7004 Clarcona Ocoee Rd · Pine Hills, FL 32818

$250,000

3 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 49 Days on market

Built 1973 9,544 sqft lot Est $314k · 20% under

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Why this score? — see what drove the C- 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS NOT, NOT A SHORT SALE!!! DEAL WITH SELLER'S ONLY!!!EXTREMELY MOTIVATED!!! PUBLIC RECORDS DOES NOT INCLUDE THE SQ. FOOTAGE OF FAMILY ROOM (20x10), HOME HAS HAD TLC AND IT SHOWS. ACCENTED BY WOOD BURNING STOVE IN LIVING ROOM. JUST BRING FURNITURE. WOOD BURNING STOVE IS GREAT FOR THOSE COOL EVENINGS. THIS HOME COMES COMPLETE WITH KITCHEN APPLIANCES AND WINDOW COVERINGS, CERAMIC TILED FLOORING IS JUST ONE OF THE MANY FEATURES OF THIS HOME. .. CONVENIENT LOCATION TO SHOPPING AND MAJOR HIGHWAYS. .. FENCED BACK YARD WITH STORAGE SHED. LARGE SCREENED PORCH PERFECT FOR YOUR MORNING COFFEE OR TO RELAX IN THE EVENING. .. EASY TO SHOW, MOTIVATED SELLERS. .. WILL ENTERTAIN ALL OFFERS. .. PLEASE BRING YOUR BUYER'S THIS IS A BUY OF A LIFETIME!!! HURRY!!! BUY TODAY. .. CHEAPER THAN RENT!!! I REPEAT THIS IS NOT A SHORT SALE---DEAL WITH OWNERS!!! HOME WARRANTY INCLUDED!!! NEW CARPET INSTALLED IN BEDROOMS AND FAMILY ROOM. .. FANTASTIC HOME!!!

Key facts

• Masonry construction
• Expanded family room
• Storage shed

Tags

• MASONRY CONSTRUCTION
• WOOD-BURNING FIREPLACE
• CERAMIC TILE FLOORING
• EXPANDED FAMILY ROOM
• FENCED BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: - Property zoned R-1A; - Lot about 0.22 acres (0 to less than 1/4 acre)
• Financial info: - No lease restrictions; - Tax information available (not included per instructions)
• HOA & community: - No HOA association

Exterior

• Parking: - (No parking details provided)
• Security: - (No security details provided)
• Utilities: - Public water; - Septic tank sewer; - Other utilities
• Home design: - Single-family residence; - Residential property; - One story; - East-facing
• Construction: - Block and concrete construction; - Shingle roof; - Block foundation; - Built with other/unspecified materials
• Exterior features: - Other exterior features; - Paved road access

Interior

• Kitchen: - Other appliances
• Bedrooms: - 3 bedrooms
• Flooring: - Other flooring
• Bathrooms: - 2 full bathrooms
• Heating & cooling: - Other heating; - Central air conditioning
• Interior features: - Other interior features
• Laundry & utility: - Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $231k (7.6% below list).
• Recommended offer: $231k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.8% in Pine Hills — 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 73/100 on livability (#317 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment D, amenities 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: Lake Gem Elementary (math 32% / reading 36%, grade F, #1,744 of 2,144 statewide, top 82%, 566 students, 71% FRL); Robinswood Middle (math 25% / reading 29%, grade F, #497 of 571 statewide, top 88%, 1,080 students, 71% FRL); Maynard Evans High (math 12% / reading 27%, grade F, #562 of 667 statewide, top 85%, 2,417 students, 69% FRL).
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-22 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 (-2.7%/yr); 181 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 ($63k/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 $2k of loan paydown is wiped out by about $8k 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 49 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $80k; list at $250k implies a 213% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,071 (7.6% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.92% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $313,908
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5915 Groveline Dr	0.29mi	3/2.0	1,448 (+2%)	4mo	$270,000	$186	80
6911 Crescent Ridge Rd	0.38mi	3/2.0	1,366 (-3%)	3mo	$360,000	$264	74
7131 Clarcona Ocoee Rd	0.34mi	3/2.0	1,444 (+2%)	10mo	$262,500	$182	72
6807 Galle Ct	0.27mi	3/2.0	1,475 (+4%)	10mo	$178,000	$121	72
6830 Merganser Dr	0.49mi	3/2.0	1,457 (+3%)	4mo	$336,000	$231	68
5342 Broken Pine Cir	0.26mi	3/2.0	1,210 (-14%)	0mo	$325,000	$269	64
6929 Crescent Ridge Rd	0.37mi	3/2.0	1,590 (+12%)	2mo	$340,000	$214	60
7125 Clarcona Ocoee Rd	0.32mi	3/2.0	1,352 (-4%)	23mo	$299,950	$222	58
6815 Merganser Dr	0.54mi	3/2.0	1,544 (+9%)	2mo	$350,000	$227	58

