3610 Jamaica Cir · Oviedo, FL 32765

$59,900

3 bd · 1.5 ba · 1,344 sqft · Manufactured · 111 Days on market

Built 1974 Est $75k · 20% under ↓ 7% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home! This beautiful home features, laminate wood floors, NEW METAL ROOF, NEW PLUMBING, SPACIOUS OPEN FLOOR PLAN, SOLID WOOD CABINETS, EAT-IN BAR KITCHEN, HUGE MASTER BEDROOM, WALK-IN CLOSET, DOUBLE VANITIES, GARDEN TUB, LOTS of CLOSET STORAGE, GAME ROOM/DEN/OFFICE, LARGE LAUNDRY ROOM, 1 CAR GARAGE, GOLF CART PARKING, PORCH, BEAUTIFUL OVERSIZED CORNER LOT, CARPORT, & more. .. LOCATED CLOSE TO MAJOR SHOPPING, HOSPITALS, RESTAURANTS, & 434. THIS ACTIVE COMMUNITY FEATURES, 55+, CLUBHOUSE, SWIMMING POOL, WHIRLPOOL SPA, BILLIARDS, BOCCE BALL, SHUFFLEBOARD, MINIATURE GOLF, TENNIS, & DAILY SOCIAL EVENTS, BINGO, DANCING, CRAFTS, FARMER'S MARKET, LAWN MAINTENANCE, PRIVATE WATE

Key facts

• Laminate wood floors
• Solid wood cabinets
• Walk-in closet

Tags

• LAMINATE WOOD FLOORS
• SOLID WOOD CABINETS
• EAT-IN BAR KITCHEN
• WALK-IN CLOSET
• DOUBLE VANITIES
• GARDEN TUB

Property features AI

Finance

• Other: Direction to property: 434 headed E., L Palm Valley
• Financial info: Land lease amount $1,050
• HOA & community: Has HOA (Association: Susan Haupt); Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard, storage, recreation facilities; Association fee includes pool, structure and grounds maintenance, management, and recreational facilities; Community features include clubhouse, fitness center, pool, tennis courts, golf carts allowed, association-owned recreation; buyer approval required; Senior community; Pets allowed; Furnished: negotiable

Exterior

• Parking: 1-car garage; 1-car carport; Has garage; Has carport
• Utilities: Private water; Private sewer; Electricity connected; Sewer connected
• Home design: Residential mobile home (double wide); One level; Faces north; Corner lot; Oversized lot; Paved lot/road
• Construction: Metal siding; Shingle roof; Crawlspace foundation; Built as double wide mobile home
• Exterior features: Storage

Interior

• Kitchen: Built-in oven; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Open floorplan; Walk-in closets; Window treatments
• Laundry & utility: Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 32.8% vs local median 3.0% in Oviedo — 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 80/100 on livability (#112 in FL, #1,732 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities C-, cost of living D, commute F.
• Seminole (suburban): math 57% / reading 61% proficiency, ranked #13 of 73 in FL (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 446 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,979 units permitted in Seminole County in 2024 (1,191 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Seminole County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($55k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 3.68% ✓
• Cap rate: 32.85%
• Cash-on-cash: 94.83%
• DSCR: 5.22
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $75,264
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4071 Madre Dr	0.33mi	2/2.0 (-1)	1,344 (0%)	2mo	$75,000	$56	76
3685 Coconut Palm Cir	0.37mi	2/2.0 (-1)	1,344 (0%)	3mo	$120,000	$89	73
4030 Sugar Palm Ter	0.29mi	2/2.0 (-1)	1,289 (-4%)	6mo	$22,500	$17	67
3630 LA Paz Cir	0.05mi	2/2.0 (-1)	1,200 (-11%)	7mo	$16,000	$13	67
4063 Madre Dr	0.32mi	3/2.0	1,456 (+8%)	8mo	$139,000	$95	62

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 · 0.18% rent growth · sell at horizon

5-year hold

• IRR: 92.5%
• Equity multiple: 5.09×
• Total profit: $68,666
• Equity at exit: $8,931

10-year hold

• IRR: 94.8%
• Equity multiple: 9.65×
• Total profit: $145,062
• Equity at exit: $5,179

Cash invested: $16,772 (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 32765

• Home prices YoY: -19.6%
• Rents YoY: 0.2%
• Active inventory: 446
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,325

