3335 S Citrus Cir Unit GE · Zellwood, FL 32798

$107,500

2 bd · 2.0 ba · 1,054 sqft · Manufactured · 140 Days on market

Built 1979 Fair condition 6,031 sqft lot Est $92k · 17% over $248/mo HOA · 22% of rent ↓ 7% since listing

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Why this score? — see what drove the F 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 +8.2/30.0
• Appreciation +6.3/10.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• DSCR +2.2/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks

Are you looking for an AFFORDABLE FLORIDA retreat - then Zellwood Station is the answer! This sought-after 55+ golf community sits on 800-acres of beautifully maintained grounds. Amenities include: 24hr Guard-attended entrance, Cable, Internet, Lawn service, Community Pool and clubhouse with a monthly fee of $248. This 2 bedroom, 2 bath double-wide is located in BANBURY VILLAGE, the LAND IS OWNED and is also in the PET SECTION. Home has NEW A/C 2025, updated ELECTRIC PANEL, New PEX plumbing, WATER HEATER 2009, roof 2014, updated shower with glass doors in primary bathroom, and beautiful backyard with mature oak trees. Access extra storage in the carport as well as laundry area. The communit

Key facts

• Clubhouse
• Community pool
• New a/c

Tags

• GUARD ATTENDED ENTRANCE
• COMMUNITY POOL
• CLUBHOUSE
• LAND IS OWNED
• NEW A/C
• UPDATED ELECTRIC PANEL

Property features AI

Finance

• Other: Unit is unfurnished
• Financial info: Total monthly fees listed as $248; Total annual fees listed as $2,976; Lease restrictions apply
• HOA & community: Has HOA (Vista Community Association Management); Monthly association fee: $248; Association requires approval; Association amenities: 24-hour guard, cable TV, pool, internet, grounds maintenance, private road, security; Community features: Clubhouse, fitness center, golf, pool, tennis courts, association-owned recreation, deed restrictions, buyer approval required, special community restrictions, golf carts allowed; Senior community; Pets allowed: Cats and dogs

Exterior

• Parking: Driveway; Tandem parking; 2-car carport
• Security: Gated community; Key card entry
• Utilities: Public sewer; Electricity connected; Cable connected; Phone available; Sewer connected; Underground utilities; No water source listed
• Home design: Manufactured double-wide home; Single-story; South-facing; Entry level: One
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Covered, enclosed side porch; Awnings; Sliding doors; Storage; Near golf course; Asphalt road (publicly maintained)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fans; Thermostat; Gated community; Key card entry
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $108k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (13.5% below list).
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $93k (13.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#248 in FL, #3,918 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute D-, health & safety D-.
• 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: Zellwood Elementary (math 38% / reading 40%, grade F, #1,560 of 2,144 statewide, top 73%, 493 students, 55% 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: 104 active listings in the ZIP; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($743 loan paydown + $3k appreciation (2.5% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,939 (13.5% 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 140 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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 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: 1.05% ✓
• Cap rate: 5.17%
• Cash-on-cash: -4.01%
• DSCR: 0.82
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $91,698
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3625 N Citrus Cir Unit GE	0.28mi	2/2.0	1,098 (+4%)	11mo	$95,000	$87	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.13×
• Total profit: $3,907
• Equity at exit: $45,355

10-year hold

• IRR: 6.1%
• Equity multiple: 1.89×
• Total profit: $26,699
• Equity at exit: $67,662

Cash invested: $30,100 (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 32798

• Home prices YoY: 1.0%
• Active inventory: 104
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$564
• Tax est. 1.5%: −$134 /mo · $1,612/yr
• Insurance: −$45
• HOA: −$248
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-101

Break-even live

Break-even rent $1,254

Max offer price $92,939

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-63	+0% $-101	+5% $-138	+10% $-175
Rent	-10% $-190	-5% $-145	+0% $-101	+5% $-56	+10% $-12
Rate	-1.0pp $-46	-0.5pp $-73	base $-101	+0.5pp $-128	+1.0pp $-157

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $248 · $2,976/yr
• Likely covers: waterelectricinternetcablelandscapingpool

Listing history 17 events

1. 2026-06-21
   days on market $107,500 Active 140 DOM
2. 2026-06-18
   days on market $107,500 Active 137 DOM
3. 2026-06-17
   days on market $107,500 Active 136 DOM
4. 2026-06-16
   days on market $107,500 Active 135 DOM
5. 2026-06-15
   days on market $107,500 Active 134 DOM
6. 2026-06-13
   days on market $107,500 Active 132 DOM
7. 2026-06-13
   days on market $107,500 Active 131 DOM
8. 2026-06-09
   days on market $107,500 Active 128 DOM
9. 2026-06-08
   days on market $107,500 Active 127 DOM
10. 2026-06-07
    days on market $107,500 Active 126 DOM
11. 2026-06-04
    days on market $107,500 Active 123 DOM
12. 2026-06-03
    days on market $107,500 Active 122 DOM
13. 2026-06-02
    days on market $107,500 Active 121 DOM
14. 2026-06-02
    days on market $107,500 Active 120 DOM
15. 2026-05-31
    days on market $107,500 Active 119 DOM
16. 2026-03-19
    price $107,500
17. 2026-02-01
    listed $115,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $13,523
• − Mortgage interest: −$6,022
• − Property taxes: −$1,612
• − Insurance: −$538
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − HOA: −$2,976
• − Depreciation: −$3,127
• Taxable loss: −$2,915
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $-508/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed. Upgrading the exterior siding, flooring, and kitchen appliances can significantly increase its resale value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets appear to be in good condition, but some may need touch-up paint.
• Minor Living room carpet — The carpet appears to be in good condition, but some may need cleaning.
• Minor Bathroom fixtures — The fixtures appear to be in good condition, but some may need cleaning.

Value-add opportunities

• Resale Painting the exterior siding — A fresh coat of paint can significantly improve the curb appeal and resale value.
• Resale Updating the flooring in the living room — Replacing the carpet with a more modern and durable flooring option can enhance the overall look and feel of the home.
• Resale Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can make the space more functional and appealing to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets appear to be in good condition, but some may need touch-up paint.	Minor	$500–3,000
Living room carpet · The carpet appears to be in good condition, but some may need cleaning.	Minor	$500–3,000
Bathroom fixtures · The fixtures appear to be in good condition, but some may need cleaning.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Painting the exterior siding — A fresh coat of paint can significantly improve the curb appeal and resale value. ↑
• Resale Updating the flooring in the living room — Replacing the carpet with a more modern and durable flooring option can enhance the overall look and feel of the home. ↑
• Resale Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can make the space more functional and appealing to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Zellwood

• Score: 75/100
• State rank: #248
• US rank: #3918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zellwood, FL
• City population: 2,159
• Population (ZIP): 2,159

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Iranian 5% Lithuanian 5% Romanian 2%
• Foreign-born: 5%
• Languages at home: 89% English-only · Spanish 9% German/W. Germanic 3%

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: ▲ 2.50%
• Current HPI: 254.7681
• Rent YoY: —
• Metro: —
• 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

-6.5% since first listed

2 events — show timeline

• 2026-03-19 Price Changed $107,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-01 Listed $115,000 Stellar MLS as Distributed by MLS Grid