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: -17.3%
• Equity multiple: 0.41×
• Total profit: $-41,648
• Equity at exit: $37,276

10-year hold

• IRR: -16.3%
• Equity multiple: 0.21×
• Total profit: $-55,068
• Equity at exit: $21,615

Cash invested: $70,000 (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 32818

• Home prices YoY: -22.5%
• Rents YoY: -2.7%
• Active inventory: 181
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$322 /mo · $3,869/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $88

Break-even live

Break-even rent $2,200

Max offer price $250,000

Occupancy floor 91%

Sensitivity live

Price	-10% $229	-5% $159	+0% $88	+5% $17	+10% $-54
Rent	-10% $-95	-5% $-3	+0% $88	+5% $179	+10% $270
Rate	-1.0pp $214	-0.5pp $151	base $88	+0.5pp $23	+1.0pp $-43

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6933 Rembrandt Dr Orlando, FL	4.0	2.0	1628	$2,500	$1.54	19d	1	0.24mi
5632 Lunsford Dr Orlando, FL	4.0	2.0	1250	$2,295	$1.84	23d	1	0.31mi
7224 Valiant Ct Orlando, FL	3.0	1.0	1160	$1,950	$1.68	19d	1	0.48mi
7232 Lazy Hill Dr Unit 1545829P Orlando, FL	3.0	2.0	1216	$3,122	$2.57	16d	1	0.53mi
6138 Ranier Dr Orlando, FL	3.0	2.0	1314	$1,980	$1.51	21d	1	0.79mi
6556 Viewpoint Ct Orlando, FL	3.0	2.0	1300	$1,941	$1.49	0d	1	0.86mi
6560 Whirlaway Cir Unit -1 Orlando, FL	3.0	2.0	1530	$2,150	$1.41	6d	1	1.15mi
5200 N Apopka Vineland Rd Orlando, FL	3.0	2.0	1558	$1,800	$1.16	14d	1	1.33mi
6433 Sardina Blvd Orlando, FL	3.0	2.0	1590	$2,230	$1.40	25d	1	1.33mi
4006 Luan Dr Orlando, FL	3.0	2.0	1717	$2,095	$1.22	25d	1	1.37mi
8235 Gershwin St Orlando, FL	4.0	1.0	1686	$2,055	$1.22	18d	1	1.46mi
9301 Summit Dr Orlando, FL	3.0	1.0–2.0	1012	$2,495	$2.47	0d	48	1.46mi

Listing history 10 events

1. 2026-04-06
   listed $250,000 Active
2. 2025-03-11
   status Active
3. 2025-03-11
   price $260,000
4. 2024-11-18
   listed $287,000 Active
5. 2009-04-24
   soldstatus $79,900
6. 2009-04-15
   soldstatus $79,900 946-char remark

   Show marketing remark (946 chars)

