3006 Horse Shoe Ct · Orlando, FL 32822

$85,000

2 bd · 2.0 ba · 1,350 sqft · Manufactured · 149 Days on market

Manufactured home 55+ age-restricted Built 1979 Good condition 4,356 sqft lot $63/sqft · 55% below area $900/mo HOA · 64% of rent ↓ 32% since listing

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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 +7.6/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• DSCR +2.5/10.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Manufactured-home adj. -3.3

Listing remarks

Located in the desirable Starlight Ranch 55+ community, this well-maintained 2 bedroom, 2 bath home offers comfortable, low-maintenance living in Orlando, FL. Situated on a quiet cul-de-sac, the home provides added privacy and reduced traffic. The home is move in ready with a bright, open layout suited for daily living and entertaining. Recent updates include a newer roof, updated windows, fresh interior and exterior paint, and new decks. A large patio offers space for outdoor seating, relaxing, or hosting guests. The kitchen includes all appliances and ample cabinet space. An open dining area connects to a spacious front living room. A long driveway provides generous parking.

Key facts

• Quiet cul-de-sac
• Newer roof
• Updated windows

Tags

• QUIET CUL-DE-SAC
• NEWER ROOF
• UPDATED WINDOWS
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW DECKS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-380 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $30k (64.7% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $30k (64.7% below list) — sets the bar for cash-flow.
• Cap rate 0.9% vs local median 3.1% in Orlando — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 86/100 on livability (#12 in FL, #360 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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: Ventura Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 596 students, 66% FRL); Liberty Middle (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 915 students, 66% FRL); Colonial High (math 16% / reading 33%, grade F, #505 of 667 statewide, top 79%, 3,442 students, 62% FRL).
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 576 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 of loan paydown is wiped out by about $3k 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 149 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 64% of rent.

Recommended offer $29,993 (64.7% 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 149 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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. 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 B-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?
8. 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?
9. 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.
10. 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.
11. 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: 1.65% ✓
• Cap rate: 0.93%
• Cash-on-cash: -19.17%
• DSCR: 0.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $190,000
• List price: $85,000
• Delta: -55.26%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7536 Charlin Pkwy	0.48mi	3/2.0 (+1)	1,344 (-0%)	15mo	$260,000	$193	59
6931 Pompeii Rd	0.33mi	3/2.0 (+1)	1,152 (-15%)	0mo	$190,000	$165	55
4321 Spartan Dr	1.00mi	3/2.0 (+1)	1,296 (-4%)	0mo	$277,000	$214	53
6971 Pompeii Rd	0.39mi	3/2.0 (+1)	1,232 (-9%)	15mo	$160,000	$130	50
4425 Mobilaire Dr	1.05mi	3/2.0 (+1)	1,400 (+4%)	15mo	$290,000	$207	41
4500 Spartan Dr	0.97mi	3/2.0 (+1)	1,280 (-5%)	17mo	$294,900	$230	37
4315 Spartan Dr	0.98mi	3/2.0 (+1)	1,620 (+20%)	6mo	$270,019	$167	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -69.3%
• Equity multiple: -0.74×
• Total profit: $-41,519
• Equity at exit: $12,674

10-year hold

• IRR: —
• Equity multiple: -2.40×
• Total profit: $-80,871
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 4 under contract
• Months of supply: 40.0 mo (2%/mo absorbed)
• Median asking: $172,400 ($120/sqft)
• Median days on market: 165 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +17.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32822

• Home prices YoY: -21.1%
• Rents YoY: -0.7%
• Active inventory: 576
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$900
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-380

Break-even live

Break-even rent $1,883

Max offer price $29,993

Occupancy floor —

Sensitivity live

Price	-10% $-321	-5% $-351	+0% $-380	+5% $-410	+10% $-439
Rent	-10% $-491	-5% $-436	+0% $-380	+5% $-325	+10% $-269
Rate	-1.0pp $-337	-0.5pp $-359	base $-380	+0.5pp $-402	+1.0pp $-425

