3000 Clarcona Rd #438 · Clarcona, FL 32703

$50,000

1 bd · 1.0 ba · 537 sqft · Manufactured public records · 366 Days on market

Built 1980 2,883 sqft lot $283/mo HOA · 23% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

You Own The Land!!! You can find this 1980, 1 Bedroom 1 Bath Manufactured Home in the Gated Yogi Bear Clarcona Resort Community in Apopka. Surrounded by mature Florida landscape and Oak trees. HOA Fees include the use of the Large Community swimming pool, play ground, putt-putt golf, club house, water and sewer and so much more. Make this your home or use it as a rental property. Call for an appointment today.

Key facts

• 2,883 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Condo land included; Lot is a corner, paved, city limits lot (~0.07 acres)
• HOA & community: Has HOA with monthly fee of $283.30; HOA covers pool, common area taxes, grounds maintenance, management, trash and water; Community amenities: clubhouse, pool, park, playground, basketball court, community mailbox, golf carts allowed, association-owned recreation; Pets allowed with breed restrictions

Exterior

• Parking: Carport (1 space)
• Security: Gated community (association amenity); Community security included in HOA
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Cable available; Phone available; Water and sewer connected
• Home design: Manufactured single-wide home; 1 story (two levels listed); North-facing
• Construction: Metal frame with metal siding; Shingle roof; Crawlspace and slab foundation; Built as a manufactured home
• Exterior features: Sliding doors; Storage; Shed(s)

Interior

• Kitchen: Cooktop; Range hood; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Laminate; Living area and building area reported (public records)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Blinds
• Laundry & utility: Laundry room; Washer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#792 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment 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: Wekiva High (math 17% / reading 37%, grade F, #478 of 667 statewide, top 73%, 2,207 students, 62% FRL).
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-22 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 (-2.8%/yr); 564 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 366 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $50k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.49% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.63%
• DSCR: 2.32
• GRM: 3.3

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: 19.4%
• Equity multiple: 1.75×
• Total profit: $10,465
• Equity at exit: $7,455

10-year hold

• IRR: 24.6%
• Equity multiple: 2.73×
• Total profit: $24,163
• Equity at exit: $4,323

Cash invested: $14,000 (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 32703

• Rents YoY: -2.8%
• Active inventory: 564
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$21
• HOA: −$283
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $346

Break-even live

Break-even rent $808

Max offer price $50,000

Occupancy floor 67%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$950	$1.56	2d	6	0.16mi
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$900	$1.48	8d	6	0.16mi

HOA detail

• Monthly dues: $283 · $3,396/yr
• Likely covers: watersewerpoolsecurity

Listing history 20 events

1. 2026-06-18
   days on market $50,000 Active 366 DOM
2. 2026-06-17
   days on market $50,000 Active 365 DOM
3. 2026-06-16
   days on market $50,000 Active 364 DOM
4. 2026-06-15
   days on market $50,000 Active 363 DOM
5. 2026-06-13
   days on market $50,000 Active 361 DOM
6. 2026-06-13
   days on market $50,000 Active 360 DOM
7. 2026-06-09
   days on market $50,000 Active 357 DOM
8. 2026-06-08
   days on market $50,000 Active 356 DOM
9. 2026-06-07
   days on market $50,000 Active 355 DOM
10. 2026-06-04
    days on market $50,000 Active 352 DOM
11. 2026-06-03
    days on market $50,000 Active 351 DOM
12. 2026-06-02
    days on market $50,000 Active 350 DOM
13. 2026-06-02
    days on market $50,000 Active 349 DOM
14. 2026-05-31
    days on market $50,000 Active 348 DOM
15. 2025-08-15
    status Active
16. 2025-07-24
    status Pending
17. 2025-07-17
    price $50,000
18. 2025-05-27
    listed $60,000 Active
19. 2003-03-21
    soldstatus $22,900
20. 1997-02-20
    soldstatus $19,000

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $871 · $73/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 17 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: $14,952
• − Mortgage interest: −$2,801
• − Property taxes: −$871
• − Insurance: −$250
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − HOA: −$3,396
• − Depreciation: −$1,455
• Taxable income: $3,788
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $3,240/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 — Clarcona

• Score: 61/100
• State rank: #792
• US rank: #18165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarcona, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 59,269
• Household income: $72,880
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2191.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 35% Hispanic / Latino 30% Black 28% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 12% Cuban 3% Dominican 2%
• Common ancestry: Hispanic 4% Romanian 1% Italian 1%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 22% French/Haitian/Cajun 3% Other Indo-European 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: ▼ -206.30%
• Current HPI: 319.2139
• Rent YoY: ▼ -2.75%
• 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

+163.2% since first listed

6 events — show timeline

• 2025-08-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Price Changed $50,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-27 Listed $60,000 Stellar MLS as Distributed by MLS Grid
• 2003-03-21 Sold (Public Records) $22,900 Public Records
• 1997-02-20 Sold (Public Records) $19,000 Public Records