1107 Kimball Dr · Ocoee, FL 34761

$240,000

3 bd · 1.0 ba · 1,051 sqft · SingleFamily public records · 52 Days on market

Built 1959 8,296 sqft lot Est $271k · 11% 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).

• Cash flow +13.4/30.0
• ARV discount +12.7/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome! This two-bedroom, one-bathroom home presents an excellent opportunity in the heart of Ocoee. Inside features vaulted ceilings, with a spacious living area and bedrooms, and a dedicated den/study, providing a versatile home fit for life’s ever-changing needs. Its private backyard adds to the versatility, offering a lovely outdoor space prime for relaxing or entertaining. The location offers exceptional convenience with proximity to schools, local shopping and dining options, highway access, and a variety of recreation activities, including Forest Lake Golf Club, Jim Beech Recreation Center, and numerous parks, placing everyday needs and entertainment activities just moments aw

Key facts

• 8,296 sq ft lot
• Built 1959
• Listed 52 days

Property features AI

Finance

• Other: Zoned R-1; Total living area approximately 1,051 square feet; Total building area approximately 1,126 square feet
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA; Pets allowed

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Septic tank sewer; Electricity available; Water service available
• Home design: Single family residence; Residential property; One story; Faces northwest; Entry on main level
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.19-acre lot
• Exterior features: Sidewalk; Landscaped lot; Paved surfaces

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room and dining room combo; 6 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $5 ($61/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 $209k (12.9% below list).
• Recommended offer: $209k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Spring Lake Elementary (math 45% / reading 52%, grade D, #1,152 of 2,144 statewide, top 55%, 442 students, 72% FRL); Ocoee High (math 17% / reading 38%, grade F, #470 of 667 statewide, top 71%, 2,536 students, 50% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising (+1.0%/yr); 351 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); 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 $7k 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 52 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $82k; list at $240k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $209,013 (12.9% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $271,158
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Caballero Rd	0.57mi	3/1.0	1,025 (-2%)	2mo	$192,000	$187	68
1909 Lauren Beth Ave	0.64mi	3/1.0	1,000 (-5%)	2mo	$298,900	$299	60
1402 Samantha St	0.38mi	3/2.0	1,050 (-0%)	23mo	$306,000	$291	59
911 Ursula St	0.52mi	3/2.0	1,075 (+2%)	12mo	$265,000	$247	58
1405 Snowden St	0.58mi	3/2.0	1,124 (+7%)	3mo	$290,000	$258	55
1906 Jessica Lea Ln	0.65mi	3/2.0	1,066 (+1%)	10mo	$266,000	$250	55
1006 Idaho Ct	0.45mi	2/1.0 (-1)	1,008 (-4%)	16mo	$240,000	$238	54
624 Cardinal St	0.56mi	2/1.0 (-1)	1,002 (-5%)	12mo	$228,500	$228	51
1604 Starfire Ln	0.47mi	3/2.0	1,102 (+5%)	18mo	$316,000	$287	51
1009 Arizona Ct	0.47mi	2/1.0 (-1)	1,008 (-4%)	20mo	$278,000	$276	50
1907 Jessica Lea Ln	0.64mi	2/1.0 (-1)	1,008 (-4%)	15mo	$295,000	$293	46
708 Snowden St	0.50mi	2/1.0 (-1)	897 (-15%)	7mo	$188,500	$210	41

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-42,586
• Equity at exit: $35,785

10-year hold

• IRR: -15.0%
• Equity multiple: 0.22×
• Total profit: $-52,519
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$288 /mo · $3,450/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $5

Break-even live

Break-even rent $2,084

Max offer price $240,000

Occupancy floor 95%

Sensitivity live

Price	-10% $141	-5% $73	+0% $5	+5% $-63	+10% $-131
Rent	-10% $-160	-5% $-77	+0% $5	+5% $88	+10% $170
Rate	-1.0pp $126	-0.5pp $66	base $5	+0.5pp $-57	+1.0pp $-120

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Sandy Beach Rd Ocoee, FL	3.0	2.0	1380	$2,175	$1.58	8d	1	0.32mi
1013 Arizona Ct Ocoee, FL	3.0	2.0	1108	$1,850	$1.67	5d	1	0.47mi
2007 Shari Lynn Ter Ocoee, FL	3.0	2.0	1378	$2,175	$1.58	5d	1	0.75mi
1903 Brancaster Cir Ocoee, FL	2.0	2.5	1275	$1,900	$1.49	13d	1	1.00mi
224 10th Ave Ocoee, FL	3.0	1.0	1500	$1,500	$1.00	24d	1	1.01mi
10536 3rd Ave Ocoee, FL	3.0	2.0	1425	$2,040	$1.43	21d	1	1.07mi
611 N Lakewood Ave Ocoee, FL	2.0	1.0	944	$800	$0.85	24d	1	1.08mi
114 Parker Cove Ct Ocoee, FL	3.0	2.0	1425	$2,115	$1.48	24d	1	1.15mi
772 Olympic Cir Unit H2 Ocoee, FL	3.0	2.0	1401	$1,995	$1.42	13d	1	1.30mi
763 Olympic Cir Ocoee, FL	3.0	2.0	1401	$2,200	$1.57	24d	1	1.32mi
611 Olympic Dr Unit B Ocoee, FL	2.0	2.0	1493	$1,770	$1.19	5d	1	1.41mi
1512 Prairie Lake Blvd Ocoee, FL	3.0	2.0	1340	$2,100	$1.57	22d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $240,000 Active 52 DOM
2. 2026-06-17
   price $240,000 Active 51 DOM
3. 2026-06-17
   days on market $250,000 Active 51 DOM
4. 2026-06-16
   days on market $250,000 Active 50 DOM
5. 2026-06-15
   days on market $250,000 Active 49 DOM
6. 2026-06-13
   days on market $250,000 Active 47 DOM
7. 2026-06-13
   days on market $250,000 Active 46 DOM
8. 2026-06-09
   days on market $250,000 Active 43 DOM
9. 2026-06-08
   days on market $250,000 Active 42 DOM
10. 2026-06-07
    days on market $250,000 Active 41 DOM
11. 2026-06-04
    days on market $250,000 Active 38 DOM
12. 2026-06-03
    days on market $250,000 Active 37 DOM
13. 2026-06-02
    days on market $250,000 Active 36 DOM
14. 2026-06-02
    days on market $250,000 Active 35 DOM
15. 2026-05-31
    days on market $250,000 Active 34 DOM
16. 2026-04-27
    listed $250,000 Active
17. 2022-02-09
    listed $124,000 Active
18. 2013-10-17
    historical
19. 2013-05-16
    listed $50,000
20. 2002-08-14
    soldstatus $82,000
21. 1991-09-01
    soldstatus $57,000

ⓘ 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: $3,450 · $288/mo
• Projected year-2 tax: $3,450 · $288/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 8/10 Severe 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: $25,082
• − Mortgage interest: −$13,444
• − Property taxes: −$3,450
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$6,982
• Taxable loss: −$4,007
• Est. tax savings @ 24.0%: +$962
• After-tax cash flow: $1,023/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

+338.6% since first listed

6 events — show timeline

• 2026-04-27 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-09 Listed $124,000 Stellar MLS as Distributed by MLS Grid
• 2013-10-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-05-16 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 2002-08-14 Sold (Public Records) $82,000 Public Records
• 1991-09-01 Sold (Public Records) $57,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,450 · +5.2% YoY. Source: county tax records.