   THIS IS NOT, NOT A SHORT SALE!!! DEAL WITH SELLER'S ONLY!!!EXTREMELY MOTIVATED!!! PUBLIC RECORDS DOES NOT INCLUDE THE SQ. FOOTAGE OF FAMILY ROOM (20x10), HOME HAS HAD TLC AND IT SHOWS. ACCENTED BY WOOD BURNING STOVE IN LIVING ROOM. JUST BRING FURNITURE. WOOD BURNING STOVE IS GREAT FOR THOSE COOL EVENINGS. THIS HOME COMES COMPLETE WITH KITCHEN APPLIANCES AND WINDOW COVERINGS, CERAMIC TILED FLOORING IS JUST ONE OF THE MANY FEATURES OF THIS HOME. .. CONVENIENT LOCATION TO SHOPPING AND MAJOR HIGHWAYS. .. FENCED BACK YARD WITH STORAGE SHED. LARGE SCREENED PORCH PERFECT FOR YOUR MORNING COFFEE OR TO RELAX IN THE EVENING. .. EASY TO SHOW, MOTIVATED SELLERS. .. WILL ENTERTAIN ALL OFFERS. .. PLEASE BRING YOUR BUYER'S THIS IS A BUY OF A LIFETIME!!! HURRY!!! BUY TODAY. .. CHEAPER THAN RENT!!! I REPEAT THIS IS NOT A SHORT SALE---DEAL WITH OWNERS!!! HOME WARRANTY INCLUDED!!! NEW CARPET INSTALLED IN BEDROOMS AND FAMILY ROOM. .. FANTASTIC HOME!!!

7. 2008-10-23
   listed $79,900 946-char remark

   Show marketing remark (946 chars)

   THIS IS NOT, NOT A SHORT SALE!!! DEAL WITH SELLER'S ONLY!!!EXTREMELY MOTIVATED!!! PUBLIC RECORDS DOES NOT INCLUDE THE SQ. FOOTAGE OF FAMILY ROOM (20x10), HOME HAS HAD TLC AND IT SHOWS. ACCENTED BY WOOD BURNING STOVE IN LIVING ROOM. JUST BRING FURNITURE. WOOD BURNING STOVE IS GREAT FOR THOSE COOL EVENINGS. THIS HOME COMES COMPLETE WITH KITCHEN APPLIANCES AND WINDOW COVERINGS, CERAMIC TILED FLOORING IS JUST ONE OF THE MANY FEATURES OF THIS HOME. .. CONVENIENT LOCATION TO SHOPPING AND MAJOR HIGHWAYS. .. FENCED BACK YARD WITH STORAGE SHED. LARGE SCREENED PORCH PERFECT FOR YOUR MORNING COFFEE OR TO RELAX IN THE EVENING. .. EASY TO SHOW, MOTIVATED SELLERS. .. WILL ENTERTAIN ALL OFFERS. .. PLEASE BRING YOUR BUYER'S THIS IS A BUY OF A LIFETIME!!! HURRY!!! BUY TODAY. .. CHEAPER THAN RENT!!! I REPEAT THIS IS NOT A SHORT SALE---DEAL WITH OWNERS!!! HOME WARRANTY INCLUDED!!! NEW CARPET INSTALLED IN BEDROOMS AND FAMILY ROOM. .. FANTASTIC HOME!!!

8. 2008-04-20
   listed $130,000
9. 1979-02-01
   soldstatus $31,400
10. 1973-06-01
    soldstatus $24,500

ⓘ 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: $3,869 · $322/mo
• Projected year-2 tax: $3,869 · $322/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 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: $27,729
• − Mortgage interest: −$14,004
• − Property taxes: −$3,869
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$7,273
• Taxable loss: −$3,104
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $1,799/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 — Pine Hills

• Score: 73/100
• State rank: #317
• US rank: #5362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Hills, FL
• County: Orange County · 1,471,359 people
• City population: 60,203
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 59,114
• Household income: $63,061
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 2059.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% Hispanic / Latino 14% White 10% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 1%
• Common ancestry: Hispanic 21% Estonian 1% Romanian 1%
• Foreign-born: 40% · Canada, Vietnam, China
• Languages at home: 59% English-only · French/Haitian/Cajun 25% Spanish 11% Vietnamese 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: ▼ -93.40%
• Current HPI: 321.5821
• Rent YoY: ▼ -2.66%
• 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

+920.4% since first listed

10 events — show timeline

• 2026-04-06 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-11 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-18 Listed $287,000 Stellar MLS as Distributed by MLS Grid
• 2009-04-24 Sold (Public Records) $79,900 Public Records
• 2009-04-15 Sold (MLS) $79,900 Stellar MLS as Distributed by MLS Grid
• 2008-10-23 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-20 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 1979-02-01 Sold (Public Records) $31,400 Public Records
• 1973-06-01 Sold (Public Records) $24,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $3,869 · +30.4% YoY. Source: county tax records.