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 35%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3404 Kayla Cir Oviedo, FL	3.0	2.0	1806	$2,495	$1.38	16d	1	0.14mi
3420 Harrow Ln Oviedo, FL	2.0	2.5	1136	$1,995	$1.76	24d	1	0.25mi
3431 Harrow Ln Oviedo, FL	3.0	2.0	1136	$2,145	$1.89	24d	1	0.27mi
3755 Collingwood Ln Oviedo, FL	3.0	2.5	1828	$2,200	$1.20	5d	1	0.49mi
505 Walnut Grove Pl Oviedo, FL	3.0	2.0	1360	$2,150	$1.58	24d	1	0.60mi
100 Riverwind Way Oviedo, FL	4.0	4.0	1540	$949	$0.62	24d	1	0.64mi
116 Reserve Cir #204 Oviedo, FL	2.0	2.0	975	$1,000	$1.03	24d	1	0.69mi
2980 Grandeville Cir Oviedo, FL	1.0–3.0	1.0–2.0	1365	$2,406	$1.76	2d	31	0.75mi
144 Reserve Cir #100 Oviedo, FL	2.0	2.0	1098	$1,599	$1.46	14d	1	0.78mi
141 Reserve Cir #213 Oviedo, FL	2.0	2.0	985	$1,700	$1.73	11d	1	0.80mi
141 Reserve Cir #213 Oviedo, FL	2.0	2.0	985	$1,700	$1.73	5d	1	0.80mi
209 Reserve Cir Unit 101 Oviedo, FL	2.0	2.0	975	$2,000	$2.05	24d	1	0.80mi
149 Reserve Cir #201 Oviedo, FL	2.0	2.0	985	$1,499	$1.52	11d	1	0.82mi
2590 Greenhill Way Oviedo, FL	1.0–2.0	1.0–2.0	1062	$2,020	$1.90	1d	18	0.84mi
2352 Sunny View Dr Oviedo, FL	2.0	1.0	1184	$2,000	$1.69	3d	1	1.12mi
2352 Sunny View Dr Oviedo, FL	2.0	1.0	1184	$1,950	$1.65	3d	1	1.12mi
1029 Beckstrom Dr Oviedo, FL	3.0	2.0	1446	$2,465	$1.70	3d	1	1.20mi
3812 Silverbell Loop Oviedo, FL	3.0	2.5	1480	$2,450	$1.66	5d	1	1.22mi
4647 Lacebark Trl Oviedo, FL	3.0	2.5	1480	$950	$0.64	24d	1	1.28mi
3426 Caruso Pl Oviedo, FL	3.0	3.5	1480	$2,200	$1.49	24d	1	1.32mi
4338 Aristocrat Pt Oviedo, FL	3.0	2.5	1480	$2,200	$1.49	5d	1	1.33mi
4406 Brookstone Ct Orlando, FL	4.0	2.0	1665	$2,400	$1.44	3d	1	1.34mi
4478 Maidenhair Cv Oviedo, FL	4.0	2.5	1828	$2,200	$1.20	17d	1	1.38mi

Listing history 15 events

1. 2026-06-18
   days on market $59,900 Active 111 DOM
2. 2026-06-17
   days on market $59,900 Active 110 DOM
3. 2026-06-16
   days on market $59,900 Active 109 DOM
4. 2026-06-15
   days on market $59,900 Active 108 DOM
5. 2026-06-13
   days on market $59,900 Active 106 DOM
6. 2026-06-09
   days on market $59,900 Active 102 DOM
7. 2026-06-08
   days on market $59,900 Active 101 DOM
8. 2026-06-07
   pricedays on market $59,900 Active 100 DOM
9. 2026-06-04
   days on market $64,000 Active 97 DOM
10. 2026-06-03
    days on market $64,000 Active 96 DOM
11. 2026-06-02
    days on market $64,000 Active 95 DOM
12. 2026-06-01
    days on market $64,000 Active 94 DOM
13. 2026-05-31
    days on market $64,000 Active 93 DOM
14. 2026-03-24
    price $64,000
15. 2026-02-27
    listed $69,000 Active

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,421
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$1,743
• Taxable income: $15,897
• Est. tax owed @ 24.0%: −$3,815
• After-tax cash flow: $12,089/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: Seminole
• NCES district ID: 1201710
• Math proficiency: 57% ▼ -7.00%
• Reading proficiency: 61% ▼ -1.00%
• Median HH income: $58,478
• Composite: 51.05/100
• National rank: #1769
• State rank: #13 of 73 in FL

Livability — Oviedo

• Score: 80/100
• State rank: #112
• US rank: #1732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Seminole County · 436,154 people
• City population: 80,698
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 64,477
• Household income: $102,167
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 2059.0

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 515,494 people
• By 2030: 545,713 · +5.9%
• By 2040: 598,068 · +16.0%
• By 2050: 640,663 · +24.3%
• By 2075: 724,461 · +40.5%
• By 2100: 755,530 · +46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 23% Two or more races 15% Black 8% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 3% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Seminole

• 2024 margin: Toss-up / Even · D 47.6% · R 51.1% · Other 1.3%
• 2008→2024 swing: -0.8pp no change · 2008: -2.8pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.8 2016: R+1.6 2012: R+6.5 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.94%
• Current HPI: 315.5484
• Rent YoY: ▲ 0.18%
• 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

-7.2% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $64,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $69,000 Stellar MLS as Distributed by MLS Grid