10030 Ingram Ave · Ocoee, FL 32703

$169,900

2 bd · 2.0 ba · 1,055 sqft · SingleFamily public records · 74 Days on market

Built 1957 5,208 sqft lot Est $271k · 37% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 2/2. Use as a rental or a great first home NO HOA. Enjoy this cozy home with easy access to 429 and Shopping. Features include storage shed, fenced yard.

Key facts

• Major roadways
• Brand-new roof
• Shopping

Tags

• BRAND-NEW ROOF
• NO HOA
• EASY ACCESS TO SR-429
• SHOPPING
• DINING
• MAJOR ROADWAYS

Property features AI

Finance

• Other: Lot approximately 0.12 acres (0 to less than 1/4 acre)
• Financial info:
• HOA & community: No HOA/association

Exterior

• Parking:
• Security:
• Utilities: Well water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; 1 story; Faces north; Residential property
• Construction: Stone construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Zoned schools: Prairie Lake Elementary (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 849 students, 59% FRL); Ocoee High (math 17% / reading 38%, grade F, #470 of 667 statewide, top 71%, 2,536 students, 50% FRL) — zoned schools at 55% FRL track the district average.
• Zoned-school proficiency averages 35% at this address vs 48% district-wide (-13 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); 573 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% 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 $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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $271,135
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Nicole Blvd	0.66mi	3/2.0 (+1)	1,066 (+1%)	16mo	$268,000	$251	49
1909 Lauren Beth Ave	0.74mi	3/1.0 (+1)	1,000 (-5%)	2mo	$298,900	$299	46
1005 Nicole Blvd	0.65mi	3/1.0 (+1)	1,210 (+15%)	1mo	$280,000	$231	35
733 Licaria Dr	0.60mi	3/2.0 (+1)	1,188 (+13%)	14mo	$305,000	$257	35

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-12,388
• Equity at exit: $25,333

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-6,020
• Equity at exit: $14,690

Cash invested: $47,572 (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: 573
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$891
• Tax from tax record: −$271 /mo · $3,250/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $328

Break-even live

Break-even rent $1,560

Max offer price $169,900

Occupancy floor 78%

Sensitivity live

Price	-10% $424	-5% $376	+0% $328	+5% $280	+10% $231
Rent	-10% $172	-5% $250	+0% $328	+5% $406	+10% $484
Rate	-1.0pp $413	-0.5pp $371	base $328	+0.5pp $284	+1.0pp $239

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 Shari Lynn Ter Ocoee, FL	3.0	2.0	1378	$2,175	$1.58	5d	1	0.68mi
10536 3rd Ave Ocoee, FL	3.0	2.0	1425	$2,040	$1.43	21d	1	0.71mi
1013 Arizona Ct Ocoee, FL	3.0	2.0	1108	$1,850	$1.67	5d	1	0.93mi
1903 Brancaster Cir Ocoee, FL	2.0	2.5	1275	$1,900	$1.49	13d	1	1.03mi
1236 Arbour Point Way Ocoee, FL	1.0–3.0	1.0–2.0	1233	$1,775	$1.44	25d	10	1.06mi
224 10th Ave Ocoee, FL	3.0	1.0	1500	$1,500	$1.00	25d	1	1.20mi
1204 Sandy Beach Rd Ocoee, FL	3.0	2.0	1380	$2,175	$1.58	8d	1	1.27mi
1819 Prairie Lake Blvd Ocoee, FL	3.0	2.0	1371	$2,650	$1.93	23d	1	1.32mi

Listing history 28 events

1. 2026-06-21
   days on market $169,900 Active 74 DOM
2. 2026-06-18
   days on market $169,900 Active 71 DOM
3. 2026-06-17
   days on market $169,900 Active 70 DOM
4. 2026-06-16
   days on market $169,900 Active 69 DOM
5. 2026-06-15
   days on market $169,900 Active 68 DOM
6. 2026-06-13
   days on market $169,900 Active 66 DOM
7. 2026-06-13
   days on market $169,900 Active 65 DOM
8. 2026-06-09
   days on market $169,900 Active 62 DOM
9. 2026-06-08
   days on market $169,900 Active 61 DOM
10. 2026-06-08
    price $169,900 Active 60 DOM
11. 2026-06-07
    days on market $189,900 Active 60 DOM
12. 2026-06-04
    days on market $189,900 Active 57 DOM
13. 2026-06-03
    days on market $189,900 Active 56 DOM
14. 2026-06-02
    days on market $189,900 Active 55 DOM
15. 2026-06-02
    days on market $189,900 Active 54 DOM
16. 2026-05-31
    days on market $189,900 Active 53 DOM
17. 2026-05-11
    price $189,900
18. 2026-04-09
    listed $199,900 Active
19. 2021-08-24
    soldstatus $162,000
20. 2021-08-16
    soldstatus $162,000 Closed 160-char remark

    Show marketing remark (160 chars)

    Great 2/2. Use as a rental or a great first home NO HOA. Enjoy this cozy home with easy access to 429 and Shopping. Features include storage shed, fenced yard.

21. 2021-07-08
    status Pending 160-char remark

    Show marketing remark (160 chars)

    Great 2/2. Use as a rental or a great first home NO HOA. Enjoy this cozy home with easy access to 429 and Shopping. Features include storage shed, fenced yard.

22. 2021-07-08
    status Active 160-char remark

    Show marketing remark (160 chars)

    Great 2/2. Use as a rental or a great first home NO HOA. Enjoy this cozy home with easy access to 429 and Shopping. Features include storage shed, fenced yard.

23. 2021-07-08
    status Pending 160-char remark

    Show marketing remark (160 chars)

    Great 2/2. Use as a rental or a great first home NO HOA. Enjoy this cozy home with easy access to 429 and Shopping. Features include storage shed, fenced yard.

24. 2021-07-02
    listed $169,900 Active 160-char remark

    Show marketing remark (160 chars)

    Great 2/2. Use as a rental or a great first home NO HOA. Enjoy this cozy home with easy access to 429 and Shopping. Features include storage shed, fenced yard.

25. 2006-01-12
    soldstatus $137,000
26. 2005-12-30
    soldstatus $137,000 175-char remark

    Show marketing remark (175 chars)

    Tiles throughtout entire house. Water Softner, New roof, New Windows and doors. Master Suite. Inside laundy room. Knock down ceilings Owner is making more repairs to property.

27. 2005-09-30
    listed $149,900 175-char remark

    Show marketing remark (175 chars)

    Tiles throughtout entire house. Water Softner, New roof, New Windows and doors. Master Suite. Inside laundy room. Knock down ceilings Owner is making more repairs to property.

28. 1990-10-01
    soldstatus $35,000

ⓘ 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: $3,250 · $271/mo
• Projected year-2 tax: $3,250 · $271/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $23,699
• − Mortgage interest: −$9,517
• − Property taxes: −$3,250
• − Insurance: −$850
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$4,943
• Taxable income: $1,348
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $3,608/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

• County: Orange County · 1,471,359 people
• City population: 47,327
• 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

+442.6% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2021-08-24 Sold (Public Records) $162,000 Public Records
• 2021-08-16 Sold (MLS) $162,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-07-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-02 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-12 Sold (Public Records) $137,000 Public Records
• 2005-12-30 Sold (MLS) $137,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-30 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 1990-10-01 Sold (Public Records) $35,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,250 · +9.9% YoY. Source: county tax records.