4114 Myrtle Oak Ct #852 · Zellwood, FL 32798

$266,500

3 bd · 2.0 ba · 1,997 sqft · Manufactured public records · 72 Days on market

Built 1992 7,897 sqft lot Est $242k · 10% over $415/mo HOA · 16% 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 +8.3/30.0
• Appreciation +6.3/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Premier Active 55+ Resident Owned Gated Golf Community Affordable Resort Style Living at its best on over 800 acres of rolling hills, lakes and golfing on our fun and challenging 72 Par golf course. Beautifully maintained home with vaulted ceilings, double pane windows 3 factory built bedrooms, Family Room, Formal Living Room, Formal Dining Room, Huge eat in kitchen with pantry/closet, oak cabinet doors, island cooktop and built in oven. Custom made stained glass French doors lead to the screened porch has new screening and vinyl windows with view of golf course. Master bedroom has huge walk in closet with twin mirrored doors and master bath has double sinks, garden tub and separate shower. Lots of storage in this beautiful home. Two car carport with freshly painted driveway and extra large storage shed with washer/dryer and loft for storage.

Key facts

• Granite coffee bar
• Granite island
• Florida room

Tags

• UNOBSTRUCTED VIEWS
• MASSIVE KITCHEN
• GRANITE ISLAND
• GRANITE COFFEE BAR
• UPGRADED BLACK APPLIANCES
• FLORIDA ROOM

Property features AI

Finance

• Other: Senior community; Buyer approval required for community; Pets: cats and dogs allowed; Lease restrictions apply
• Financial info: Association fee required monthly ($415)
• HOA & community: Has HOA (monthly fee $415); Association approval required; Association amenities: clubhouse, fitness center, gated access, pool, spa/hot tub, tennis courts, pickleball and shuffleboard courts, golf course access, trails, recreational facilities, storage, community management, community trash, cable and internet, common area maintenance, private road maintenance, escrow reserves fund, vehicle restrictions, fence restrictions, optional additional fees

Exterior

• Parking: Carport (2 spaces)
• Security: Gated community; 24-hour guard included in HOA
• Utilities: Public sewer; Water availability/connection (see remarks); Electricity available and connected; Cable available; Fiber optics available; BB/HS internet available; Underground utilities
• Home design: Manufactured home (Palm Harbor double wide); One level; Northwest facing; Completed condition; Pillar/post/pier foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Enclosed patio/porch (Florida room); Awnings; French doors; Storage shed; Tennis court(s) on property; Mature landscaping; Paved lot; Private maintained road

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceiling; Ceiling fans; Open floorplan with living/dining combo; Eat-in kitchen; Solid surface and stone counters; Thermostat; Walk-in closets; Window treatments (blinds, drapes)
• Laundry & utility: Laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $266k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (4.3% below list).
• Recommended offer: $231k (13.2% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k 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 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $112k; list at $266k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $231,367 (13.2% 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 72 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 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: 0.96% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $241,637
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2057 Live Oak Ln #3	0.71mi	2/2.0 (-1)	1,956 (-2%)	13mo	$75,000	$38	48
3955 Cohen Dr #737	0.59mi	2/2.0 (-1)	1,771 (-11%)	4mo	$215,000	$121	45

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: 2.4%
• Equity multiple: 1.13×
• Total profit: $9,985
• Equity at exit: $112,438

10-year hold

• IRR: 6.2%
• Equity multiple: 1.89×
• Total profit: $66,479
• Equity at exit: $167,738

Cash invested: $74,620 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,549 medium
• Mortgage (P&I): −$1,398
• Tax est. 1.5%: −$333 /mo · $3,998/yr
• Insurance: −$111
• HOA: −$415
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-243

Break-even live

Break-even rent $2,857

Max offer price $231,367

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-151	+0% $-243	+5% $-335	+10% $-427
Rent	-10% $-444	-5% $-343	+0% $-243	+5% $-142	+10% $-41
Rate	-1.0pp $-109	-0.5pp $-175	base $-243	+0.5pp $-312	+1.0pp $-382

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: $66,625
• Closing costs: $7,995
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3875 Denali Dr Apopka, FL	3.0	2.5	1734	$2,450	$1.41	23d	1	1.13mi
3941 Cuyahoga Valley Ct Apopka, FL	3.0	2.5	2138	$2,650	$1.24	23d	1	1.18mi
3979 Capital Reef Way Apopka, FL	3.0	2.5	2128	$2,545	$1.20	16d	1	1.23mi

