9467 Lake Lotta Cir · Ocoee, FL 34734

$267,000

2 bd · 2.0 ba · 1,072 sqft · Townhouse public records · 124 Days on market

Built 1985 4,896 sqft lot Est $249k · 7% over $60/mo HOA · 3% 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 +9.7/30.0
• Appreciation +5.8/10.0
• ARV discount +4.2/15.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

Price Adjustment just made!! One story Townhouse for Sale 2 bedrooms and 2 bathrooms end-unit in Citrus Oaks! This community offers a recreational building and pool that overlooks Lake Lotta. Tile flooring throughout the main living areas with carpet in the bedrooms. Ceiling fans in bedrooms. Great sunlight into the bedrooms and dining area. Roof was replaced in 2018, Windows replaced in 2010, Septic drain field replaced in 2014. Hight ceilings. Walk out to a screened in back porch perfect for relaxing, with laundry room. Private rear driveway with two parking spaces. HOA ONLY $60 MONTHLY and LAWN SERVICE INCLUDED! Conveniently located to all shopping, dining (Winter Garden - Orlando) and

Key facts

• Clubhouse
• Tennis court
• Community pool

Tags

• SCREENED IN BACK PORCH
• PRIVATE REAR DRIVEWAY
• COMMUNITY POOL
• CLUBHOUSE
• TENNIS COURT
• BASKETBALL COURT

Property features AI

Finance

• Other: Homestead exemption indicated; No CDD
• HOA & community: Has HOA (Lisa Andrews); Monthly HOA approximately $60 ($180 quarterly); Association fee includes grounds maintenance; Community amenities: clubhouse, pool, tennis courts; Pets allowed

Exterior

• Parking: Open parking
• Utilities: Electricity connected; Public water; Water connected; Septic tank
• Home design: Residential townhouse; Attached property; One story; Faces south; Completed condition
• Construction: Block, brick and stucco construction; Shingle roof; Slab foundation; Built with public records living area of 1,072 (1,130 building area)
• Exterior features: Tennis court(s); Clubhouse; Pool

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; High ceilings; Blinds
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $267k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (28.5% below list).
• Recommended offer: $191k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.6% in Ocoee — 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 66/100 on livability (#602 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: amenities F, commute F, health & safety 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: Westbrooke Elementary (math 70% / reading 67%, grade B+, #409 of 2,144 statewide, top 20%, 533 students, 45% FRL); Gotha Middle (math 48% / reading 52%, grade C, #254 of 571 statewide, top 45%, 1,052 students, 42% FRL); Olympia High (math 24% / reading 52%, grade F, #328 of 667 statewide, top 50%, 2,969 students, 47% FRL).
• Market conditions: 29 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 $6k of equity ($2k loan paydown + $4k appreciation (1.6% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $267k implies a 242% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,808 (28.5% 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 124 days. Have you received any prior offers? Is the seller open to a 29% 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. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $248,704
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9407 Lake Lotta Cir	0.08mi	2/2.0	1,072 (0%)	5mo	$279,900	$261	92
9439 Lake Lotta Cir	0.03mi	2/2.0	1,072 (0%)	21mo	$220,000	$205	81
1975 Erving Cir #109	0.44mi	2/2.0	1,100 (+3%)	21mo	$254,900	$232	57
1985 Erving Cir #106	0.47mi	2/2.0	1,031 (-4%)	22mo	$209,000	$203	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,136
• Equity at exit: $100,121

10-year hold

• IRR: 4.9%
• Equity multiple: 1.64×
• Total profit: $47,932
• Equity at exit: $140,290

Cash invested: $74,760 (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 34734

• Home prices YoY: 0.6%
• Active inventory: 29
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$1,400
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$111
• HOA: −$60
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-176

Break-even live

Break-even rent $2,131

Max offer price $235,880

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-101	+0% $-176	+5% $-252	+10% $-327
Rent	-10% $-327	-5% $-252	+0% $-176	+5% $-101	+10% $-25
Rate	-1.0pp $-42	-0.5pp $-108	base $-176	+0.5pp $-245	+1.0pp $-316

