3841 King Sago Ct · Oviedo, FL 32765

$95,000

2 bd · 2.0 ba · 1,680 sqft · Manufactured · 324 Days on market

Built 1991 1,680 sqft lot Est $160k · 40% under ↓ 21% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome Home! This GORGEOUS, home features, Beautiful laminate wood floors, SPACIOUS OPEN FLOOR PLAN, HIGH CEILINGS, ISLAND KITCHEN, STAINLESS STEEL APPLIANCES, WET BAR, INSIDE LAUNDRY, HUGE MASTER BEDROOM & BATH, DOUBLE VANITIES, LOTS of CLOSET STORAGE, 2 SCREENED PORCHES 1 HAS A/C, TONS OF PARKING, PARK BOAT OR RV, & more. .. LOCATED CLOSE TO MAJOR SHOPPING, HOSPITALS, RESTAURANTS, & 434. THIS ACTIVE COMMUNITY FEATURES, 55+, CLUBHOUSE, FITNESS, PICKLE BALL, SWIMMING POOL, WHIRLPOOL SPA, BILLIARDS, BOCCE BALL, SHUFFLEBOARD, MINIATURE GOLF, TENNIS, & DAILY SOCIAL EVENTS, BINGO, DANCING, FARMER'S MARKET, LAWN MAINTENANCE, PRIVATE W

Key facts

• Laminate wood floors
• Open floor plan
• Wet bar

Tags

• LAMINATE WOOD FLOORS
• OPEN FLOOR PLAN
• ISLAND KITCHEN
• STAINLESS STEEL APPLIANCES
• WET BAR
• INSIDE LAUNDRY

Property features AI

Finance

• Other: Living area approx. 1,680 sq ft (owner provided); Building area approx. 1,840 sq ft (owner provided); Lot on paved road
• Financial info: Land lease: $1,063
• HOA & community: Has HOA (contact: Susan Haupt); Senior community; Street lights; Pets allowed; No association fee requirement listed

Exterior

• Parking: Boat parking; Covered parking; Driveway parking; Golf cart parking; Guest parking; Open parking; Oversized parking; RV access/parking; Carport with 2 spaces
• Utilities: Private water; Private sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One level; South-facing
• Construction: Metal siding; Shingle roof; Crawlspace foundation; Built as double wide
• Exterior features: Covered patio/deck areas; Deck; Front porch; Rear porch; Screened porch; Exterior lighting; Shed(s) and storage

Interior

• Kitchen: Built-in oven; Range; Range hood; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Open floor plan; Vaulted ceilings; Walk-in closets; Wet bar; Window treatments; Skylights
• Laundry & utility: Washer included; Laundry inside; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 3.0% in Oviedo — 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 80/100 on livability (#112 in FL, #1,732 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities C-, cost of living D, commute F.
• Seminole (suburban): math 57% / reading 61% proficiency, ranked #13 of 73 in FL (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 446 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,979 units permitted in Seminole County in 2024 (1,191 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Seminole County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.32% ✓
• Cap rate: 19.99%
• Cash-on-cash: 48.92%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $159,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4063 Madre Dr	0.46mi	3/2.0 (+1)	1,456 (-13%)	8mo	$139,000	$95	44

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 · 0.18% rent growth · sell at horizon

5-year hold

• IRR: 43.3%
• Equity multiple: 2.79×
• Total profit: $47,622
• Equity at exit: $14,165

10-year hold

• IRR: 48.0%
• Equity multiple: 5.02×
• Total profit: $106,949
• Equity at exit: $8,214

Cash invested: $26,600 (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 32765

• Home prices YoY: -19.6%
• Rents YoY: 0.2%
• Active inventory: 446
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $1,084

