3442 Dew Berry Ave · Apopka, FL 32712

$175,000

3 bd · 2.0 ba · 1,358 sqft · SingleFamily public records · 13 Days on market

Built 1985 0.42 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. * * NO HOA * * FULLY FURNISHED * * MOVE IN READY * * ALMOST HALF ACRE * * POTENTIAL TO DIVIDE LOT & BUILD TWO HOMES * * Welcome to 3442 Dew Berry Ave — a rare opportunity to own a fully furnished, move-in ready property in the heart of Apopka with NO HOA and endless flexibility! Situated on an oversized 0.42-acre lot, this beautifully maintained 3-bedroom, 2-bath double-wide manufactured home offers the perfect blend of comfort, privacy, and incredible investment potential. Whether you're searching for a primary residence, seasonal Florida retreat, rental property, or turnkey investment, this home checks every box. Step inside

Key facts

• Almost half acre
• Ample parking
• Covered carport

Tags

• ALMOST HALF ACRE
• POTENTIAL TO DIVIDE LOT
• OVERSIZED LOT
• LARGE OPEN YARD
• AMPLE PARKING
• COVERED CARPORT

Property features AI

Finance

• Other: Furnished; Approximately 0.42 acre lot (0.25 to <0.5 acre)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Septic tank; Electricity connected
• Home design: Manufactured double wide home; Single-story; North-facing entry
• Construction: Metal siding; Other roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Sidewalk

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Mini-split cooling; Wall/window unit cooling
• Interior features: Washer and Dryer included; Electric water heater; Microwave; Range; Refrigerator; Carpet flooring; Ductless heating
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 11.8% vs local median 3.7% in Apopka — 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 (#594 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, employment B; Watch: crime D-, 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.
• Zoned schools: Wolf Lake Elementary (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 733 students, 49% FRL); Apopka High (math 19% / reading 47%, grade F, #406 of 667 statewide, top 61%, 3,507 students, 42% FRL).
• Market conditions: Rents soft (-2.1%/yr); 662 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $90k; list at $175k implies a 94% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.68%
• DSCR: 1.88
• GRM: 6.0

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: 8.4%
• Equity multiple: 1.32×
• Total profit: $15,637
• Equity at exit: $26,093

10-year hold

• IRR: 15.0%
• Equity multiple: 2.06×
• Total profit: $51,771
• Equity at exit: $15,131

Cash invested: $49,000 (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 32712

• Home prices YoY: -34.5%
• Rents YoY: -2.1%
• Active inventory: 662
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$918
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $803

Break-even live

Break-even rent $1,427

Max offer price $175,000

Occupancy floor 62%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 Hilly Bend Dr Apopka, FL	3.0	2.0	1332	$1,895	$1.42	7d	1	0.96mi
2947 Camellia Flower St Apopka, FL	4.0	2.5	1678	$2,450	$1.46	21d	1	1.37mi
1024 Old Magnolia Cove Dr Apopka, FL	3.0	2.0	1795	$2,200	$1.23	2d	1	1.41mi
2756 Camellia Flower St Apopka, FL	3.0	2.5	1625	$2,499	$1.54	11d	1	1.47mi
3105 Douglas Fir Dr Apopka, FL	4.0	2.5	1627	$2,415	$1.48	14d	1	1.48mi

Listing history 19 events

1. 2026-06-08
   status $175,000 Pending 13 DOM
2. 2026-06-07
   days on market $175,000 Active 13 DOM
3. 2026-06-04
   days on market $175,000 Active 10 DOM
4. 2026-06-03
   days on market $175,000 Active 9 DOM
5. 2026-06-02
   days on market $175,000 Active 8 DOM
6. 2026-06-01
   days on market $175,000 Active 7 DOM
7. 2026-05-31
   days on market $175,000 Active 6 DOM
8. 2026-05-25
   listed $175,000 Active
9. 2025-09-30
   historical
10. 2025-04-17
    status Active
11. 2025-04-03
    status Pending
12. 2025-03-28
    listed $225,000 Active
13. 2024-08-25
    historical
14. 2024-03-25
    price $265,000
15. 2024-02-25
    listed $280,000 Active
16. 2008-12-12
    soldstatus $90,000
17. 2007-06-15
    soldstatus $90,000
18. 2007-05-08
    listed $90,000
19. 1995-02-22
    soldstatus $20,000

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $1,641 · $137/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 4/10 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: $29,329
• − Mortgage interest: −$9,803
• − Property taxes: −$1,641
• − Insurance: −$875
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$5,091
• Taxable income: $7,227
• Est. tax owed @ 24.0%: −$1,734
• After-tax cash flow: $7,907/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 — Apopka

• Score: 66/100
• State rank: #594
• US rank: #11020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 109,852
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 50,583
• Household income: $108,734
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 876.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 48% Hispanic / Latino 26% Two or more races 19% Black 16% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 19% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 21% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -149.12%
• Current HPI: 283.4441
• Rent YoY: ▼ -2.09%
• 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

+775.0% since first listed

12 events — show timeline

• 2026-05-25 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-28 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-25 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-25 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2008-12-12 Sold (Public Records) $90,000 Public Records
• 2007-06-15 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-08 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 1995-02-22 Sold (Public Records) $20,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,641 · +11.6% YoY. Source: county tax records.