1483 Matador Dr · Ocoee, FL 34734

$219,000

3 bd · 1.0 ba · 1,327 sqft · SingleFamily public records · 27 Days on market

Built 1960 7,560 sqft lot ↓ 8% since listing

---

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 +18.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. Needs TLC. House was cleaned out. Property is being sold AS-IS. Age of big ticket items unknown. * * * This is a limited-service listing - Please see realtor remarks for showing instructions. * * *

Key facts

• 7,560 sq ft lot
• Built 1960
• Listed 27 days

Property features AI

Finance

• Other: Lot size about 0.17 acre (approx. 0.07 ha); Living area approximately 1,327 square feet; Building area approximately 1,535 square feet; Total acreage: 0 to less than 1/4
• Financial info: No lease restrictions noted; Property zoned R-1
• HOA & community: No additional association indicated

Exterior

• Utilities: Public water; Public sewer; Other utilities
• Home design: Single Family Residence; Residential property; Fixer condition; One story; Faces west; Entry level: One
• Construction: Other construction materials; Other roof; Other foundation details; Built on slab or unspecified foundation
• Exterior features: Other exterior features; Asphalt road surface

Interior

• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (1.2% below list).
• Recommended offer: $216k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Market conditions: 28 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $5k 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.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

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 $215,715 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $473,739
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3558 Crystal St	0.23mi	2/2.0 (-1)	1,150 (-13%)	18mo	$410,000	$357	44

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: 7.2%
• Equity multiple: 1.38×
• Total profit: $23,329
• Equity at exit: $82,122

10-year hold

• IRR: 10.8%
• Equity multiple: 2.40×
• Total profit: $86,144
• Equity at exit: $115,069

Cash invested: $61,320 (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: 28
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$276 /mo · $3,315/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $193

Break-even live

Break-even rent $1,919

Max offer price $219,000

Occupancy floor 86%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Old Winter Garden Rd Ocoee, FL	1.0–3.0	1.0–2.0	885	$2,044	$2.31	2d	13	0.41mi
9426 Lake Lotta Cir Gotha, FL	2.0	2.5	1112	$1,975	$1.78	17d	1	0.67mi
9304 Daney St Gotha, FL	3.0	2.0	1147	$2,025	$1.77	4d	1	0.74mi
608 Bridge Creek Blvd Ocoee, FL	4.0	2.0	1659	$2,840	$1.71	23d	1	0.83mi
2760 Southside Dr Ocoee, FL	3.0	1.0–3.5	1252	$3,450	$2.75	2d	41	0.86mi
101 Allure Pt Ocoee, FL	1.0–3.0	1.0–2.0	1080	$2,541	$2.35	2d	28	0.88mi
2168 Leather Fern Dr Unit 1 Ocoee, FL	3.0	2.5	1792	$2,599	$1.45	10d	1	0.89mi
906 Oasis Palm Cir Ocoee, FL	1.0–2.0	1.0–2.0	1061	$2,185	$2.06	1d	11	0.97mi
1024 Vizcaya Lake Rd Ocoee, FL	1.0–2.0	1.0–2.0	776	$1,803	$2.32	2d	27	0.98mi
1101 Vintage Village Ln #110 Ocoee, FL	2.0	2.0	1127	$1,800	$1.60	23d	1	1.03mi
1101 Vintage Village Ln Ocoee, FL	2.0	2.0	1100	$1,725	$1.57	3d	2	1.03mi
1601 Maguire Rd Ocoee, FL	3.0	1.0–2.0	1098	$3,217	$2.93	23d	33	1.07mi
1995 Erving Cir #307 Ocoee, FL	2.0	2.0	1109	$1,800	$1.62	11d	1	1.12mi
2025 Erving Cir #207 Ocoee, FL	2.0	2.0	1031	$1,800	$1.75	21d	1	1.13mi
2415 Treasure Landing Pkwy Ocoee, FL	1.0–3.0	1.0–2.0	1032	$2,047	$1.98	2d	40	1.13mi
2025 Erving Cir Ocoee, FL	2.0	1.0–2.0	976	$1,725	$1.77	2d	2	1.13mi
2000 Erving Cir #208 Ocoee, FL	3.0	2.0	1292	$1,950	$1.51	7d	1	1.15mi
2000 Erving Cir Ocoee, FL	2.0–3.0	2.0	1161	$1,950	$1.68	23d	2	1.15mi
816 Sleepy Harbour Dr Unit 818 Ocoee, FL	2.0	2.0	1195	$1,850	$1.55	17d	1	1.19mi
611 Olympic Dr Unit B Ocoee, FL	2.0	2.0	1493	$1,770	$1.19	4d	1	1.21mi
204 Hawthorne Groves Blvd Orlando, FL	1.0–3.0	1.0–2.0	1126	$2,001	$1.78	2d	32	1.24mi
2299 Aloha Bay Ct Ocoee, FL	3.0	2.5	1630	$2,200	$1.35	16d	1	1.25mi
763 Olympic Cir Ocoee, FL	3.0	2.0	1401	$2,200	$1.57	23d	1	1.30mi
2310 Aloha Bay Ct Ocoee, FL	3.0	2.5	1562	$1,995	$1.28	10d	1	1.30mi
2310 Aloha Bay Ct Ocoee, FL	3.0	2.5	1562	$1,995	$1.28	12d	1	1.30mi
772 Olympic Cir Unit H2 Ocoee, FL	3.0	2.0	1401	$1,995	$1.42	12d	1	1.33mi

Listing history 3 events

1. 2026-05-20
   status Pending
2. 2026-05-04
   price $219,000
3. 2026-04-25
   listed $239,000 Active

ⓘ 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: $3,315 · $276/mo
• Projected year-2 tax: $3,315 · $276/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 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: $25,956
• − Mortgage interest: −$12,267
• − Property taxes: −$3,315
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$6,371
• Taxable loss: −$1,245
• Est. tax savings @ 24.0%: +$299
• After-tax cash flow: $2,613/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

-8.4% since first listed

3 events — show timeline

• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $239,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.4%/yr

Latest (2025): $3,315 · +9.3% YoY. Source: county tax records.