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3007 Horse Shoe Ct Orlando, FL	2.0	2.0	1021	$1,499	$1.47	109d	1	0.03mi
6960 Gibraltar Rd Orlando, FL	3.0	2.0	1383	$1,500	$1.08	119d	1	0.21mi
2879 Canyon Dr Orlando, FL	2.0	2.0	1460	$1,999	$1.37	64d	1	0.30mi
2862 Stallion Dr Orlando, FL	3.0	2.0	1198	$1,749	$1.46	83d	1	0.42mi
7436 Duval Ave Orlando, FL	3.0	2.0	1075	$2,036	$1.89	10d	1	0.45mi
2914 Stallion Ct Orlando, FL	3.0	2.0	1356	$1,799	$1.33	88d	1	0.47mi
2873 Wild Horse Rd Orlando, FL	2.0	2.0	1564	$1,699	$1.09	0d	1	0.49mi
6791 Tussilago Way Orlando, FL	3.0	2.5	1648	$2,295	$1.39	93d	1	0.50mi
6791 Tussilago Way Orlando, FL	3.0	2.5	1648	$2,295	$1.39	119d	1	0.50mi
6898 Tussilago Way Orlando, FL	3.0	2.5	1648	$2,250	$1.37	119d	1	0.59mi
4117 Berkshire Bay Ct Orlando, FL	3.0	2.0	1075	$1,951	$1.81	59d	1	0.59mi
5409 Serene Ln Orlando, FL	2.0	2.0	968	$2,200	$2.27	27d	1	0.60mi
5409 Serene Ln Orlando, FL	3.0	2.0	968	$2,450	$2.53	85d	1	0.60mi
5907 Turnbull Dr Orlando, FL	3.0	1.0	1114	$1,800	$1.62	85d	1	0.62mi
6958 Tussilago Way Orlando, FL	3.0	2.5	1522	$2,200	$1.45	29d	1	0.63mi
6958 Tussilago Way Orlando, FL	3.0	2.5	1540	$2,200	$1.43	43d	1	0.63mi
6983 Tussilago Way Orlando, FL	3.0	2.5	1627	$2,400	$1.48	10d	1	0.63mi
5119 Jalisco Ln Orlando, FL	3.0	2.0	1504	$2,300	$1.53	78d	1	0.65mi
5424 Serene Ln Orlando, FL	2.0	2.0	1079	$1,800	$1.67	10d	1	0.65mi
4244 Ranch House Rd Orlando, FL	3.0	2.0	1566	$2,400	$1.53	10d	1	0.65mi
2760 Ranch House Rd Orlando, FL	2.0	2.5	1356	$1,899	$1.40	110d	1	0.72mi
5927 Lake Pointe Village Cir Orlando, FL	3.0	2.0	1307	$2,095	$1.60	40d	1	0.76mi
5927 Lake Pointe Village Cir Orlando, FL	3.0	2.0	1307	$1,980	$1.51	117d	1	0.76mi
5126 Saint Charles Ln Orlando, FL	2.0	3.0	1030	$1,850	$1.80	43d	1	0.79mi
5975 Lake Pointe Village Cir Orlando, FL	2.0–3.0	2.0–2.5	1274	$1,695	$1.33	0d	12	0.80mi
4658 Commander Dr Orlando, FL	2.0	1.0	934	$1,625	$1.74	27d	2	0.81mi
4658 Commander Dr Orlando, FL	2.0	1.0	934	$1,525	$1.63	2d	3	0.81mi
4658 Commander Dr #833 Orlando, FL	2.0	1.0	934	$1,450	$1.55	119d	1	0.81mi
7706 Sun Vista Way Orlando, FL	3.0	2.0	1480	$1,550	$1.05	43d	1	0.82mi
5974 Lake Pointe Village Cir Orlando, FL	2.0	2.0	1058	$1,695	$1.60	59d	1	0.83mi
5974 Lake Pointe Village Cir Orlando, FL	2.0	2.0	1058	$1,735	$1.64	117d	1	0.83mi
4630 Commander Dr #1021 Orlando, FL	2.0	2.0	1054	$1,450	$1.38	6d	1	0.84mi
4630 Commander Dr Orlando, FL	1.0–2.0	1.0–2.0	894	$1,550	$1.73	29d	2	0.84mi
4630 Commander Dr Orlando, FL	1.0–2.0	1.0–2.0	894	$1,450	$1.62	0d	2	0.84mi
5848 Lake Pointe Village Cir Orlando, FL	3.0	2.0	1307	$1,895	$1.45	59d	1	0.84mi
5848 Lake Pointe Village Cir Orlando, FL	2.0	2.5	1415	$1,995	$1.41	119d	1	0.84mi
4642 Commander Dr #938 Orlando, FL	2.0	2.0	1054	$1,600	$1.52	30d	1	0.84mi
5800 Lake Pointe Village Cir Orlando, FL	2.0	2.5	1415	$1,995	$1.41	59d	1	0.85mi
5737 Gatlin Ave #428 Orlando, FL	2.0	2.0	1054	$1,500	$1.42	30d	1	0.87mi
5824 Lake Pointe Village Cir #504 Orlando, FL	3.0	2.0	1231	$1,900	$1.54	23d	1	0.87mi

