1144 Villa Ln #100 · Apopka, FL 32712

$166,300

2 bd · 2.0 ba · 980 sqft · Condo public records · 31 Days on market

Built 1974 $387/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 +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

End Unit villa features beautiful lakefront views with vaulted tongue and groove ceiling. Feel like you are in a lovely vacation retreat every day! The kitchen includes black matching appliances and pass through to the dining area. The master bedroom has serene lake views, and master bath with cultured marble countertops. Fall in love with this beautifully updated, highly desirable end-unit villa in the quiet golf community of Errol Estates, boasting serene, uninterrupted views of Lake Alden. This immaculate 3-bedroom, 3-bathroom home delivers exceptional privacy and shows like a model. Step inside to a bright, open floor plan featuring brand-new, modern laminate flooring stretching through

Key facts

• Lakefront views
• $387 HOA
• Built 1974

Tags

• LAKEFRONT VIEWS
• BLACK MATCHING APPLIANCES
• CULTURED MARBLE COUNTERTOPS
• UPDATED END-UNIT VILLA
• BRIGHT OPEN FLOOR PLAN
• MODERN LAMINATE FLOORING

Property features AI

Finance

• Other: Lot size about 0.15 acres (approximately 0 to less than 1/4 acre)
• Financial info: Total annual association fees: $4,644; Lease restrictions apply
• HOA & community: Monthly HOA fee of $387 (includes structure and grounds maintenance); Association approval required; Pets allowed: Cats and dogs; Association name listed

Exterior

• Parking: Information not provided
• Security: Buyer approval required (community)
• Utilities: Public sewer; Water connected; Electricity connected; Cable connected; Water source: None (per records)
• Home design: Residential villa; One story; Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Balcony; Sidewalk; Sliding doors; Paved road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; High ceilings; Kitchen and family room combo; Living room and dining room combo; Sliding doors; Balcony
• Laundry & utility: Inside laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $166k.

Deal economics

• At list price, monthly cash flow is $-48 ($-570/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (5.0% below list).
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $158k (5.0% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 3.8% 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: schools D+, crime 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.
• 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 19d 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 $5k 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 31 days — a 3% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $129k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $157,902 (5.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.15% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 7.3

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-35,280
• Equity at exit: $24,796

10-year hold

• IRR: -34.0%
• Equity multiple: -0.18×
• Total profit: $-55,066
• Equity at exit: $14,379

Cash invested: $46,564 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$872
• Tax from tax record: −$224 /mo · $2,683/yr
• Insurance: −$69
• HOA: −$387
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-48

Break-even live

Break-even rent $1,964

Max offer price $157,902

Occupancy floor 98%

Sensitivity live

Price	-10% $47	-5% $0	+0% $-48	+5% $-95	+10% $-142
Rent	-10% $-198	-5% $-123	+0% $-48	+5% $28	+10% $103
Rate	-1.0pp $36	-0.5pp $-5	base $-48	+0.5pp $-91	+1.0pp $-134

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: $41,575
• Closing costs: $4,989
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 Villa Ln #87 Apopka, FL	2.0	2.0	980	$1,890	$1.93	25d	1	0.10mi
1106 Villa Ln #81 Apopka, FL	2.0	2.0	980	$1,600	$1.63	8d	1	0.10mi
1355 Villa Ln Apopka, FL	2.0	2.5	1073	$1,695	$1.58	21d	1	0.18mi
1103 Errol Place Cir Apopka, FL	3.0	2.0	852	$2,099	$2.46	19d	1	0.92mi
831 School St Apopka, FL	2.0	1.0	831	$1,550	$1.87	5d	1	1.05mi

HOA detail condo

• Monthly dues: $387 · $4,644/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $166,300 Active 31 DOM
2. 2026-06-18
   days on market $166,300 Active 28 DOM
3. 2026-06-17
   days on market $166,300 Active 27 DOM
4. 2026-06-16
   days on market $166,300 Active 26 DOM
5. 2026-06-15
   days on market $166,300 Active 25 DOM
6. 2026-06-13
   days on market $166,300 Active 23 DOM
7. 2026-06-13
   pricedays on market $166,300 Active 22 DOM
8. 2026-06-09
   days on market $170,000 Active 19 DOM
9. 2026-06-08
   days on market $170,000 Active 18 DOM
10. 2026-06-07
    pricedays on market $170,000 Active 17 DOM
11. 2026-06-04
    days on market $184,050 Active 14 DOM
12. 2026-06-03
    days on market $184,050 Active 13 DOM
13. 2026-06-02
    days on market $184,050 Active 12 DOM
14. 2026-06-01
    days on market $184,050 Active 11 DOM
15. 2026-05-31
    days on market $184,050 Active 10 DOM
16. 2026-05-24
    price $184,050
17. 2026-05-21
    listed $204,500 Active
18. 2020-01-06
    soldstatus $129,000
19. 2005-10-13
    soldstatus $148,900
20. 2001-04-20
    soldstatus $66,000
21. 1992-01-01
    soldstatus $54,000
22. 1979-08-01
    soldstatus $40,000

ⓘ 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: $2,683 · $224/mo
• Projected year-2 tax: $2,683 · $224/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,852
• − Mortgage interest: −$9,315
• − Property taxes: −$2,683
• − Insurance: −$832
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$4,644
• − Depreciation: −$4,838
• Taxable loss: −$3,116
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $177/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

+360.1% since first listed

7 events — show timeline

• 2026-05-24 Price Changed $184,050 Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Listed $204,500 Stellar MLS as Distributed by MLS Grid
• 2020-01-06 Sold (Public Records) $129,000 Public Records
• 2005-10-13 Sold (Public Records) $148,900 Public Records
• 2001-04-20 Sold (Public Records) $66,000 Public Records
• 1992-01-01 Sold (Public Records) $54,000 Public Records
• 1979-08-01 Sold (Public Records) $40,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,683 · +6.6% YoY. Source: county tax records.