10738 Lazy Lake Dr · Williamsburg, FL 32821

$349,900

3 bd · 2.0 ba · 1,714 sqft · SingleFamily public records · 11 Days on market

Built 1983 6,080 sqft lot Est $420k · 17% under $105/mo HOA · 4% 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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.0/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks

Experience effortless Florida living located next to SeaWorld, Aquatica, Discovery Cove, I-Drive, Orange County Convention Center, Orlando Vineland Premium Outlets, Walt Disney World AND Universal Orlando Resorts. Home is conveniently located nest to the Central Florida Parkway and to State Road 528 for easy access to the airport and the coast. Welcome to your slice of Florida paradise! This beautiful home in the desirable Williamsburg community offers the perfect blend of comfort, style, and convenience. Enjoy a community pool, clubhouse, tennis courts and recreation areas. Lawn care included with a LOW HOA. Featuring a bright, open floor plan, spacious living areas, and abundant natural l

Key facts

• Lawn care included
• Clubhouse
• Community pool

Tags

• NEXT TO SEAWORLD
• COMMUNITY POOL
• CLUBHOUSE
• TENNIS COURTS
• RECREATION AREAS
• LAWN CARE INCLUDED

Property features AI

Finance

• Other: Irrigation equipment; Property is homesteaded; Zoned P-D; Lot on a cul-de-sac; landscaped, level, paved, public maintained asphalt road; unincorporated area
• HOA & community: HOA required (monthly fee $105); Association name: Leland/Tiffany Castille; Association amenities include clubhouse, pool, tennis courts, and recreation facilities; Association fee includes common area taxes, pool, management and recreational facilities; Association approval required; Pets allowed

Exterior

• Parking: Attached garage (2 spaces) with garage door opener; Driveway; Off-street parking; Curb parking; Common parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Underground utilities; Cable available; High-speed internet/BB available; Phone available
• Home design: Single family residence; One story; West-facing; Completed condition
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built by Levitt Homes
• Exterior features: Covered patio; Rear porch; Screened porch; Porch; Patio; Sidewalk; Mature landscaping with trees

Interior

• Kitchen: Built-in oven; Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Parquet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Blinds on windows; Florida room
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (25.1% below list).
• Recommended offer: $262k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.5% in Williamsburg — 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 85/100 on livability (#29 in FL, #608 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities 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: Sunshine Elementary (math 41% / reading 43%, grade F, #1,403 of 2,144 statewide, top 67%, 949 students, 41% FRL); Lake Buena Vista High School (1,714 students, 49% FRL).
• Market conditions: Rents falling (-3.2%/yr); 279 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $2,620/mo this rent would consume 45% of the median local household income ($69k/yr) (locally 1840% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.3% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $56k; list at $350k implies a 525% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,015 (25.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $419,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5772 Arnold Zlotoff Dr	0.43mi	3/2.0	1,645 (-4%)	8mo	$363,000	$221	67
10735 Leafy Laurel	0.30mi	3/2.5	1,896 (+11%)	2mo	$529,990	$280	64
4901 Lindsay Ct	0.38mi	3/2.0	1,576 (-8%)	11mo	$415,000	$263	60
5760 Arnold Zlotoff Dr	0.45mi	3/2.0	1,607 (-6%)	12mo	$400,000	$249	58
5715 Parkview Lake Dr	0.55mi	3/2.0	1,685 (-2%)	19mo	$412,500	$245	55
5003 Gardengate Ln	0.53mi	3/2.0	1,873 (+9%)	9mo	$315,000	$168	52
10108 Matchlock Dr	0.68mi	2/2.0 (-1)	1,680 (-2%)	12mo	$345,000	$205	50
4810 Gifford Blvd	0.74mi	3/2.0	1,873 (+9%)	2mo	$350,000	$187	48
4807 Loretta Ln	0.44mi	3/2.0	1,515 (-12%)	16mo	$390,000	$257	47
10301 LA Guardia Ct	0.47mi	3/2.0	1,540 (-10%)	22mo	$383,500	$249	43
5507 Memorial Dr	0.69mi	3/2.0	1,554 (-9%)	20mo	$361,800	$233	36
5518 Memorial Dr	0.68mi	3/2.0	1,873 (+9%)	22mo	$398,925	$213	35

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

Projected returns pro-forma

0.3% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.75×
• Total profit: $-24,863
• Equity at exit: $106,824

10-year hold

• IRR: -1.5%
• Equity multiple: 0.84×
• Total profit: $-15,242
• Equity at exit: $132,653

Cash invested: $97,972 (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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 279
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,620 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$146
• HOA: −$105
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-185

Break-even live

Break-even rent $2,855

Max offer price $317,176

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-86	+0% $-185	+5% $-284	+10% $-383
Rent	-10% $-392	-5% $-289	+0% $-185	+5% $-82	+10% $22
Rate	-1.0pp $-9	-0.5pp $-96	base $-185	+0.5pp $-276	+1.0pp $-368