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 46%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3404 Kayla Cir Oviedo, FL	3.0	2.0	1806	$2,495	$1.38	16d	1	0.43mi
3420 Harrow Ln Oviedo, FL	2.0	2.5	1136	$1,995	$1.76	23d	1	0.55mi
3431 Harrow Ln Oviedo, FL	3.0	2.0	1136	$2,145	$1.89	23d	1	0.56mi
3755 Collingwood Ln Oviedo, FL	3.0	2.5	1828	$2,200	$1.20	4d	1	0.67mi
505 Walnut Grove Pl Oviedo, FL	3.0	2.0	1360	$2,150	$1.58	23d	1	0.91mi
3812 Silverbell Loop Oviedo, FL	3.0	2.5	1480	$2,450	$1.66	4d	1	0.92mi
3035 Bluffton Cv Oviedo, FL	3.0	2.0	2094	$3,050	$1.46	2d	1	0.96mi
144 Reserve Cir #100 Oviedo, FL	2.0	2.0	1098	$1,599	$1.46	14d	1	0.98mi
4647 Lacebark Trl Oviedo, FL	3.0	2.5	1480	$950	$0.64	23d	1	0.98mi
3426 Caruso Pl Oviedo, FL	3.0	3.5	1480	$2,200	$1.49	23d	1	1.03mi
4338 Aristocrat Pt Oviedo, FL	3.0	2.5	1480	$2,200	$1.49	4d	1	1.04mi
2980 Grandeville Cir Oviedo, FL	1.0–3.0	1.0–2.0	1365	$2,042	$1.50	2d	31	1.05mi
2590 Greenhill Way Oviedo, FL	1.0–2.0	1.0–2.0	1062	$2,020	$1.90	1d	18	1.15mi
13820 Eagleridge Ct Orlando, FL	3.0	2.0	1248	$2,300	$1.84	21d	1	1.27mi
1029 Beckstrom Dr Oviedo, FL	3.0	2.0	1446	$2,465	$1.70	3d	1	1.32mi
169 Sawyerwood Pl Oviedo, FL	3.0	2.5	2142	$2,700	$1.26	23d	1	1.38mi
2352 Sunny View Dr Oviedo, FL	2.0	1.0	1184	$1,950	$1.65	2d	1	1.41mi
2352 Sunny View Dr Oviedo, FL	2.0	1.0	1184	$2,000	$1.69	3d	1	1.41mi
14540 Lycastle Cir Orlando, FL	3.0	2.0	1264	$2,250	$1.78	4d	1	1.44mi
3548 Stonefield Dr Orlando, FL	3.0	2.0	1264	$2,150	$1.70	2d	1	1.45mi
3548 Stonefield Dr Orlando, FL	3.0	2.0	1264	$2,150	$1.70	23d	1	1.45mi
14509 Lycastle Cir Orlando, FL	3.0	2.0	1265	$2,000	$1.58	21d	1	1.45mi
13743 Riverpath Grove Dr Orlando, FL	3.0	2.0	1860	$2,380	$1.28	21d	1	1.45mi

Listing history 19 events

1. 2026-06-17
   status $95,000 Pending 324 DOM
2. 2026-06-17
   days on market $95,000 Active 324 DOM
3. 2026-06-16
   days on market $95,000 Active 323 DOM
4. 2026-06-15
   days on market $95,000 Active 322 DOM
5. 2026-06-13
   days on market $95,000 Active 320 DOM
6. 2026-06-09
   days on market $95,000 Active 316 DOM
7. 2026-06-08
   days on market $95,000 Active 315 DOM
8. 2026-06-07
   days on market $95,000 Active 314 DOM
9. 2026-06-04
   days on market $95,000 Active 311 DOM
10. 2026-06-03
    days on market $95,000 Active 310 DOM
11. 2026-06-02
    days on market $95,000 Active 309 DOM
12. 2026-06-02
    days on market $95,000 Active 308 DOM
13. 2026-05-31
    days on market $95,000 Active 307 DOM
14. 2026-05-02
    price $95,000
15. 2026-03-12
    price $98,000
16. 2025-10-27
    price $99,900
17. 2025-10-20
    price $109,900
18. 2025-09-13
    price $114,900
19. 2025-07-28
    listed $120,000 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,444
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$2,764
• Taxable income: $12,228
• Est. tax owed @ 24.0%: −$2,935
• After-tax cash flow: $10,078/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: Seminole
• NCES district ID: 1201710
• Math proficiency: 57% ▼ -7.00%
• Reading proficiency: 61% ▼ -1.00%
• Median HH income: $58,478
• Composite: 51.05/100
• National rank: #1769
• State rank: #13 of 73 in FL

Livability — Oviedo

• Score: 80/100
• State rank: #112
• US rank: #1732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Seminole County · 436,154 people
• City population: 80,698
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 64,477
• Household income: $102,167
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 2059.0

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 515,494 people
• By 2030: 545,713 · +5.9%
• By 2040: 598,068 · +16.0%
• By 2050: 640,663 · +24.3%
• By 2075: 724,461 · +40.5%
• By 2100: 755,530 · +46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 23% Two or more races 15% Black 8% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 3% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Seminole

• 2024 margin: Toss-up / Even · D 47.6% · R 51.1% · Other 1.3%
• 2008→2024 swing: -0.8pp no change · 2008: -2.8pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.8 2016: R+1.6 2012: R+6.5 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.94%
• Current HPI: 315.5484
• Rent YoY: ▲ 0.18%
• 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

-20.8% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $98,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-13 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Listed $120,000 Stellar MLS as Distributed by MLS Grid