346 N Maine Ave · Apopka, FL 32712

$265,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 3 Days on market

Built 1946 0.48 ac lot Est $265k · at est.

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This home has a lot of potential! It is a fixer upper nestled on a large site. There is a warehouse located on the back portion of the lot behind the main house.

Key facts

• Large site
• 0.48 acre lot
• Built 1946

Tags

• LARGE SITE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $79 ($949/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 $208k (21.6% below list).
• Recommended offer: $208k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: schools D+, crime D-, amenities 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 (-2.1%/yr); 662 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,807 (21.6% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.78% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $265,056
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
346 N Maine Ave	0.00mi	2/1.0	1,056 (0%)	1mo	$265,000	$251	99
486 Spreading Oak Cir	0.25mi	2/2.0	998 (-6%)	4mo	$235,000	$235	72
551 Moonbeam Rd	0.54mi	3/1.0 (+1)	1,131 (+7%)	4mo	$258,000	$228	55
663 O Shea Ct	0.62mi	2/1.0	957 (-9%)	20mo	$275,000	$287	39

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: -17.3%
• Equity multiple: 0.41×
• Total profit: $-44,129
• Equity at exit: $39,512

10-year hold

• IRR: -15.0%
• Equity multiple: 0.24×
• Total profit: $-56,022
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $79

Break-even live

Break-even rent $1,978

Max offer price $265,000

Occupancy floor 91%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
440 Breezeway Dr Apopka, FL	3.0	2.0	1148	$1,956	$1.70	22d	1	0.19mi
220 Bonnie Glen Ln Apopka, FL	3.0	2.0	1141	$2,175	$1.91	4d	1	0.38mi
121 Summerset Dr Apopka, FL	3.0	2.0	1155	$1,971	$1.71	2d	1	0.56mi
1103 Errol Place Cir Apopka, FL	3.0	2.0	852	$2,099	$2.46	18d	1	0.72mi
356 W 4th St Apopka, FL	3.0	2.0	1250	$2,300	$1.84	24d	1	0.78mi
3 E Sandpiper St Apopka, FL	3.0	2.0	1414	$1,895	$1.34	24d	1	0.96mi
930 Loch Carron #1212 Apopka, FL	3.0	2.0	1457	$2,100	$1.44	4d	1	1.08mi
63 Jett Loop Apopka, FL	3.0	2.0	1463	$2,050	$1.40	2d	1	1.43mi
1106 Villa Ln #81 Apopka, FL	2.0	2.0	980	$1,600	$1.63	7d	1	1.45mi
1118 Villa Ln #87 Apopka, FL	2.0	2.0	980	$1,890	$1.93	24d	1	1.45mi
617 E 1st St Apopka, FL	2.0	2.0	1288	$2,195	$1.70	24d	1	1.47mi

Listing history 5 events

1. 2026-05-13
   soldstatus $265,000
2. 2026-03-13
   status Pending
3. 2026-03-12
   price $265,000
4. 2026-03-05
   listed $255,000 Active
5. 1975-06-01
   soldstatus $19,500

ⓘ 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: $750 · $63/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$1,449/yr (+$121/mo · 193.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $24,937
• − Mortgage interest: −$14,844
• − Property taxes: −$750
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$7,709
• Taxable loss: −$3,681
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $1,832/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

• 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

+1259.0% since first listed

5 events — show timeline

• 2026-05-13 Sold (Public Records) $265,000 Public Records
• 2026-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 1975-06-01 Sold (Public Records) $19,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $750 · +17.2% YoY. Source: county tax records.