1148 Grand Hilltop Dr · South Apopka, FL 32703

$5,000

3 bd · 2.0 ba · 1,822 sqft · SingleFamily public records · 3 Days on market

Built 2016 5,663 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Sold / Data Entry purposes only.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 2016

Property features AI

Exterior

• Parking: - 2-car garage
• Utilities: - Water: Other; - Sewer: Other
• Home design: - Single-family residence; - One level; - Zoning: P-D
• Construction: - Construction details: see remarks
• Exterior features: - Front porch; - Other roof

Interior

• Flooring: - Other flooring
• Bathrooms: - 2 full bathrooms
• Heating & cooling: - No heating; - No cooling
• Interior features: - Other flooring; - Total of 1 room

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$419,060) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).

Location & tenants

• Location reads 67/100 on livability (#578 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities 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.
• Market conditions: Rents soft (-2.8%/yr); 564 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 43% 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 $35 of loan paydown is wiped out by about $150 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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 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?
3. 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?
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: 51.87% ✓
• Cap rate: 489.69%
• Cash-on-cash: 1726.40%
• DSCR: 77.82
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $419,060
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
983 Karst Tree Ln	0.30mi	3/2.0	1,805 (-1%)	1mo	$415,000	$230	84

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: —
• Equity multiple: 86.65×
• Total profit: $119,911
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 172.71×
• Total profit: $240,387
• Equity at exit: $432

Cash invested: $1,400 (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: 0.2×

Monthly cashflow live

• Estimated rent: $2,593 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $2,014

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 17%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
959 Maypole Dr Apopka, FL	3.0	3.0	2352	$2,850	$1.21	23d	1	0.17mi
827 Creeping Fig St Unit 1 Apopka, FL	3.0	2.5	1688	$2,895	$1.72	21d	1	0.47mi
1595 Marden Rdg Lp Apopka, FL	1.0–3.0	1.0–2.0	1055	$2,195	$2.08	2d	44	0.53mi
342 Lady Palm St Apopka, FL	3.0	2.5	2147	$2,700	$1.26	7d	1	0.58mi
1250 Marden Rd Apopka, FL	1.0–3.0	1.0–2.0	1089	$2,895	$2.66	2d	26	0.59mi
1500 Silver Lining Way Apopka, FL	4.0	3.0	1825	$2,350	$1.29	20d	1	0.61mi
402 W 17th St Apopka, FL	4.0	2.0	1380	$1,950	$1.41	23d	1	0.78mi
1672 Rider Rain Ln Apopka, FL	4.0	2.0	2300	$2,995	$1.30	14d	1	1.12mi
1660 Crowncrest Dr Apopka, FL	3.0	2.5	1857	$2,500	$1.35	23d	1	1.18mi
1353 Clarcona Rd Apopka, FL	4.0	2.0	1530	$2,275	$1.49	14d	1	1.24mi
50 W 12th St Apopka, FL	4.0	2.0	1437	$2,300	$1.60	14d	1	1.25mi
40 W 12th St Apopka, FL	4.0	2.0	1437	$2,899	$2.02	21d	1	1.27mi
1979 Rider Rain Ln Apopka, FL	4.0	3.0	2401	$2,895	$1.21	11d	1	1.33mi
3030 Ascend Oak St Apopka, FL	1.0–3.0	1.0–2.0	1172	$2,375	$2.03	2d	28	1.35mi
2575 Rider Rain Ln Apopka, FL	4.0	3.0	2023	$2,725	$1.35	3d	1	1.36mi
2557 Rider Rain Ln Apopka, FL	3.0	2.5	1795	$2,590	$1.44	10d	1	1.38mi
2080 Rider Rain Ln Apopka, FL	4.0	3.0	2030	$2,699	$1.33	16d	1	1.38mi
2101 Lakeview Ridge Cir Apopka, FL	1.0–3.0	1.0–2.0	1032	$2,067	$2.00	1d	8	1.40mi
2132 Rider Rain Ln Apopka, FL	4.0	2.5	2000	$2,600	$1.30	17d	1	1.42mi
2140 Rider Rain Ln Apopka, FL	4.0	2.5	2000	$2,600	$1.30	4d	1	1.42mi

Listing history 4 events

1. 2026-06-18
   days on market $5,000 Active 3 DOM
2. 2026-06-17
   days on market $5,000 Active 2 DOM
3. 2026-06-15
   remarks 294-char remark
4. 2026-06-15
   listed $5,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $31,119
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − Depreciation: −$145
• Taxable income: $25,615
• Est. tax owed @ 24.0%: −$6,148
• After-tax cash flow: $18,022/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 — South Apopka

• Score: 67/100
• State rank: #578
• US rank: #10996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Apopka, 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

-97.8% since first listed

4 events — show timeline

• 2026-06-15 Listed $5,000 HAOR as distributed by MLS GRID
• 2016-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-03-31 Listed $225,349 Stellar MLS as Distributed by MLS Grid
• 2016-03-29 Sold (MLS) $225,349 Stellar MLS as Distributed by MLS Grid

Property tax history

+31.8%/yr

Latest (2025): $3,761 · +5.5% YoY. Source: county tax records.