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5033 Loyola Ln Orlando, FL	3.0	2.0	1873	$2,350	$1.25	23d	1	0.23mi
10502 Linger Ln Orlando, FL	3.0	2.0	2136	$2,600	$1.22	25d	1	0.27mi
10508 Montpelier Cir Orlando, FL	2.0	2.0	1268	$2,600	$2.05	19d	1	0.39mi
10606 Whitman Cir Orlando, FL	2.0	2.0	1254	$2,500	$1.99	3d	1	0.40mi
4825 Loretta Ln Orlando, FL	2.0	2.0	1070	$2,500	$2.34	15d	1	0.40mi
5523 Westbrook Dr Orlando, FL	3.0	2.0	1589	$2,150	$1.35	25d	1	0.43mi
5673 Parkview Lake Dr Orlando, FL	3.0	2.0	1708	$2,850	$1.67	8d	1	0.52mi
10010 Gannon Ln Orlando, FL	2.0	2.0	1312	$2,600	$1.98	19d	1	0.54mi
4905 Goucher Ln Orlando, FL	3.0	2.0	1576	$2,600	$1.65	23d	1	0.60mi
5730 Parkview Lake Dr Orlando, FL	3.0	2.0	1946	$3,300	$1.70	23d	1	0.64mi
5556 Memorial Dr Orlando, FL	2.0	2.0	1070	$1,275	$1.19	14d	1	0.70mi
11805 Scarecrow Ln Orlando, FL	2.0	2.0	1302	$2,200	$1.69	25d	1	0.94mi
4126 Breakview Dr #30401 Orlando, FL	3.0	2.0	1447	$2,600	$1.80	25d	1	1.03mi
4804 Cayview Ave Unit 407 Orlando, FL	3.0	2.0	2097	$2,450	$1.17	15d	1	1.15mi
6000 Paradiso Grande Blvd Orlando, FL	1.0–3.0	1.0–2.0	1305	$3,674	$2.82	8d	21	1.23mi
4801 Tidecrest Ave Orlando, FL	3.0	3.5	1600	$2,050	$1.28	4d	1	1.23mi
5024 Shoreway Loop Unit 1244708P Orlando, FL	3.0	2.0	1991	$4,876	$2.45	8d	1	1.25mi
5048 Shoreway Loop Unit 1244718P Orlando, FL	3.0	2.0	1991	$4,705	$2.36	3d	1	1.27mi
10149 Arise Loop Orlando, FL	3.0	1.0–2.0	1014	$3,283	$3.24	5d	86	1.31mi
5037 Shoreway Loop Unit 1244717P Orlando, FL	3.0	2.0	1991	$5,126	$2.57	8d	1	1.31mi
3422 Burlington Dr Orlando, FL	3.0	2.0	1497	$2,645	$1.77	4d	1	1.36mi
8000 Cool Breeze Dr #105 Orlando, FL	3.0	3.5	1746	$2,399	$1.37	25d	1	1.37mi
5716 Delano Ln Orlando, FL	3.0	2.0	1215	$2,580	$2.12	8d	1	1.39mi
9707 Mia Cir Orlando, FL	1.0–3.0	1.0–2.0	1014	$2,684	$2.65	3d	37	1.42mi
3075 Woolridge Dr Orlando, FL	3.0	2.0	1365	$2,600	$1.90	5d	1	1.43mi
11320 Bingham Ct Orlando, FL	4.0	2.0	1406	$2,500	$1.78	25d	1	1.49mi
10107 Ancora Cir Orlando, FL	1.0–3.0	1.0–2.0	1091	$2,452	$2.25	4d	23	1.49mi
9703 Avellino Ave Orlando, FL	3.0	1.0–2.0	967	$2,740	$2.83	3d	41	1.49mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: landscapingpool

Listing history 8 events

1. 2026-06-21
   days on market $349,900 Active 11 DOM
2. 2026-06-18
   days on market $349,900 Active 8 DOM
3. 2026-06-17
   days on market $349,900 Active 7 DOM
4. 2026-06-16
   days on market $349,900 Active 6 DOM
5. 2026-06-15
   days on market $349,900 Active 5 DOM
6. 2026-06-13
   days on market $349,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $349,900 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: $2,033 · $169/mo
• Projected year-2 tax: $2,904 · $242/mo
• Expected delta: +$871/yr (+$73/mo · 42.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $31,442
• − Mortgage interest: −$19,600
• − Property taxes: −$2,033
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − HOA: −$1,260
• − Depreciation: −$10,179
• Taxable loss: −$8,411
• Est. tax savings @ 24.0%: +$2,019
• After-tax cash flow: $-204/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 — Williamsburg

• Score: 85/100
• State rank: #29
• US rank: #608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsburg, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,161
• Household income: $69,348
• Rent vs Own: 68.3% rent · 31.7% own
• Severe rent burden: 1840.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 43% Hispanic / Latino 41% Two or more races 19% Black 6% Asian 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 1% Dominican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 4% Other Asian/Pacific 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: ▲ 0.30%
• Current HPI: 300.2268
• Rent YoY: ▼ -3.20%
• 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

+524.8% since first listed

2 events — show timeline

• 2026-06-10 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 1983-05-01 Sold (Public Records) $56,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,033 · +8.7% YoY. Source: county tax records.