314 E Gulley Ave · Oakland, FL 34760

$5,000

4 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 3 Days on market

Built 1966 0.25 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pending BUT Taking Back-Up Contracts!Quaint Oakland area. Walk to Lk Apopka, West Orange Bike Trail, and Town Square. Nice home and yard. Needs a touch of TLC!Being Sold As-Is. Tons of Potential!Needs TLC but has potential to be a great home in Oakland!

Key facts

• 0.25 acre lot
• Parking
• Built 1966

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One level; Residential property; Zoned R-1A
• Construction: Metal siding
• Exterior features: Front porch; Other roof

Interior

• Bedrooms: Total rooms: 1
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Front porch; Other flooring

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$522,522) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 456.5% vs local median 2.0% in Oakland — 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 79/100 on livability (#148 in FL, #2,236 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: 13 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 31% of the median local income ($94k/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 $35 of loan paydown is wiped out by about $150 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 + 3.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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.

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 $5,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
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: 48.36% ✓
• Cap rate: 456.49%
• Cash-on-cash: 1607.86%
• DSCR: 72.54
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $522,522
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Briley Ave	0.44mi	3/2.0 (-1)	1,790 (+9%)	14mo	$571,000	$319	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 85.79×
• Total profit: $118,699
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 184.82×
• Total profit: $257,349
• Equity at exit: $432

Cash invested: $1,400 (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 34760

• Home prices YoY: -12.5%
• Active inventory: 13
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,418 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $1,876

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 17%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1570 Scarlet Oak Loop Unit C Winter Garden, FL	3.0	2.5	1696	$2,400	$1.42	23d	1	0.79mi
1570 Scarlet Oak Loop Unit 66C Winter Garden, FL	3.0	2.5	1696	$2,400	$1.42	21d	1	0.79mi
1516 Scarlet Oak Loop Unit B Winter Garden, FL	3.0	2.5	1544	$2,100	$1.36	7d	1	0.80mi
15327 Oak Apple Ct Unit 8B Winter Garden, FL	3.0	2.5	1544	$2,100	$1.36	17d	1	0.87mi
15350 Oak Apple Ct Unit 17B Winter Garden, FL	3.0	2.5	1544	$2,250	$1.46	23d	1	0.88mi
15350 Oak Apple Ct Unit 17B Winter Garden, FL	3.0	2.5	2000	$2,250	$1.12	12d	1	0.88mi
751 W Oakland Ave Oakland, FL	3.0	1.0–2.0	1138	$3,354	$2.95	2d	12	1.15mi
1066 Dolphin Dr Winter Garden, FL	3.0	2.0	1440	$1,700	$1.18	7d	1	1.41mi
1009 Westside Dr Winter Garden, FL	3.0	2.0	1180	$2,050	$1.74	23d	1	1.42mi

Listing history 4 events

1. 2026-06-18
   days on market $5,000 Active 3 DOM
2. 2026-06-17
   days on market $5,000 Active 2 DOM
3. 2026-06-15
   remarks 295-char remark
4. 2026-06-15
   listed $5,000 Active 1 DOM

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,019
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − Depreciation: −$145
• Taxable income: $23,850
• Est. tax owed @ 24.0%: −$5,724
• After-tax cash flow: $16,786/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 — Oakland

• Score: 79/100
• State rank: #148
• US rank: #2236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland, FL
• County: Orange County · 1,471,359 people
• City population: 740
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 740
• Household income: $93,804
• Rent vs Own: 0.0% rent · 100.0% own

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: Majority White (53%)
• Race & ethnicity: White 53% Black 42% Two or more races 5%
• Common ancestry: Romanian 4% Slovak 4% Subsaharan African 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · 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: ▼ -52.41%
• Current HPI: 366.7599
• Rent YoY: —
• 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

-73.7% since first listed

6 events — show timeline

• 2026-06-15 Listed $5,000 HAOR as distributed by MLS GRID
• 2005-08-10 Sold (Public Records) $190,000 Public Records
• 2005-08-05 Sold (MLS) $190,000 Stellar MLS as Distributed by MLS Grid
• 2005-07-01 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 1991-10-01 Sold (Public Records) $70,000 Public Records
• 1973-06-01 Sold (Public Records) $19,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,043 · +3.5% YoY. Source: county tax records.