HOA detail

• Monthly dues: $415 · $4,980/yr
• Likely covers: security

Listing history 18 events

1. 2026-06-21
   days on market $266,500 Active 72 DOM
2. 2026-06-18
   days on market $266,500 Active 69 DOM
3. 2026-06-17
   days on market $266,500 Active 68 DOM
4. 2026-06-16
   days on market $266,500 Active 67 DOM
5. 2026-06-15
   days on market $266,500 Active 66 DOM
6. 2026-06-13
   days on market $266,500 Active 64 DOM
7. 2026-06-13
   days on market $266,500 Active 63 DOM
8. 2026-06-09
   days on market $266,500 Active 60 DOM
9. 2026-06-08
   days on market $266,500 Active 59 DOM
10. 2026-06-07
    days on market $266,500 Active 58 DOM
11. 2026-06-04
    days on market $266,500 Active 55 DOM
12. 2026-06-03
    days on market $266,500 Active 54 DOM
13. 2026-06-02
    status $266,500 Active 53 DOM
14. 2026-04-07
    listed $266,500 Active
15. 2017-07-26
    soldstatus $112,000 Sold 855-char remark

    Show marketing remark (855 chars)

    Premier Active 55+ Resident Owned Gated Golf Community Affordable Resort Style Living at its best on over 800 acres of rolling hills, lakes and golfing on our fun and challenging 72 Par golf course. Beautifully maintained home with vaulted ceilings, double pane windows 3 factory built bedrooms, Family Room, Formal Living Room, Formal Dining Room, Huge eat in kitchen with pantry/closet, oak cabinet doors, island cooktop and built in oven. Custom made stained glass French doors lead to the screened porch has new screening and vinyl windows with view of golf course. Master bedroom has huge walk in closet with twin mirrored doors and master bath has double sinks, garden tub and separate shower. Lots of storage in this beautiful home. Two car carport with freshly painted driveway and extra large storage shed with washer/dryer and loft for storage.

16. 2017-06-12
    status Pending 855-char remark

    Show marketing remark (855 chars)

    Premier Active 55+ Resident Owned Gated Golf Community Affordable Resort Style Living at its best on over 800 acres of rolling hills, lakes and golfing on our fun and challenging 72 Par golf course. Beautifully maintained home with vaulted ceilings, double pane windows 3 factory built bedrooms, Family Room, Formal Living Room, Formal Dining Room, Huge eat in kitchen with pantry/closet, oak cabinet doors, island cooktop and built in oven. Custom made stained glass French doors lead to the screened porch has new screening and vinyl windows with view of golf course. Master bedroom has huge walk in closet with twin mirrored doors and master bath has double sinks, garden tub and separate shower. Lots of storage in this beautiful home. Two car carport with freshly painted driveway and extra large storage shed with washer/dryer and loft for storage.

17. 2017-05-18
    listed $124,900 Active 855-char remark

    Show marketing remark (855 chars)

    Premier Active 55+ Resident Owned Gated Golf Community Affordable Resort Style Living at its best on over 800 acres of rolling hills, lakes and golfing on our fun and challenging 72 Par golf course. Beautifully maintained home with vaulted ceilings, double pane windows 3 factory built bedrooms, Family Room, Formal Living Room, Formal Dining Room, Huge eat in kitchen with pantry/closet, oak cabinet doors, island cooktop and built in oven. Custom made stained glass French doors lead to the screened porch has new screening and vinyl windows with view of golf course. Master bedroom has huge walk in closet with twin mirrored doors and master bath has double sinks, garden tub and separate shower. Lots of storage in this beautiful home. Two car carport with freshly painted driveway and extra large storage shed with washer/dryer and loft for storage.

18. 1993-11-05
    soldstatus $20,800

ⓘ 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 · 22 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: $30,591
• − Mortgage interest: −$14,928
• − Property taxes: −$3,998
• − Insurance: −$1,332
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − HOA: −$4,980
• − Depreciation: −$7,753
• Taxable loss: −$7,294
• Est. tax savings @ 24.0%: +$1,751
• After-tax cash flow: $-1,163/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 — 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

+1181.2% since first listed

5 events — show timeline

• 2026-04-07 Listed $266,500 Stellar MLS as Distributed by MLS Grid
• 2017-07-26 Sold (MLS) $112,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-05-18 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 1993-11-05 Sold (Public Records) $20,800 Public Records

Property tax history

-3.0%/yr

Latest (2025): $289 · +4.3% YoY. Source: county tax records.