8 Orangewood Dr · Fruitland Park, FL 34731

$127,500

2 bd · 2.0 ba · 1,056 sqft · Condo public records · 48 Days on market

Built 1974 $125/mo HOA · 8% of rent

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE HOME IN A 55+ RESIDENT OWNED MOBILE HOME PARK. ALL APPLIANCES ARE NEWER. THIS HOME HAS NEWER WINDOWS. BATHROOMS ARE REMODELED, NEW FLOORING (2018), UPGRADED ELECTRIC PANEL, NEWER HVAC, AND NEWER FIXTURES. HOME IS A NICE FLOOR PLAN. PARK IS LOCATED ON LAKE GRIFFIN WITH BOAT SLIPS, OWN BOAT RAMP, LARGE CLUB HOUSE WITH LOTS OF ACTIVITIES TO JOIN IN ON. HAVE HEATED POOL AND SPA. LOW COST TO LIVE HERE WITH A LOW $125.00 HOA FEE WHICH COVERS: WATER, SEWER, MOWING OF LAWN, POOL, AND TRASH. MUST SEE THIS LOVELY HOME THAT IS CONVENIENT TO THE VILLAGES, HOSPITALS, DINING, GROCERY STORES AND DOCTORS. CALL TODAY FOR AN APPOINTMENT!

Key facts

• Fishing dock
• Shuffleboard courts
• Community pool

Tags

• PRIVATE COMMUNITY BOAT RAMP
• MARINA WITH BOAT SLIPS
• FISHING DOCK
• COMMUNITY POOL
• SHUFFLEBOARD COURTS
• COMMUNITY CENTER

Property features AI

Finance

• Other: Lease restrictions apply; Association approval required; Association contact listed
• Financial info: Total monthly fees $125 (total annual fees $1,500)
• HOA & community: Has HOA (monthly fee $125) — buyer approval required; HOA includes pool, maintenance, management, recreational facilities, sewer, trash, water; Community features: clubhouse, deed restrictions, pool, shuffleboard court, golf carts allowed; Senior community; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Private water; Private sewer; Cable available; Electricity connected; Water connected; Sprinkler meter
• Home design: Residential mobile home (double wide); One level; Northwest facing; Pillar/post/pier foundation
• Construction: Frame construction; Metal roof; Built as a double wide
• Exterior features: Covered, enclosed, screened porch; Porch; Awnings; Exterior lighting; Sliding doors; Sprinkler meter; Storage; Private water access to Lake Griffin (chain of lakes) with private boat ramp

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $128k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.0% in Fruitland Park — 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 70/100 on livability (#447 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A-; Watch: schools D, amenities F, commute F.
• Lake (suburban): math 49% / reading 50% proficiency, ranked #37 of 73 in FL (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 165 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 4 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 $80k; list at $128k implies a 59% 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 $123,675 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,668
• Equity at exit: $19,011

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $21,031
• Equity at exit: $11,024

Cash invested: $35,700 (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 34731

• Home prices YoY: -10.1%
• Active inventory: 165
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$669
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$53
• HOA: −$125
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $281

Break-even live

Break-even rent $1,205

Max offer price $127,500

Occupancy floor 77%

Sensitivity live

Price	-10% $354	-5% $318	+0% $281	+5% $245	+10% $209
Rent	-10% $158	-5% $220	+0% $281	+5% $343	+10% $405
Rate	-1.0pp $346	-0.5pp $314	base $281	+0.5pp $248	+1.0pp $215

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Wood Duck Ln Fruitland Park, FL	2.0	2.0	1235	$1,475	$1.19	18d	1	0.30mi
1414 N Lake View Ave Leesburg, FL	4.0	1.0–3.0	1700	$1,440	$0.85	3d	3	0.61mi
2117 Citrus Blvd Unit 6 Leesburg, FL	2.0	1.0	800	$1,000	$1.25	2d	1	1.10mi
2511 Sennett Dr Leesburg, FL	2.0–4.0	2.0	1215	$1,508	$1.24	24d	1	1.17mi
306 N Iona Ave Fruitland Park, FL	1.0	1.0	1400	$1,500	$1.07	24d	1	1.26mi
2400 Silver Pointe Cir Leesburg, FL	1.0–2.0	1.0	837	$1,050	$1.25	24d	1	1.27mi
1241 Atlantic Ave Fruitland Park, FL	3.0	2.0	1344	$2,100	$1.56	24d	1	1.29mi

HOA detail condo

• Monthly dues: $125 · $1,500/yr
• Likely covers: watersewertrashelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-03
   status Pending
2. 2026-04-08
   price $127,500
3. 2026-03-16
   listed $132,000 Active
4. 2019-11-26
   soldstatus $80,000 Sold 633-char remark

