25 W Thrush St · Apopka, FL 32712

$239,900

3 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 31 Days on market

Built 1987 8,313 sqft lot Est $284k · 16% 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 +19.4/30.0
• ARV discount +14.5/15.0
• DSCR +6.1/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TRADITIONAL SALE Great room/open concept with partial vaulted ceiling. Move-in condition and just painted! Renovation in 2008 included roof, A/C, new kitchen with dishwasher, refrigerator and stove, new bathrooms, washer and dryer, and tile floors throughout. Breakfast bar accommodates several stools. Sliding kitchen door opens to large fenced back yard with huge concrete patio for your enjoyment and entertaining. Master bedroom features walk-in closet with adjustable shelving and private bath with tub/shower combo. Bath two has shower only. Inside laundry area. Garage with auto opener and rear yard access. A/C ducted into garage for easy conversion to third bedroom with private entrance. Within minutes of newer schools, grocery stores, major recreation complex, and easy access to important highways. SOLD "AS IS". Square footage was determined by appraisal, not public record.

Key facts

• Spacious yard
• Tile flooring
• Great room

Tags

• SPACIOUS YARD
• FLEXIBLE LIVING OPTIONS
• GREAT ROOM
• PARTIALLY VAULTED CEILING
• TILE FLOORING
• OPEN-CONCEPT LAYOUT

Property features AI

Finance

• Other: Homestead property
• HOA & community: Not in a development; Street lights in community

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public sewer; Water connected; Electricity connected; Cable connected; Water source: None stated
• Home design: Single family residence; One story; Home faces north
• Construction: Brick and wood siding construction; Shingle roof; Slab foundation; Built on lot of about 0.19 acres
• Exterior features: Private mailbox; Rain gutters; Sidewalk; Asphalt road frontage

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Cathedral ceilings; High ceilings; Solid wood cabinets; Thermostat
• Laundry & utility: Washer and dryer (laundry located in garage)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/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 $214k (10.9% below list).
• Recommended offer: $214k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.7% in Apopka — 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 (#594 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, employment B; Watch: crime D-, amenities F, commute 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: Dream Lake Elementary (math 52% / reading 52%, grade C-, #990 of 2,144 statewide, top 48%, 694 students, 65% FRL); Apopka High (math 19% / reading 47%, grade F, #406 of 667 statewide, top 61%, 3,507 students, 42% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents soft (-2.1%/yr); 662 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 31 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $75k; list at $240k implies a 220% gain — meaningful room to come down on a strong offer.

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 $213,655 (10.9% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.89% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $284,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
750 N Lake Ave	0.18mi	3/2.0	1,265 (+2%)	16mo	$305,000	$241	75
551 Moonbeam Rd	0.51mi	3/1.0	1,131 (-8%)	4mo	$258,000	$228	55
29 W Albatross St	0.11mi	4/2.0 (+1)	1,372 (+11%)	24mo	$316,000	$230	52

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: -12.0%
• Equity multiple: 0.58×
• Total profit: $-28,296
• Equity at exit: $35,770

10-year hold

• IRR: -7.3%
• Equity multiple: 0.59×
• Total profit: $-27,466
• Equity at exit: $20,742

Cash invested: $67,172 (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 32712

• Home prices YoY: -34.5%
• Rents YoY: -2.1%
• Active inventory: 662
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $266

Break-even live

Break-even rent $1,800

Max offer price $239,900

Occupancy floor 83%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 E Sandpiper St Apopka, FL	3.0	2.0	1414	$1,895	$1.34	23d	1	0.15mi
63 Jett Loop Apopka, FL	3.0	2.0	1463	$2,050	$1.40	2d	1	0.40mi
121 Summerset Dr Apopka, FL	3.0	2.0	1155	$1,971	$1.71	2d	1	0.54mi
220 Bonnie Glen Ln Apopka, FL	3.0	2.0	1141	$2,175	$1.91	4d	1	0.74mi
440 Breezeway Dr Apopka, FL	3.0	2.0	1148	$1,956	$1.70	21d	1	0.86mi
930 Loch Carron #1212 Apopka, FL	3.0	2.0	1457	$2,100	$1.44	4d	1	1.04mi
1355 Villa Ln Apopka, FL	2.0	2.5	1073	$1,695	$1.58	20d	1	1.42mi
1103 Errol Place Cir Apopka, FL	3.0	2.0	852	$2,099	$2.46	17d	1	1.43mi
1106 Villa Ln #81 Apopka, FL	2.0	2.0	980	$1,600	$1.63	7d	1	1.44mi
1118 Villa Ln #87 Apopka, FL	2.0	2.0	980	$1,890	$1.93	23d	1	1.44mi
850 E Votaw Rd Apopka, FL	2.0	1.0	912	$1,595	$1.75	14d	1	1.48mi

Listing history 25 events

1. 2026-06-19
   price $239,900 Active 31 DOM
2. 2026-06-18
   days on market $259,900 Active 31 DOM
3. 2026-06-17
   status $259,900 Active 30 DOM
4. 2026-06-07
   statusdays on market $259,900 Pending 30 DOM
5. 2026-06-04
   days on market $259,900 Active 28 DOM
6. 2026-06-03
   days on market $259,900 Active 27 DOM
7. 2026-06-02
   days on market $259,900 Active 26 DOM
8. 2026-06-02
   status $259,900 Active 25 DOM
9. 2026-05-04
   price $259,900
10. 2026-05-01
    listed $249,900 Active
11. 2014-05-28
    soldstatus $75,000
12. 2014-05-16
    soldstatus $75,000 Sold 899-char remark

    Show marketing remark (899 chars)

    TRADITIONAL SALE Great room/open concept with partial vaulted ceiling. Move-in condition and just painted! Renovation in 2008 included roof, A/C, new kitchen with dishwasher, refrigerator and stove, new bathrooms, washer and dryer, and tile floors throughout. Breakfast bar accommodates several stools. Sliding kitchen door opens to large fenced back yard with huge concrete patio for your enjoyment and entertaining. Master bedroom features walk-in closet with adjustable shelving and private bath with tub/shower combo. Bath two has shower only. Inside laundry area. Garage with auto opener and rear yard access. A/C ducted into garage for easy conversion to third bedroom with private entrance. Within minutes of newer schools, grocery stores, major recreation complex, and easy access to important highways. SOLD "AS IS". Square footage was determined by appraisal, not public record.

