3000 Clarcona Rd #419 · Clarcona, FL 32703

$46,000

2 bd · 1.0 ba · 373 sqft · Condo public records · 57 Days on market

Built 1997 $283/mo HOA · 16% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU OWN THE LAND! Come see this well maintained home that sits nestled among the mature Florida landscape in Clarcona Resort. This 1 Bedroom, 1 Bath home is clean and easy to maintain. Don't miss this opportunity to own your own home and the land. Clarcona Resort has a beautiful pool, Community Club House, Putt Putt Golf and so much more to offer, including 24 Hour Gate Guard. Call for your private showing today.

Key facts

• Full size fridge
• Custom features
• Eat-in kitchen area

Tags

• LARGE ENCLOSED FLORIDA ROOM
• CUSTOM FEATURES
• LOTS OF CABINET SPACE
• FULL SIZE FRIDGE
• EAT-IN KITCHEN AREA
• BREAKFAST BAR

Property features AI

Finance

• Other: Partially furnished; Deed-restricted community
• Financial info: Total monthly fees listed as $283.30; Total annual fees listed as $3,399.60; Lease restrictions apply
• HOA & community: Clarcona Resort association — monthly fee of $283.30; Association amenities include gated access, laundry facilities, playground, pool, recreation facilities, vehicle restrictions, and fence restrictions; Association fee is required; Pets allowed (cats and dogs)

Exterior

• Parking: No designated parking
• Security: Gated community; Key card entry
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available
• Home design: Manufactured single-wide home; One story; Faces west; Residential property in a planned unit development
• Construction: Vinyl siding; Membrane and metal roof; Crawlspace foundation; Built in 56.95 sq meters (per records)
• Exterior features: Storage shed; In-ground pool

Interior

• Kitchen: Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Wall/window air conditioning units
• Interior features: Built-in features; Ceiling fans; Skylights; Window treatments; Florida room; Inside utility
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $46k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $46k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#792 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute 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.
• Zoned schools: Wekiva High (math 17% / reading 37%, grade F, #478 of 667 statewide, top 73%, 2,207 students, 62% FRL).
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-22 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.8%/yr); 564 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $318 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $40k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,620 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.90% ✓
• Cap rate: 27.52%
• Cash-on-cash: 75.79%
• DSCR: 4.37
• GRM: 2.1

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: 71.5%
• Equity multiple: 4.05×
• Total profit: $39,311
• Equity at exit: $6,859

10-year hold

• IRR: 74.4%
• Equity multiple: 7.33×
• Total profit: $81,476
• Equity at exit: $3,977

Cash invested: $12,880 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$241
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$19
• HOA: −$283
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $814

Break-even live

Break-even rent $762

Max offer price $46,000

Occupancy floor 50%

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$1,650	$2.71	2d	6	0.10mi
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$1,695	$2.79	8d	6	0.10mi

HOA detail condo

• Monthly dues: $283 · $3,396/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $46,000 Active 57 DOM
2. 2026-06-17
   days on market $46,000 Active 56 DOM
3. 2026-06-16
   days on market $46,000 Active 55 DOM
4. 2026-06-15
   days on market $46,000 Active 54 DOM
5. 2026-06-13
   days on market $46,000 Active 52 DOM
6. 2026-06-13
   days on market $46,000 Active 51 DOM
7. 2026-06-09
   days on market $46,000 Active 48 DOM
8. 2026-06-08
   days on market $46,000 Active 47 DOM
9. 2026-06-07
   days on market $46,000 Active 46 DOM
10. 2026-06-04
    days on market $46,000 Active 43 DOM
11. 2026-06-03
    days on market $46,000 Active 42 DOM
12. 2026-06-02
    days on market $46,000 Active 41 DOM
13. 2026-06-02
    days on market $46,000 Active 40 DOM
14. 2026-05-31
    days on market $46,000 Active 39 DOM
15. 2026-04-22
    listed $46,000 Active
16. 2025-04-02
    soldstatus $40,000
17. 2021-12-13
    soldstatus $42,500
18. 2021-12-09
    soldstatus $42,500 Closed 418-char remark

    Show marketing remark (418 chars)

    YOU OWN THE LAND! Come see this well maintained home that sits nestled among the mature Florida landscape in Clarcona Resort. This 1 Bedroom, 1 Bath home is clean and easy to maintain. Don't miss this opportunity to own your own home and the land. Clarcona Resort has a beautiful pool, Community Club House, Putt Putt Golf and so much more to offer, including 24 Hour Gate Guard. Call for your private showing today.

19. 2021-11-16
    status Pending 418-char remark

    Show marketing remark (418 chars)

    YOU OWN THE LAND! Come see this well maintained home that sits nestled among the mature Florida landscape in Clarcona Resort. This 1 Bedroom, 1 Bath home is clean and easy to maintain. Don't miss this opportunity to own your own home and the land. Clarcona Resort has a beautiful pool, Community Club House, Putt Putt Golf and so much more to offer, including 24 Hour Gate Guard. Call for your private showing today.

20. 2021-10-11
    status Active 418-char remark

    Show marketing remark (418 chars)

    YOU OWN THE LAND! Come see this well maintained home that sits nestled among the mature Florida landscape in Clarcona Resort. This 1 Bedroom, 1 Bath home is clean and easy to maintain. Don't miss this opportunity to own your own home and the land. Clarcona Resort has a beautiful pool, Community Club House, Putt Putt Golf and so much more to offer, including 24 Hour Gate Guard. Call for your private showing today.

