.6% since first listed

5 events — show timeline

• 2026-04-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-18 Listed $220,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $3,610 · +10.1% YoY. Source: county tax records.