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9426 Lake Lotta Cir Gotha, FL	2.0	2.5	1112	$1,975	$1.78	20d	1	0.10mi
9304 Daney St Gotha, FL	3.0	2.0	1147	$2,025	$1.77	6d	1	0.25mi
1024 Vizcaya Lake Rd Ocoee, FL	1.0–2.0	1.0–2.0	776	$1,820	$2.35	0d	27	0.42mi
1101 Vintage Village Ln #110 Ocoee, FL	2.0	2.0	1127	$1,800	$1.60	26d	1	0.44mi
1101 Vintage Village Ln Ocoee, FL	2.0	2.0	1100	$1,725	$1.57	6d	2	0.44mi
1995 Erving Cir #307 Ocoee, FL	2.0	2.0	1109	$1,800	$1.62	13d	1	0.51mi
2025 Erving Cir #207 Ocoee, FL	2.0	2.0	1031	$1,800	$1.75	24d	1	0.52mi
2025 Erving Cir Ocoee, FL	2.0	1.0–2.0	976	$1,650	$1.69	0d	2	0.53mi
2000 Erving Cir #208 Ocoee, FL	3.0	2.0	1292	$1,950	$1.51	10d	1	0.54mi
2000 Erving Cir Ocoee, FL	2.0–3.0	2.0	1161	$1,700	$1.46	26d	2	0.54mi
2015 Erving Cir #102 Ocoee, FL	2.0	2.0	1031	$1,750	$1.70	0d	1	0.56mi
204 Hawthorne Groves Blvd Orlando, FL	1.0–3.0	1.0–2.0	1126	$1,738	$1.54	0d	29	0.79mi
3100 Old Winter Garden Rd Ocoee, FL	1.0–3.0	1.0–2.0	885	$1,684	$1.90	0d	16	0.98mi
611 Olympic Dr Unit B Ocoee, FL	2.0	2.0	1493	$1,770	$1.19	6d	1	1.09mi
763 Olympic Cir Ocoee, FL	3.0	2.0	1401	$2,200	$1.57	26d	1	1.19mi
772 Olympic Cir Unit H2 Ocoee, FL	3.0	2.0	1401	$1,995	$1.42	15d	1	1.23mi
247 Grove St Orlando, FL	3.0	2.0	1113	$2,250	$2.02	26d	1	1.29mi
247 Grove St Orlando, FL	3.0	2.0	1113	$2,250	$2.02	4d	1	1.29mi
816 Sleepy Harbour Dr Unit 818 Ocoee, FL	2.0	2.0	1195	$1,850	$1.55	20d	1	1.33mi
906 Oasis Palm Cir Ocoee, FL	1.0–2.0	1.0–2.0	1037	$2,175	$2.10	0d	16	1.37mi
101 Allure Pt Ocoee, FL	1.0–3.0	1.0–2.0	1080	$2,098	$1.94	0d	26	1.42mi
2760 Southside Dr Ocoee, FL	1.0–3.0	1.0–3.5	1327	$2,568	$1.93	0d	41	1.42mi
371 Snowshoe Ct Orlando, FL	3.0	2.0	1417	$2,540	$1.79	16d	1	1.44mi
8008 Balasands Blvd Orlando, FL	1.0–3.0	1.0–2.0	1140	$1,875	$1.64	0d	16	1.44mi
1300 Woodman Way Orlando, FL	2.0	2.0	1240	$2,300	$1.85	26d	1	1.45mi
1275 Woodman Way Orlando, FL	2.0	2.0	891	$1,450	$1.63	10d	1	1.47mi
1109 Woodman Way Orlando, FL	3.0	2.0	1124	$1,750	$1.56	24d	1	1.50mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-22
   days on market $267,000 Active 124 DOM
2. 2026-06-21
   days on market $267,000 Active 123 DOM
3. 2026-06-18
   days on market $267,000 Active 120 DOM
4. 2026-06-17
   days on market $267,000 Active 119 DOM
5. 2026-06-16
   days on market $267,000 Active 118 DOM
6. 2026-06-15
   days on market $267,000 Active 117 DOM
7. 2026-06-13
   days on market $267,000 Active 115 DOM
8. 2026-06-13
   days on market $267,000 Active 114 DOM
9. 2026-06-09
   days on market $267,000 Active 111 DOM
10. 2026-06-08
    days on market $267,000 Active 110 DOM
11. 2026-06-07
    days on market $267,000 Active 109 DOM
12. 2026-06-04
    days on market $267,000 Active 106 DOM
13. 2026-06-03
    days on market $267,000 Active 105 DOM
14. 2026-06-02
    days on market $267,000 Active 104 DOM
15. 2026-06-02
    days on market $267,000 Active 103 DOM
16. 2026-05-31
    days on market $267,000 Active 102 DOM
17. 2026-04-23
    price $267,000
18. 2026-02-18
    listed $279,900 Active
19. 2014-01-29
    soldstatus $78,100
20. 1985-03-01
    soldstatus $54,400

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $2,216 · $185/mo
• Expected delta: +$871/yr (+$73/mo · 64.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $22,897
• − Mortgage interest: −$14,956
• − Property taxes: −$1,345
• − Insurance: −$1,335
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − HOA: −$720
• − Depreciation: −$7,767
• Taxable loss: −$6,890
• Est. tax savings @ 24.0%: +$1,654
• After-tax cash flow: $-460/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 — Ocoee

• Score: 66/100
• State rank: #602
• US rank: #11554

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 47,327
• Population (ZIP): 4,031

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 0.70)
• Race & ethnicity: White 45% Hispanic / Latino 28% Two or more races 26% Asian 9% Black 8%
• Hispanic origin (detail): Puerto Rican 14% Cuban 4% Dominican 3%
• Common ancestry: Estonian 5% Slovak 2% Romanian 1%
• Foreign-born: 24% · Canada, South Korea, Jamaica
• Languages at home: 56% English-only · Spanish 26% Other Indo-European 8% Korean 5%

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: ▲ 1.64%
• Current HPI: 294.1533
• 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

+390.8% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $267,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2014-01-29 Sold (Public Records) $78,100 Public Records
• 1985-03-01 Sold (Public Records) $54,400 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,345 · +11.0% YoY. Source: county tax records.