1022 Villa Ln #11 · Apopka, FL 32712

$185,999

2 bd · 2.0 ba · 974 sqft · Condo public records · 111 Days on market

Built 1972 $372/mo HOA · 20% of rent

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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 +14.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to 1022 Villa Lane, a beautifully maintained, turn-key residence nestled in a quiet Apopka neighborhood where comfort, style, and Florida living come together effortlessly. From the moment you arrive, the home’s inviting curb appeal sets the tone for what awaits inside. Step into bright, open living spaces enhanced by rich cherrywood flooring, abundant natural light, and a seamless flow designed for both refined entertaining and everyday living. The kitchen serves as the heart of the home—perfect for hosting gatherings or enjoying quiet mornings—while the bedrooms offer peaceful, private retreats with ample storage. Outdoors,

Key facts

• Cherrywood flooring
• $372 HOA
• Built 1972

Tags

• CHERRYWOOD FLOORING
• PRIVATE BACKYARD OASIS

Property features AI

Finance

• Other: No lease restrictions; Homestead exempt
• Financial info: Total annual HOA fees $4,464
• HOA & community: HOA managed by SENTRY MANAGEMENT; Monthly association fee $372 (includes insurance, structural maintenance, trash); Community mailbox; Golf carts allowed; Pets allowed (max weight 155 lbs)

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential condominium; Single-story (one level); East-facing
• Construction: Block and stucco construction; Shingle roof; Block foundation; Built as part of building number 1022
• Exterior features: French doors; Sidewalk; Irrigation system

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Kitchen open to family room
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $186k.

Deal economics

• At list price, monthly cash flow is $23 ($274/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Recommended offer: $169k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: Apopka Elementary (math 51% / reading 53%, grade C-, #990 of 2,144 statewide, top 48%, 883 students, 52% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1k of loan paydown is wiped out by about $6k 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 111 days — a 9% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $186k implies a 182% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.35×
• Total profit: $-34,101
• Equity at exit: $27,733

10-year hold

• IRR: -21.5%
• Equity multiple: 0.06×
• Total profit: $-48,718
• Equity at exit: $16,082

Cash invested: $52,080 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$975
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$77
• HOA: −$372
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $23

Break-even live

Break-even rent $1,868

Max offer price $185,999

Occupancy floor 94%

Sensitivity live

Price	-10% $128	-5% $75	+0% $23	+5% $-30	+10% $-82
Rent	-10% $-127	-5% $-52	+0% $23	+5% $98	+10% $173
Rate	-1.0pp $116	-0.5pp $70	base $23	+0.5pp $-25	+1.0pp $-74

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1355 Villa Ln Apopka, FL	2.0	2.5	1073	$1,695	$1.58	22d	1	0.05mi
1118 Villa Ln #87 Apopka, FL	2.0	2.0	980	$1,890	$1.93	25d	1	0.14mi
1106 Villa Ln #81 Apopka, FL	2.0	2.0	980	$1,600	$1.63	9d	1	0.14mi
831 School St Apopka, FL	2.0	1.0	831	$1,550	$1.87	6d	1	1.09mi
1103 Errol Place Cir Apopka, FL	3.0	2.0	852	$2,099	$2.46	19d	1	1.13mi

HOA detail condo

• Monthly dues: $372 · $4,464/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-02
   statusdays on market $185,999 Pending 111 DOM
2. 2026-05-31
   days on market $185,999 Active 110 DOM
3. 2026-04-27
   price $185,999
4. 2026-04-01
   price $189,999
5. 2026-03-02
   price $192,500
6. 2026-02-10
   listed $195,000 Active
7. 2013-01-02
   soldstatus $66,000
8. 2006-05-17
   soldstatus $155,000
9. 1993-12-01
   soldstatus $53,000
10. 1978-03-01
    soldstatus $40,000
11. 1974-06-01
    soldstatus $43,700

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $1,544 · $129/mo
• Expected delta: +$933/yr (+$78/mo · 152.8%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,763
• − Mortgage interest: −$10,419
• − Property taxes: −$611
• − Insurance: −$930
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − HOA: −$4,464
• − Depreciation: −$5,411
• Taxable loss: −$2,713
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $925/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

• Census place: Apopka, FL
• 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

+325.6% since first listed

9 events — show timeline

• 2026-04-27 Price Changed $185,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $189,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $192,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2013-01-02 Sold (Public Records) $66,000 Public Records
• 2006-05-17 Sold (Public Records) $155,000 Public Records
• 1993-12-01 Sold (Public Records) $53,000 Public Records
• 1978-03-01 Sold (Public Records) $40,000 Public Records
• 1974-06-01 Sold (Public Records) $43,700 Public Records

Property tax history

-2.3%/yr

Latest (2025): $611 · +5.9% YoY. Source: county tax records.