6614 Woodthrush Hl · Lockhart, FL 32810

$100,000

3 bd · 2.0 ba · 1,400 sqft · Other · 34 Days on market

Built 2018 Good condition

---

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 +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Upgraded Home in a Well-Maintained Community This move-in ready home features modern upgrades and a thoughtfully designed layout, perfect for comfortable living. The interior offers a stylish open living space with a custom-built electric fireplace, creating a warm and inviting atmosphere. The kitchen includes newer stainless steel appliances and updated finishes. Recent improvements include a new roof with a 10-year warranty, giving peace of mind to the new owner. Step outside to enjoy a private fenced yard, custom paver walkway, and a spacious covered patio area, ideal for relaxing or entertaining. Additional highlights: Updated flooring throughout Modern finishes and neutral

Key facts

• Ample storage space
• Private fenced yard
• Custom paver walkway

Tags

• NEW ROOF WITH WARRANTY
• PRIVATE FENCED YARD
• CUSTOM PAVER WALKWAY
• SPACIOUS COVERED PATIO
• DEDICATED LAUNDRY AREA
• AMPLE STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 4.6% in Lockhart — 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 76/100 on livability (#228 in FL, #3,605 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, amenities 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.
• Market conditions: Rents flat; 159 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 44% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 + 0.5% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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: 2.25% ✓
• Cap rate: 19.31%
• Cash-on-cash: 46.48%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.5% rent growth · sell at horizon

5-year hold

• IRR: 40.9%
• Equity multiple: 2.69×
• Total profit: $47,393
• Equity at exit: $14,910

10-year hold

• IRR: 46.0%
• Equity multiple: 4.89×
• Total profit: $108,828
• Equity at exit: $8,646

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 32810

• Home prices YoY: -18.5%
• Rents YoY: 0.5%
• Active inventory: 159
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,248 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,085

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,154	-5% $1,119	+0% $1,085	+5% $1,050	+10% $1,016
Rent	-10% $907	-5% $996	+0% $1,085	+5% $1,173	+10% $1,262
Rate	-1.0pp $1,135	-0.5pp $1,110	base $1,085	+0.5pp $1,059	+1.0pp $1,032

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: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9301 Summit Dr Orlando, FL	3.0	1.0–2.0	1012	$2,495	$2.47	3d	51	0.25mi
6138 Ranier Dr Orlando, FL	3.0	2.0	1314	$1,980	$1.51	20d	1	1.03mi
2600 Lake Betty Blvd Apopka, FL	1.0–3.0	1.0–2.0	956	$2,421	$2.53	2d	41	1.07mi
5419 Stirrup Way Orlando, FL	3.0	2.0	1420	$2,000	$1.41	24d	1	1.09mi
5611 New Cambridge Rd Orlando, FL	4.0	2.0	1452	$2,050	$1.41	21d	1	1.13mi
9387 Junior Ave Apopka, FL	2.0	2.0	1120	$2,000	$1.79	24d	1	1.15mi
9387 Junior Ave Apopka, FL	2.0	2.0	1120	$1,975	$1.76	22d	1	1.15mi
5420 Blue Grass St Orlando, FL	3.0	2.0	1544	$2,140	$1.39	8d	1	1.30mi
5412 Ashmeade Rd Orlando, FL	3.0	2.0	1587	$2,320	$1.46	17d	1	1.34mi
5632 Lunsford Dr Orlando, FL	4.0	2.0	1250	$2,295	$1.84	22d	1	1.45mi
6933 Rembrandt Dr Orlando, FL	4.0	2.0	1628	$2,500	$1.54	18d	1	1.46mi
1962 Shannon Ln Apopka, FL	3.0	2.0	1632	$2,385	$1.46	4d	1	1.49mi

Listing history 12 events

1. 2026-06-15
   days on market $100,000 Active 34 DOM
2. 2026-06-13
   days on market $100,000 Active 32 DOM
3. 2026-06-13
   days on market $100,000 Active 31 DOM
4. 2026-06-09
   days on market $100,000 Active 28 DOM
5. 2026-06-08
   days on market $100,000 Active 27 DOM
6. 2026-06-07
   days on market $100,000 Active 26 DOM
7. 2026-06-04
   days on market $100,000 Active 23 DOM
8. 2026-06-03
   days on market $100,000 Active 22 DOM
9. 2026-06-02
   days on market $100,000 Active 21 DOM
10. 2026-06-02
    days on market $100,000 Active 20 DOM
11. 2026-05-31
    days on market $100,000 Active 19 DOM
12. 2026-05-12
    listed $100,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $26,973
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − Depreciation: −$2,909
• Taxable income: $12,146
• Est. tax owed @ 24.0%: −$2,915
• After-tax cash flow: $10,100/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in ready home features modern upgrades and a thoughtfully designed layout, perfect for comfortable living. The property is in good condition with recent improvements including a new roof and updated finishes.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Upgrading light fixtures — Modernizes the home and improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Upgrading light fixtures — Modernizes the home and improves energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Lockhart

• Score: 76/100
• State rank: #228
• US rank: #3605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 37,127
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 36,927
• Household income: $60,799
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1859.0

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: Black 35% Hispanic / Latino 29% White 25% Two or more races 16% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 9% Lithuanian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam, Jamaica
• Languages at home: 67% English-only · Spanish 21% French/Haitian/Cajun 7% 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: ▼ -78.77%
• Current HPI: 347.7447
• Rent YoY: ▲ 0.50%
• 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

1 event — show timeline

• 2026-05-12 Listed $100,000 FSBO.com