1412 Oak Pl Unit B · Apopka, FL 32712

$150,000

3 bd · 3.0 ba · 1,231 sqft · Condo public records · 39 Days on market

Built 1975 $602/mo HOA · 29% of rent

---

Why this score? — see what drove the C- 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 +18.3/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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 the highly desirable Errol Oaks community in Apopka, where comfort, convenience, and potential come together in this charming two-story concrete block condo. Offering 3 bedrooms, 2.5 bathrooms, and over 1,200 square feet of living space, this home delivers a functional layout with room to make it your own. The first level features a spacious living area with a dedicated dining space and a galley kitchen complete with ample cabinet storage and appliances, perfect for everyday living and entertaining. A bonus enclosed sunroom extends your living space and leads to a privately fenced courtyard, creating an ideal setting for relaxing evenings o

Key facts

• $602 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Homestead exempt; Zoning: R-3; Directions: From 429 head East on 441, Left on Errol Parkway, Left on Pine Cove, Right on Oak Pl., second building on left
• Financial info: Total annual fees: $7,224; No lease restrictions indicated
• HOA & community: HOA managed by Sentry Management; Monthly condo/association fee: $602; Association fees include structure and grounds maintenance and pool access; Pets allowed: cats and dogs; Association fee due monthly

Exterior

• Parking: Covered and open parking; 1-car carport
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Underground utilities; Water connected
• Home design: Residential condominium; Two-story building; Faces northwest; Unit on floor 1
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building/Unit number 1412; Built as part of a multi-unit condominium
• Exterior features: Gunite in-ground pool; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (located on first floor)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room/dining room combo; 10 total rooms
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 $4k 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 39 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $150k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.38% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 6.0

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-21,292
• Equity at exit: $22,365

10-year hold

• IRR: -15.3%
• Equity multiple: 0.30×
• Total profit: $-29,406
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$787
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$62
• HOA: −$602
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $138

Break-even live

Break-even rent $1,894

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $222	-5% $180	+0% $138	+5% $95	+10% $53
Rent	-10% $-26	-5% $56	+0% $138	+5% $219	+10% $301
Rate	-1.0pp $213	-0.5pp $176	base $138	+0.5pp $99	+1.0pp $59

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1428 Oak Pl Unit C Apopka, FL	3.0	2.5	1231	$1,770	$1.44	26d	1	0.04mi
1427 Oak Pl Apopka, FL	2.0	2.0	1152	$1,798	$1.56	9d	1	0.10mi
1355 Villa Ln Apopka, FL	2.0	2.5	1073	$1,695	$1.58	22d	1	0.34mi
1236 N Fairway Dr Apopka, FL	3.0	2.5	1450	$2,600	$1.79	16d	1	0.42mi
1106 Villa Ln #81 Apopka, FL	2.0	2.0	980	$1,600	$1.63	9d	1	0.43mi
1118 Villa Ln #87 Apopka, FL	2.0	2.0	980	$1,890	$1.93	26d	1	0.43mi
1206 N Fairway Dr #1206 Apopka, FL	3.0	2.5	1470	$1,900	$1.29	16d	1	0.47mi
1178 N Fairway Dr #1178 Apopka, FL	2.0	2.5	1184	$1,800	$1.52	6d	1	0.49mi
930 Loch Carron #1225 Apopka, FL	3.0	2.0	1457	$2,300	$1.58	0d	1	0.79mi
930 Loch Carron #1212 Apopka, FL	3.0	2.0	1457	$2,100	$1.44	6d	1	0.79mi
831 School St Apopka, FL	2.0	1.0	831	$1,550	$1.87	6d	1	1.17mi
818 Hilly Bend Dr Apopka, FL	3.0	2.0	1332	$1,895	$1.42	9d	1	1.18mi
1103 Errol Place Cir Apopka, FL	3.0	2.0	852	$2,099	$2.46	20d	1	1.43mi

HOA detail condo

• Monthly dues: $602 · $7,224/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-07
   statusdays on market $150,000 Pending 39 DOM
2. 2026-06-04
   days on market $150,000 Active 37 DOM
3. 2026-06-03
   days on market $150,000 Active 36 DOM
4. 2026-06-02
   days on market $150,000 Active 35 DOM
5. 2026-06-02
   days on market $150,000 Active 34 DOM
6. 2026-05-31
   days on market $150,000 Active 33 DOM
7. 2026-05-12
   price $150,000
8. 2026-04-28
   listed $165,000 Active
9. 2004-09-01
   soldstatus $95,000
10. 1975-06-01
    soldstatus $22,500

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$704/yr (+$59/mo · 130.3%)

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

Taxation est. · year 1

• Rental income: $24,816
• − Mortgage interest: −$8,402
• − Property taxes: −$541
• − Insurance: −$750
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − HOA: −$7,224
• − Depreciation: −$4,364
• Taxable loss: −$435
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $1,755/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

+566.7% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2004-09-01 Sold (Public Records) $95,000 Public Records
• 1975-06-01 Sold (Public Records) $22,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $541 · +3.0% YoY. Source: county tax records.