3411 Warren Sapp Dr · Apopka, FL 32712

$305,500

3 bd · 2.0 ba · 1,110 sqft · SingleFamily public records · 54 Days on market

Built 2026 7,069 sqft lot Est $276k · 11% over

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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).

• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• ARV discount +2.8/15.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BUILDABLE LOT FOR SALE IN APOPKA. PRICED RIGHT FOR A QUICK SALE. GUESS WHAT? YOU HAVE THE OPPORTUNITY TO MAKE A DEAL WITH THE LOT NEXT TO IT. EACH LOT IS SELLING FOR $25,000 EACH, BUT LETS MAKE A DEAL. OWNERS ARE TEAMING UP. THIS PARTICULAR LOT IS 60X136X71 AND THE ONE NEXT TO IT IS 86.47X100. THIS IS THE PERFECT INVESTMENT FOR A GROWING REAL ESTATE INDUSTRY. MAKE YOUR OFFER TODAY!

Key facts

• One-car garage
• Privacy fence
• New appliances

Tags

• OPEN FLOW
• NEW APPLIANCES
• BREAKFAST BAR
• PRIVACY FENCE
• BACKYARD SPACE
• ONE-CAR GARAGE

Property features AI

Finance

• Other: Property zoned A-1; Lot size approximately 0.16 acre; Unfurnished; Total rooms: 7
• HOA & community: No homeowners association; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 1-car garage (12x20); Driveway parking
• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected; Water connected
• Home design: Single-family residence; Residential property; Completed condition; One story; South-facing
• Construction: Block and stucco construction; Shingle roof; Built as new construction; Slab foundation
• Exterior features: Private mailbox; Landscaped with trees; Dirt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floorplan; Programmable thermostat; Walk-in closets
• Laundry & utility: Washer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $306k.

Deal economics

• At list price, monthly cash flow is $44 ($528/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (23.7% below list).
• Recommended offer: $233k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% in Apopka — 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 (#594 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, employment B; Watch: crime D-, amenities F, commute 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: Wolf Lake Elementary (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 733 students, 49% FRL); Wolf Lake Middle (math 57% / reading 52%, grade B-, #183 of 571 statewide, top 34%, 1,194 students, 45% FRL); Apopka High (math 19% / reading 47%, grade F, #406 of 667 statewide, top 61%, 3,507 students, 42% FRL).
• Market conditions: Rents soft (-2.1%/yr); 668 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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 54 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $20k; list at $306k implies a 1428% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,966 (23.7% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 24% 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. Schools are D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.76% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $276,390
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Neal Sibert Dr	0.27mi	3/2.0	1,040 (-6%)	23mo	$200,000	$192	58
1625 Valeview Ct	0.39mi	3/2.0	1,064 (-4%)	22mo	$265,000	$249	57

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-53,685
• Equity at exit: $45,551

10-year hold

• IRR: -16.8%
• Equity multiple: 0.18×
• Total profit: $-70,164
• Equity at exit: $26,414

Cash invested: $85,540 (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 32712

• Home prices YoY: -34.5%
• Rents YoY: -2.1%
• Active inventory: 668
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,330 medium
• Mortgage (P&I): −$1,602
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $44

Break-even live

Break-even rent $2,274

Max offer price $305,500

Occupancy floor 93%

Sensitivity live

Price	-10% $217	-5% $131	+0% $44	+5% $-42	+10% $-129
Rent	-10% $-140	-5% $-48	+0% $44	+5% $136	+10% $228
Rate	-1.0pp $198	-0.5pp $122	base $44	+0.5pp $-35	+1.0pp $-116

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: $76,375
• Closing costs: $9,165
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 Hilly Bend Dr Apopka, FL	3.0	2.0	1332	$1,895	$1.42	9d	1	0.88mi
831 School St Apopka, FL	2.0	1.0	831	$1,550	$1.87	6d	1	0.94mi

Listing history 21 events

1. 2026-06-21
   days on market $305,500 Active 54 DOM
2. 2026-06-18
   days on market $305,500 Active 51 DOM
3. 2026-06-17
   days on market $305,500 Active 50 DOM
4. 2026-06-16
   days on market $305,500 Active 49 DOM
5. 2026-06-15
   days on market $305,500 Active 48 DOM
6. 2026-06-13
   days on market $305,500 Active 46 DOM
7. 2026-06-13
   days on market $305,500 Active 45 DOM
8. 2026-06-10
   price $305,500 Active 42 DOM
9. 2026-06-09
   days on market $314,900 Active 42 DOM
10. 2026-06-08
    days on market $314,900 Active 41 DOM
11. 2026-06-07
    days on market $314,900 Active 40 DOM
12. 2026-06-04
    days on market $314,900 Active 37 DOM
13. 2026-06-03
    days on market $314,900 Active 36 DOM
14. 2026-06-02
    days on market $314,900 Active 35 DOM
15. 2026-06-02
    days on market $314,900 Active 34 DOM
16. 2026-05-31
    days on market $314,900 Active 33 DOM
17. 2026-04-28
    listed $314,900 Active
18. 2023-05-16
    soldstatus $20,000 Closed 384-char remark

