3632 Rachel St · Paradise Heights, FL 32703

$200,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 42 Days on market

Built 1977 0.25 ac lot Est $179k · 12% over

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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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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Key facts

• Close to dining
• No hoa
• Close to shopping

Tags

• NO HOA
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREAS
• CONVENIENT APOPKA LOCATION
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#630 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: Rents soft (-2.8%/yr); 564 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 36% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 42 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 16y ago; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; list at $200k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.09% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $178,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3520 Summer Haven Ln	0.14mi	3/2.0	1,308 (+14%)	17mo	$203,000	$155	57

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-13,293
• Equity at exit: $29,821

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-3,464
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$126 /mo · $1,517/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $401

Break-even live

Break-even rent $1,677

Max offer price $200,000

Occupancy floor 77%

Sensitivity live

Price	-10% $514	-5% $457	+0% $401	+5% $344	+10% $287
Rent	-10% $228	-5% $314	+0% $401	+5% $487	+10% $573
Rate	-1.0pp $501	-0.5pp $452	base $401	+0.5pp $349	+1.0pp $296

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3476 Major Oak Blvd Apopka, FL	3.0	2.5	1498	$2,490	$1.66	24d	1	0.41mi
3510 Walker Rd Unit 9 Apopka, FL	2.0	1.0	850	$1,300	$1.53	24d	1	0.47mi
3030 Ascend Oak St Apopka, FL	1.0–3.0	1.0–2.0	1172	$2,375	$2.03	3d	28	0.62mi
1236 Arbour Point Way Ocoee, FL	1.0–3.0	1.0–2.0	1233	$2,000	$1.62	24d	10	1.28mi

Listing history 41 events

1. 2026-04-16
   status Pending
2. 2026-04-01
   price $200,000
3. 2026-03-26
   price $225,000
4. 2026-03-19
   price $235,000
5. 2026-03-13
   price $250,000
6. 2026-03-05
   price $259,900
7. 2026-03-05
   listed $250,000 Active
8. 2016-05-09
   soldstatus $132,000
9. 2016-05-06
   soldstatus $132,000 Sold 36-char remark

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10. 2016-04-24
    status Pending 36-char remark

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11. 2016-04-19
    historical 36-char remark

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12. 2016-03-25
    status Pending 36-char remark

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13. 2016-03-18
    status Active 36-char remark

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14. 2016-03-14
    status Pending 36-char remark

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15. 2016-03-07
    price $135,000 36-char remark

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16. 2016-03-06
    price $138,800 36-char remark

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17. 2016-02-05
    status Active 36-char remark

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18. 2016-02-03
    historical 36-char remark

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19. 2016-02-02
    listed $145,000 Active 36-char remark

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20. 2015-10-24
    status Pending
21. 2015-10-24
    historical
22. 2015-10-16
    listed $135,000 Active
23. 2015-08-06
    status Pending
24. 2015-08-01
    historical
25. 2015-08-01
    historical
26. 2015-07-23
    price $109,000
27. 2015-07-16
    listed $139,000 Active
28. 2013-03-12
    soldstatus $45,000
29. 2013-02-28
    soldstatus $45,000
30. 2012-06-14
    historical
31. 2012-06-14
    listed $59,900
32. 2012-05-21
    listed $69,900
33. 2011-02-09
    listed $59,900
34. 2011-01-12
    listed $29,000
35. 2011-01-05
    soldstatus $25,000
36. 2010-11-16
    listed $32,500
37. 2006-09-07
    soldstatus $160,000
38. 2003-08-04
    soldstatus $85,000
39. 2003-02-06
    soldstatus $24,942
40. 1996-06-12
    soldstatus $7,000
41. 1996-06-11
    soldstatus $51,400

ⓘ 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: $1,517 · $126/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$143/yr (+$12/mo · 9.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $26,213
• − Mortgage interest: −$11,203
• − Property taxes: −$1,517
• − Insurance: −$1,798
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − Depreciation: −$5,818
• Taxable income: $1,683
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $4,404/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 — Paradise Heights

• Score: 66/100
• State rank: #630
• US rank: #12335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paradise Heights, 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

+289.1% since first listed

41 events — show timeline

• 2026-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-09 Sold (Public Records) $132,000 Public Records
• 2016-05-06 Sold (MLS) $132,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-03-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-03-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-03-07 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-06 Price Changed $138,800 Stellar MLS as Distributed by MLS Grid
• 2016-02-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-02-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-02-02 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2015-10-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-10-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-10-16 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-08-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-08-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-07-23 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2015-07-16 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-12 Sold (Public Records) $45,000 Public Records
• 2013-02-28 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2012-06-14 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2012-06-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-05-21 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2011-02-09 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2011-01-12 Listed $29,000 Stellar MLS as Distributed by MLS Grid
• 2011-01-05 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2010-11-16 Listed $32,500 Stellar MLS as Distributed by MLS Grid
• 2006-09-07 Sold (Public Records) $160,000 Public Records
• 2003-08-04 Sold (Public Records) $85,000 Public Records
• 2003-02-06 Sold (Public Records) $24,942 Public Records
• 1996-06-12 Sold (Public Records) $7,000 Public Records
• 1996-06-11 Sold (Public Records) $51,400 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,517 · +10.3% YoY. Source: county tax records.