Property features AI

Finance

• Other: Property type: Residential (Manufactured Home)Zoning: R-T MOBILE
• Financial info: Land lease amount $900Total monthly fees $900Total annual fees $10,800
• HOA & community: Part of Starlight RanchMonthly association fee of $900Senior communityPets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public waterOther sewerOther utilities
• Home design: Residential manufactured homeDouble wideOne storyNortheast facing
• Construction: Metal roofOther construction materialsOther foundation detailsBuilt on a lot of about 0.1 acre
• Exterior features: Other exterior featuresLocated at the end of a cul-de-sac

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Other interior features
• Laundry & utility: Other laundry features

Listing history 27 events

1. 2026-06-30
   days on market $85,000 Active 149 DOM
2. 2026-06-29
   days on market $85,000 Active 148 DOM
3. 2026-06-28
   days on market $85,000 Active 147 DOM
4. 2026-06-27
   days on market $85,000 Active 146 DOM
5. 2026-06-24
   pricedays on market $85,000 Active 143 DOM
6. 2026-06-22
   days on market $88,500 Active 141 DOM
7. 2026-06-21
   days on market $88,500 Active 140 DOM
8. 2026-06-18
   days on market $88,500 Active 137 DOM
9. 2026-06-17
   days on market $88,500 Active 136 DOM
10. 2026-06-16
    days on market $88,500 Active 135 DOM
11. 2026-06-15
    days on market $88,500 Active 134 DOM
12. 2026-06-13
    days on market $88,500 Active 132 DOM
13. 2026-06-13
    days on market $88,500 Active 131 DOM
14. 2026-06-09
    days on market $88,500 Active 128 DOM
15. 2026-06-08
    days on market $88,500 Active 127 DOM
16. 2026-06-07
    days on market $88,500 Active 126 DOM
17. 2026-06-04
    days on market $88,500 Active 123 DOM
18. 2026-06-03
    days on market $88,500 Active 122 DOM
19. 2026-06-02
    days on market $88,500 Active 121 DOM
20. 2026-06-02
    days on market $88,500 Active 120 DOM
21. 2026-05-31
    days on market $88,500 Active 119 DOM
22. 2026-05-06
    price $88,500
23. 2026-03-30
    price $89,000
24. 2026-03-12
    price $99,000
25. 2026-03-03
    price $99,900
26. 2026-02-17
    price $119,900
27. 2026-02-01
    listed $129,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,819
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − HOA: −$10,800
• − Depreciation: −$2,473
• Taxable loss: −$5,606
• Est. tax savings @ 24.0%: +$1,345
• After-tax cash flow: $-3,216/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $6,750–$20,250 screening

This well-maintained 2-bedroom, 2-bath home in the Starlight Ranch 55+ community is move-in ready with recent updates and a bright, open layout.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in high-traffic areas — Improves aesthetics and durability ↑
• Both New kitchen appliances — Enhances functionality and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Ventura Elementary F FL #1,882/2,144 Nat'l #26,438/41,679 Middle Liberty Middle F FL #399/571 Nat'l #6,830/14,009 High Colonial High F FL #505/667 Nat'l #12,478/17,239

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

A Composite livability gradescore 86/100

Livability — Orlando

• Score: 86/100
• State rank: #12
• US rank: #360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,618,226 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 67,081
• Household income: $56,540
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 23% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 36% White 17% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 5% Dominican 5%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 36% English-only · Spanish 60% French/Haitian/Cajun 1% Arabic 1%

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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: ▼ -95.17%
• Current HPI: 355.5775
• Rent YoY: ▼ -0.68%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Property type: Residential (Manufactured Home)Zoning: R-T MOBILE
• Financial info: Land lease amount $900Total monthly fees $900Total annual fees $10,800
• HOA & community: Part of Starlight RanchMonthly association fee of $900Senior communityPets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public waterOther sewerOther utilities
• Home design: Residential manufactured homeDouble wideOne storyNortheast facing
• Construction: Metal roofOther construction materialsOther foundation detailsBuilt on a lot of about 0.1 acre
• Exterior features: Other exterior featuresLocated at the end of a cul-de-sac

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Other interior features
• Laundry & utility: Other laundry features

Price history

-31.9% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $88,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-01 Listed $129,900 Stellar MLS as Distributed by MLS Grid