13. 2014-03-31
    status Pending 899-char remark

    Show marketing remark (899 chars)

    TRADITIONAL SALE Great room/open concept with partial vaulted ceiling. Move-in condition and just painted! Renovation in 2008 included roof, A/C, new kitchen with dishwasher, refrigerator and stove, new bathrooms, washer and dryer, and tile floors throughout. Breakfast bar accommodates several stools. Sliding kitchen door opens to large fenced back yard with huge concrete patio for your enjoyment and entertaining. Master bedroom features walk-in closet with adjustable shelving and private bath with tub/shower combo. Bath two has shower only. Inside laundry area. Garage with auto opener and rear yard access. A/C ducted into garage for easy conversion to third bedroom with private entrance. Within minutes of newer schools, grocery stores, major recreation complex, and easy access to important highways. SOLD "AS IS". Square footage was determined by appraisal, not public record.

14. 2014-03-23
    listed $84,000 Active 899-char remark

    Show marketing remark (899 chars)

    TRADITIONAL SALE Great room/open concept with partial vaulted ceiling. Move-in condition and just painted! Renovation in 2008 included roof, A/C, new kitchen with dishwasher, refrigerator and stove, new bathrooms, washer and dryer, and tile floors throughout. Breakfast bar accommodates several stools. Sliding kitchen door opens to large fenced back yard with huge concrete patio for your enjoyment and entertaining. Master bedroom features walk-in closet with adjustable shelving and private bath with tub/shower combo. Bath two has shower only. Inside laundry area. Garage with auto opener and rear yard access. A/C ducted into garage for easy conversion to third bedroom with private entrance. Within minutes of newer schools, grocery stores, major recreation complex, and easy access to important highways. SOLD "AS IS". Square footage was determined by appraisal, not public record.

15. 2008-09-16
    soldstatus $145,000
16. 2008-08-29
    soldstatus $145,000 421-char remark

    Show marketing remark (421 chars)

    Ready to move in! We just finished an extensive remodeling. This 3 bed / 2 bath home has a new roof, new A/C, new kitchen, new bathrooms, new tile, new carpet and fresh neutral paint. Quality materials were used to make this home look as new!The big back yard is perfect for entertaining and relaxing. Living here will bring you the comfort of being within minutes of schools, groceries and major highways. Broker / Owner

17. 2008-06-23
    listed $139,900 421-char remark

    Show marketing remark (421 chars)

    Ready to move in! We just finished an extensive remodeling. This 3 bed / 2 bath home has a new roof, new A/C, new kitchen, new bathrooms, new tile, new carpet and fresh neutral paint. Quality materials were used to make this home look as new!The big back yard is perfect for entertaining and relaxing. Living here will bring you the comfort of being within minutes of schools, groceries and major highways. Broker / Owner

18. 2008-06-23
    historical

    Show marketing remark (421 chars)

    Ready to move in! We just finished an extensive remodeling. This 3 bed / 2 bath home has a new roof, new A/C, new kitchen, new bathrooms, new tile, new carpet and fresh neutral paint. Quality materials were used to make this home look as new!The big back yard is perfect for entertaining and relaxing. Living here will bring you the comfort of being within minutes of schools, groceries and major highways. Broker / Owner

19. 2008-04-11
    listed $149,900
20. 2008-04-09
    historical
21. 2007-12-11
    listed $159,900
22. 2007-11-13
    historical
23. 2007-11-01
    listed $176,000
24. 1991-05-17
    soldstatus $30,800
25. 1987-03-01
    soldstatus $12,700

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$1,227/yr (+$102/mo · 160.6%)

ⓘ 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 8/10 Severe 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,639
• − Mortgage interest: −$13,438
• − Property taxes: −$764
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$6,979
• Taxable loss: −$844
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $3,397/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 — Apopka

• Score: 66/100
• State rank: #594
• US rank: #11020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apopka, FL
• County: Orange County · 1,471,359 people
• City population: 109,852
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 50,583
• Household income: $108,734
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 876.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 48% Hispanic / Latino 26% Two or more races 19% Black 16% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 19% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 21% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -149.12%
• Current HPI: 283.4441
• Rent YoY: ▼ -2.09%
• 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

+1946.5% since first listed

17 events — show timeline

• 2026-05-04 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2014-05-28 Sold (Public Records) $75,000 Public Records
• 2014-05-16 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2014-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-03-23 Listed $84,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-16 Sold (Public Records) $145,000 Public Records
• 2008-08-29 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2008-06-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-06-23 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-11 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-12-11 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2007-11-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-11-01 Listed $176,000 Stellar MLS as Distributed by MLS Grid
• 1991-05-17 Sold (Public Records) $30,800 Public Records
• 1987-03-01 Sold (Public Records) $12,700 Public Records

Property tax history

-1.5%/yr

Latest (2025): $764 · +4.6% YoY. Source: county tax records.