    Show marketing remark (384 chars)

    BUILDABLE LOT FOR SALE IN APOPKA. PRICED RIGHT FOR A QUICK SALE. GUESS WHAT? YOU HAVE THE OPPORTUNITY TO MAKE A DEAL WITH THE LOT NEXT TO IT. EACH LOT IS SELLING FOR $25,000 EACH, BUT LETS MAKE A DEAL. OWNERS ARE TEAMING UP. THIS PARTICULAR LOT IS 60X136X71 AND THE ONE NEXT TO IT IS 86.47X100. THIS IS THE PERFECT INVESTMENT FOR A GROWING REAL ESTATE INDUSTRY. MAKE YOUR OFFER TODAY!

19. 2023-05-16
    soldstatus $20,000

    Show marketing remark (384 chars)

    BUILDABLE LOT FOR SALE IN APOPKA. PRICED RIGHT FOR A QUICK SALE. GUESS WHAT? YOU HAVE THE OPPORTUNITY TO MAKE A DEAL WITH THE LOT NEXT TO IT. EACH LOT IS SELLING FOR $25,000 EACH, BUT LETS MAKE A DEAL. OWNERS ARE TEAMING UP. THIS PARTICULAR LOT IS 60X136X71 AND THE ONE NEXT TO IT IS 86.47X100. THIS IS THE PERFECT INVESTMENT FOR A GROWING REAL ESTATE INDUSTRY. MAKE YOUR OFFER TODAY!

20. 2023-03-10
    status Pending 384-char remark

    Show marketing remark (384 chars)

    BUILDABLE LOT FOR SALE IN APOPKA. PRICED RIGHT FOR A QUICK SALE. GUESS WHAT? YOU HAVE THE OPPORTUNITY TO MAKE A DEAL WITH THE LOT NEXT TO IT. EACH LOT IS SELLING FOR $25,000 EACH, BUT LETS MAKE A DEAL. OWNERS ARE TEAMING UP. THIS PARTICULAR LOT IS 60X136X71 AND THE ONE NEXT TO IT IS 86.47X100. THIS IS THE PERFECT INVESTMENT FOR A GROWING REAL ESTATE INDUSTRY. MAKE YOUR OFFER TODAY!

21. 2023-03-06
    listed $25,000 Active 384-char remark

    Show marketing remark (384 chars)

    BUILDABLE LOT FOR SALE IN APOPKA. PRICED RIGHT FOR A QUICK SALE. GUESS WHAT? YOU HAVE THE OPPORTUNITY TO MAKE A DEAL WITH THE LOT NEXT TO IT. EACH LOT IS SELLING FOR $25,000 EACH, BUT LETS MAKE A DEAL. OWNERS ARE TEAMING UP. THIS PARTICULAR LOT IS 60X136X71 AND THE ONE NEXT TO IT IS 86.47X100. THIS IS THE PERFECT INVESTMENT FOR A GROWING REAL ESTATE INDUSTRY. MAKE YOUR OFFER TODAY!

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $2,536 · $211/mo
• Expected delta: +$1,731/yr (+$144/mo · 215.3%)

ⓘ 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 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: $27,956
• − Mortgage interest: −$17,113
• − Property taxes: −$804
• − Insurance: −$1,528
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − Depreciation: −$8,887
• Taxable loss: −$4,849
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $1,692/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 — Apopka

• Score: 66/100
• State rank: #594
• US rank: #11020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 109,852
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 50,583
• Household income: $108,734
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 876.0

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 0.67)
• Race & ethnicity: White 48% Hispanic / Latino 26% Two or more races 19% Black 16% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 19% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 21% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -149.12%
• Current HPI: 283.4441
• Rent YoY: ▼ -2.09%
• 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

+1159.6% since first listed

5 events — show timeline

• 2026-04-28 Listed $314,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-16 Sold (Public Records) $20,000 Public Records
• 2023-05-16 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-06 Listed $25,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.1%/yr

Latest (2025): $804 · -0.1% YoY. Source: county tax records.