3000 Clarcona Rd #362 · Clarcona, FL 32703

$89,900

2 bd · 1.0 ba · 734 sqft · Manufactured public records · 13 Days on market

Built 1991 2,813 sqft lot $275/mo HOA · 15% 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

Welcome to Clarcona Resort (3000 Clarcona Rd, Apopka, FL 32703), where YOU OWN THE LAND for your home! This is NOT a "lot rent" or "land lease" community. Nestled within a community featuring mature trees and natural beauty, this home offers a environment perfect for relaxation with easy access to local shopping and activities. The reasonable monthly condo fee includes 24-hour "virtual guard" gated security, water/sewer/trash, onsite professional community management, common grounds maintenance, swimming pool (and "kiddie pool"), mini golf, basketball and shuffleboard courts, horseshoes pits, playground, recreation center and even an onsite "tra

Key facts

• Mini golf
• Swimming pool
• Kiddie pool

Tags

• MATURE TREES
• 24 HOUR VIRTUAL GUARD
• SWIMMING POOL
• KIDDIE POOL
• MINI GOLF
• BASKETBALL COURTS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Monthly condo/association fee: $275 (monthly); Total annual fees listed as $3,300
• HOA & community: Part of Clarcona Resort Condominium Association, Inc.; Association fees are required and paid monthly (consolidated condo/HOA fee shown); Association amenities include pool, playground, basketball court, shuffleboard, recreation facilities, laundry, community mailbox, security, gated entry; Association fee covers common area taxes, pool, grounds maintenance, recreational facilities, security, sewer, trash, and water; Association approval required for buyers; Pets allowed

Exterior

• Parking: Driveway
• Security: Smoke detector(s); Gated community (association amenity)
• Utilities: Public water; Sewer (other); Electricity connected; Water connected; Cable available; Broadband/high-speed internet available
• Home design: Manufactured home (double wide); Single-story; Faces northwest; Entry on level one
• Construction: Vinyl siding; Other roof; Crawlspace foundation; Built as double wide manufactured home
• Exterior features: Chain link fencing; Mature landscaping with trees; Private maintained asphalt road; Shed(s)

Interior

• Kitchen: Range; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Open floorplan; Thermostat; Vaulted ceilings; Window treatments (blinds, drapes)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).

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: Prairie Lake Elementary (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 849 students, 59% FRL); Wekiva High (math 17% / reading 37%, grade F, #478 of 667 statewide, top 73%, 2,207 students, 62% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 35% at this address vs 48% district-wide (-14 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 $622 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $33k; list at $90k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $89,900

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: 1.99% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.37%
• DSCR: 2.22
• GRM: 4.2

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: 17.4%
• Equity multiple: 1.67×
• Total profit: $16,915
• Equity at exit: $13,404

10-year hold

• IRR: 23.2%
• Equity multiple: 2.68×
• Total profit: $42,186
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$37
• HOA: −$275
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $574

Break-even live

Break-even rent $1,065

Max offer price $89,900

Occupancy floor 63%

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: $22,475
• Closing costs: $2,697
• 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	$1,650	$2.71	2d	6	0.12mi
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$1,695	$2.79	8d	6	0.12mi

HOA detail

• Monthly dues: $275 · $3,300/yr
• Likely covers: watersewertrashlandscapingpoolsecurity

Listing history 10 events

1. 2026-06-18
   days on market $89,900 Active 13 DOM
2. 2026-06-17
   days on market $89,900 Active 12 DOM
3. 2026-06-16
   days on market $89,900 Active 11 DOM
4. 2026-06-15
   days on market $89,900 Active 10 DOM
5. 2026-06-13
   days on market $89,900 Active 8 DOM
6. 2026-06-13
   days on market $89,900 Active 7 DOM
7. 2026-06-09
   days on market $89,900 Active 4 DOM
8. 2026-06-08
   days on market $89,900 Active 3 DOM
9. 2026-06-07
   remarks 654-char remark
10. 2026-06-07
    listed $89,900 Active 2 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: $689 · $57/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$58/yr (+$5/mo · 8.4%)

ⓘ 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 2/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,501
• − Mortgage interest: −$5,036
• − Property taxes: −$689
• − Insurance: −$450
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$3,300
• − Depreciation: −$2,615
• Taxable income: $5,972
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $5,457/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

+172.4% since first listed

7 events — show timeline

• 2026-06-05 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2001-05-04 Sold (Public Records) $33,000 Public Records
• 1995-04-25 Sold (Public Records) $16,500 Public Records
• 1995-04-25 Sold (Public Records) $33,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $689 · +6.7% YoY. Source: county tax records.