324 Fort Collins Ct · Ocoee, FL 34761

$268,000

3 bd · 1.0 ba · 1,225 sqft · SingleFamily public records · 32 Days on market

Built 1981 8,402 sqft lot Est $315k · 15% under

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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 +14.2/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to own a home in an awesome area on an awesome cul-de-sac street, with awesome neighbors. Some touch-up needed to restore the true potential and beauty of this home. Make this home shine with a few simple fixes. The price adjustment reflects consideration for the simple fixes. To be sold as-is, buyer/buyers agent to confirm measurements and other data deemed important to the buyer. No blind or low offers will be reviewed(Sellers request) Thanks for showing!

Key facts

• 8,402 sq ft lot
• Built 1981
• Listed 32 days

Property features AI

Finance

• Other: Zoned R-1
• Financial info: No lease restrictions; Owner-occupied (homestead)
• HOA & community: No HOA association indicated

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; One story; Faces southeast; Residential property
• Construction: Block construction; Shingle roof; Block foundation; Built on a 0.19-acre lot
• Exterior features: Sidewalk; Cul-de-sac lot; Paved lot and road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Central heating; Central air conditioning; Range; Refrigerator; Carpet flooring; Ceramic tile flooring; Laundry room; Electric dryer hookup; 7 total rooms; Other interior features
• Laundry & utility: Laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $23 ($281/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 $207k (22.7% below list).
• Recommended offer: $207k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.6% in Ocoee — 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 (#602 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: amenities F, commute 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 rising (+1.0%/yr); 351 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 32 days — a 3% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $268k implies a 306% 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 $207,127 (22.7% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
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: 0.77% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $314,825
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Wurst Rd	0.17mi	3/2.0	1,152 (-6%)	2mo	$310,000	$269	76
1219 Blue Spring Ct	0.32mi	3/2.0	1,223 (-0%)	13mo	$273,000	$223	70
323 Meadow Sweet Ct	0.02mi	3/2.0	1,120 (-9%)	16mo	$302,900	$270	68
127 Laurel Ridge Ave	0.51mi	3/2.0	1,284 (+5%)	1mo	$350,000	$273	64
106 10th Ave	0.24mi	3/2.0	1,262 (+3%)	21mo	$357,000	$283	62
733 Licaria Dr	0.56mi	3/2.0	1,188 (-3%)	14mo	$305,000	$257	54
1604 Starfire Ln	0.44mi	3/2.0	1,102 (-10%)	18mo	$316,000	$287	44
1305 Sand Pine Ave	0.32mi	3/2.0	1,391 (+14%)	18mo	$345,000	$248	43
1906 Jessica Lea Ln	0.57mi	3/2.0	1,066 (-13%)	10mo	$266,000	$250	39
911 Ursula St	0.59mi	3/2.0	1,075 (-12%)	12mo	$265,000	$247	38
600 Nicole Blvd	0.53mi	3/2.0	1,066 (-13%)	16mo	$268,000	$251	37

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 · 1.04% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-46,056
• Equity at exit: $39,960

10-year hold

• IRR: -13.5%
• Equity multiple: 0.27×
• Total profit: $-54,458
• Equity at exit: $23,172

Cash invested: $75,040 (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 34761

• Home prices YoY: -28.3%
• Rents YoY: 1.0%
• Active inventory: 351
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$1,405
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $23

Break-even live

Break-even rent $2,042

Max offer price $268,000

Occupancy floor 94%

Sensitivity live

Price	-10% $175	-5% $99	+0% $23	+5% $-52	+10% $-128
Rent	-10% $-140	-5% $-58	+0% $23	+5% $105	+10% $187
Rate	-1.0pp $158	-0.5pp $92	base $23	+0.5pp $-46	+1.0pp $-117

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 10th Ave Ocoee, FL	3.0	1.0	1500	$1,500	$1.00	24d	1	0.17mi
114 Parker Cove Ct Ocoee, FL	3.0	2.0	1425	$2,115	$1.48	24d	1	0.40mi
10536 3rd Ave Ocoee, FL	3.0	2.0	1425	$2,040	$1.43	21d	1	0.50mi
1204 Sandy Beach Rd Ocoee, FL	3.0	2.0	1380	$2,175	$1.58	8d	1	0.52mi
2007 Shari Lynn Ter Ocoee, FL	3.0	2.0	1378	$2,175	$1.58	5d	1	0.59mi
1013 Arizona Ct Ocoee, FL	3.0	2.0	1108	$1,850	$1.67	5d	1	0.81mi
611 N Lakewood Ave Ocoee, FL	2.0	1.0	944	$800	$0.85	24d	1	0.89mi
1236 Arbour Point Way Ocoee, FL	1.0–3.0	1.0–2.0	1233	$2,000	$1.62	24d	10	1.14mi
2285 Crown Village Rd Ocoee, FL	1.0–3.0	1.0–2.5	1334	$3,556	$2.67	3d	65	1.37mi
1903 Brancaster Cir Ocoee, FL	2.0	2.5	1275	$1,900	$1.49	13d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $268,000 Active 32 DOM
2. 2026-06-17
   days on market $268,000 Active 31 DOM
3. 2026-06-16
   days on market $268,000 Active 30 DOM
4. 2026-06-15
   days on market $268,000 Active 29 DOM
5. 2026-06-13
   days on market $268,000 Active 27 DOM
6. 2026-06-13
   days on market $268,000 Active 26 DOM
7. 2026-06-09
   days on market $268,000 Active 23 DOM
8. 2026-06-08
   days on market $268,000 Active 22 DOM
9. 2026-06-07
   days on market $268,000 Active 21 DOM
10. 2026-06-04
    days on market $268,000 Active 18 DOM
11. 2026-06-03
    remarks 483-char remark
12. 2026-06-03
    pricedays on market $268,000 Active 17 DOM
13. 2026-06-02
    days on market $279,900 Active 16 DOM
14. 2026-06-01
    days on market $279,900 Active 15 DOM
15. 2026-05-31
    days on market $279,900 Active 14 DOM
16. 2026-05-17
    listed $279,900 Active
17. 1999-09-13
    soldstatus $66,000
18. 1981-08-01
    soldstatus $32,300

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $2,224 · $185/mo
• Expected delta: +$1,075/yr (+$90/mo · 93.6%)

ⓘ 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 · 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: $24,855
• − Mortgage interest: −$15,012
• − Property taxes: −$1,149
• − Insurance: −$1,340
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$7,796
• Taxable loss: −$4,419
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $1,342/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 — Ocoee

• Score: 66/100
• State rank: #602
• US rank: #11554

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocoee, FL
• County: Orange County · 1,471,359 people
• City population: 47,327
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 47,327
• Household income: $96,415
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1197.0

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: White 39% Hispanic / Latino 29% Black 19% Two or more races 13% Asian 5%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 2% German 2%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 19% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -114.83%
• Current HPI: 290.5598
• Rent YoY: ▲ 1.04%
• 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

+766.6% since first listed

3 events — show timeline

• 2026-05-17 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 1999-09-13 Sold (Public Records) $66,000 Public Records
• 1981-08-01 Sold (Public Records) $32,300 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,149 · +16.4% YoY. Source: county tax records.