21. 2021-10-06
    status Pending 418-char remark

    Show marketing remark (418 chars)

    YOU OWN THE LAND! Come see this well maintained home that sits nestled among the mature Florida landscape in Clarcona Resort. This 1 Bedroom, 1 Bath home is clean and easy to maintain. Don't miss this opportunity to own your own home and the land. Clarcona Resort has a beautiful pool, Community Club House, Putt Putt Golf and so much more to offer, including 24 Hour Gate Guard. Call for your private showing today.

22. 2021-08-13
    status Active 418-char remark

    Show marketing remark (418 chars)

    YOU OWN THE LAND! Come see this well maintained home that sits nestled among the mature Florida landscape in Clarcona Resort. This 1 Bedroom, 1 Bath home is clean and easy to maintain. Don't miss this opportunity to own your own home and the land. Clarcona Resort has a beautiful pool, Community Club House, Putt Putt Golf and so much more to offer, including 24 Hour Gate Guard. Call for your private showing today.

23. 2021-06-14
    status Pending 418-char remark

    Show marketing remark (418 chars)

    YOU OWN THE LAND! Come see this well maintained home that sits nestled among the mature Florida landscape in Clarcona Resort. This 1 Bedroom, 1 Bath home is clean and easy to maintain. Don't miss this opportunity to own your own home and the land. Clarcona Resort has a beautiful pool, Community Club House, Putt Putt Golf and so much more to offer, including 24 Hour Gate Guard. Call for your private showing today.

24. 2021-05-19
    listed $45,000 Active 418-char remark

    Show marketing remark (418 chars)

    YOU OWN THE LAND! Come see this well maintained home that sits nestled among the mature Florida landscape in Clarcona Resort. This 1 Bedroom, 1 Bath home is clean and easy to maintain. Don't miss this opportunity to own your own home and the land. Clarcona Resort has a beautiful pool, Community Club House, Putt Putt Golf and so much more to offer, including 24 Hour Gate Guard. Call for your private showing today.

25. 2017-03-02
    soldstatus $22,500
26. 2017-02-28
    soldstatus $22,500 Sold 507-char remark

    Show marketing remark (507 chars)

    Move in Ready 5th wheel. 1 Bedroom, 1 Bath, fully furnished. Perfect for great investment or first time ownership. The monthly Condo fees are only $131.00, which includes water, sewer, trash pickup six days a week , 24/7 staffed gatehouse, 110,000 gallon Pool, On-Site Condo Office and Management, Community Watch and maintenance of community grounds. Just pay your Condo dues and metered electric bill. Convenient location with lots of dining, hospital and shopping close by. You own the land, No lot rent.

27. 2017-02-09
    status Pending 507-char remark

    Show marketing remark (507 chars)

    Move in Ready 5th wheel. 1 Bedroom, 1 Bath, fully furnished. Perfect for great investment or first time ownership. The monthly Condo fees are only $131.00, which includes water, sewer, trash pickup six days a week , 24/7 staffed gatehouse, 110,000 gallon Pool, On-Site Condo Office and Management, Community Watch and maintenance of community grounds. Just pay your Condo dues and metered electric bill. Convenient location with lots of dining, hospital and shopping close by. You own the land, No lot rent.

28. 2017-01-18
    listed $25,000 Active 507-char remark

    Show marketing remark (507 chars)

    Move in Ready 5th wheel. 1 Bedroom, 1 Bath, fully furnished. Perfect for great investment or first time ownership. The monthly Condo fees are only $131.00, which includes water, sewer, trash pickup six days a week , 24/7 staffed gatehouse, 110,000 gallon Pool, On-Site Condo Office and Management, Community Watch and maintenance of community grounds. Just pay your Condo dues and metered electric bill. Convenient location with lots of dining, hospital and shopping close by. You own the land, No lot rent.

29. 2017-01-09
    historical
30. 2016-12-17
    price $29,900
31. 2016-11-07
    price $34,900
32. 2016-04-27
    price $43,000
33. 2016-02-25
    status Active
34. 2016-02-23
    historical
35. 2016-01-09
    listed $45,000 Active
36. 2004-07-22
    soldstatus $10,000
37. 1983-07-01
    soldstatus $9,200

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $703 · $59/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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 17 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: $21,501
• − Mortgage interest: −$2,577
• − Property taxes: −$703
• − Insurance: −$230
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$3,396
• − Depreciation: −$1,338
• Taxable income: $9,817
• Est. tax owed @ 24.0%: −$2,356
• After-tax cash flow: $7,406/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 — Clarcona

• Score: 61/100
• State rank: #792
• US rank: #18165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarcona, 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

+400.0% since first listed

23 events — show timeline

• 2026-04-22 Listed $46,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-02 Sold (Public Records) $40,000 Public Records
• 2021-12-13 Sold (Public Records) $42,500 Public Records
• 2021-12-09 Sold (MLS) $42,500 Stellar MLS as Distributed by MLS Grid
• 2021-11-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-19 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-02 Sold (Public Records) $22,500 Public Records
• 2017-02-28 Sold (MLS) $22,500 Stellar MLS as Distributed by MLS Grid
• 2017-02-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-01-18 Listed $25,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-12-17 Price Changed $29,900 Stellar MLS as Distributed by MLS Grid
• 2016-11-07 Price Changed $34,900 Stellar MLS as Distributed by MLS Grid
• 2016-04-27 Price Changed $43,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-02-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-01-09 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-22 Sold (Public Records) $10,000 Public Records
• 1983-07-01 Sold (Public Records) $9,200 Public Records

Property tax history

+6.2%/yr

Latest (2025): $703 · +6.7% YoY. Source: county tax records.