   Show marketing remark (633 chars)

   NICE HOME IN A 55+ RESIDENT OWNED MOBILE HOME PARK. ALL APPLIANCES ARE NEWER. THIS HOME HAS NEWER WINDOWS. BATHROOMS ARE REMODELED, NEW FLOORING (2018), UPGRADED ELECTRIC PANEL, NEWER HVAC, AND NEWER FIXTURES. HOME IS A NICE FLOOR PLAN. PARK IS LOCATED ON LAKE GRIFFIN WITH BOAT SLIPS, OWN BOAT RAMP, LARGE CLUB HOUSE WITH LOTS OF ACTIVITIES TO JOIN IN ON. HAVE HEATED POOL AND SPA. LOW COST TO LIVE HERE WITH A LOW $125.00 HOA FEE WHICH COVERS: WATER, SEWER, MOWING OF LAWN, POOL, AND TRASH. MUST SEE THIS LOVELY HOME THAT IS CONVENIENT TO THE VILLAGES, HOSPITALS, DINING, GROCERY STORES AND DOCTORS. CALL TODAY FOR AN APPOINTMENT!

5. 2019-10-29
   status Pending 633-char remark

   Show marketing remark (633 chars)

   NICE HOME IN A 55+ RESIDENT OWNED MOBILE HOME PARK. ALL APPLIANCES ARE NEWER. THIS HOME HAS NEWER WINDOWS. BATHROOMS ARE REMODELED, NEW FLOORING (2018), UPGRADED ELECTRIC PANEL, NEWER HVAC, AND NEWER FIXTURES. HOME IS A NICE FLOOR PLAN. PARK IS LOCATED ON LAKE GRIFFIN WITH BOAT SLIPS, OWN BOAT RAMP, LARGE CLUB HOUSE WITH LOTS OF ACTIVITIES TO JOIN IN ON. HAVE HEATED POOL AND SPA. LOW COST TO LIVE HERE WITH A LOW $125.00 HOA FEE WHICH COVERS: WATER, SEWER, MOWING OF LAWN, POOL, AND TRASH. MUST SEE THIS LOVELY HOME THAT IS CONVENIENT TO THE VILLAGES, HOSPITALS, DINING, GROCERY STORES AND DOCTORS. CALL TODAY FOR AN APPOINTMENT!

6. 2019-09-26
   listed $84,900 Active 633-char remark

   Show marketing remark (633 chars)

   NICE HOME IN A 55+ RESIDENT OWNED MOBILE HOME PARK. ALL APPLIANCES ARE NEWER. THIS HOME HAS NEWER WINDOWS. BATHROOMS ARE REMODELED, NEW FLOORING (2018), UPGRADED ELECTRIC PANEL, NEWER HVAC, AND NEWER FIXTURES. HOME IS A NICE FLOOR PLAN. PARK IS LOCATED ON LAKE GRIFFIN WITH BOAT SLIPS, OWN BOAT RAMP, LARGE CLUB HOUSE WITH LOTS OF ACTIVITIES TO JOIN IN ON. HAVE HEATED POOL AND SPA. LOW COST TO LIVE HERE WITH A LOW $125.00 HOA FEE WHICH COVERS: WATER, SEWER, MOWING OF LAWN, POOL, AND TRASH. MUST SEE THIS LOVELY HOME THAT IS CONVENIENT TO THE VILLAGES, HOSPITALS, DINING, GROCERY STORES AND DOCTORS. CALL TODAY FOR AN APPOINTMENT!

7. 2018-08-03
   soldstatus $76,000 Sold 22-char remark

   Show marketing remark (22 chars)

   MLS DATA purposes only

8. 2018-07-21
   historical 22-char remark

   Show marketing remark (22 chars)

   MLS DATA purposes only

9. 2018-07-19
   listed $76,000 22-char remark

   Show marketing remark (22 chars)

   MLS DATA purposes only

10. 2017-02-10
    soldstatus $58,000 Sold
11. 2017-01-22
    status Pending
12. 2016-12-21
    listed $70,000 Active

ⓘ 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: $1,259 · $105/mo
• Projected year-2 tax: $1,259 · $105/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,731
• − Mortgage interest: −$7,142
• − Property taxes: −$1,259
• − Insurance: −$638
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − HOA: −$1,500
• − Depreciation: −$3,709
• Taxable income: $1,486
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $3,021/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: Lake
• NCES district ID: 1201050
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $46,632
• Composite: 42.05/100
• National rank: #3327
• State rank: #37 of 73 in FL

Livability — Fruitland Park

• Score: 70/100
• State rank: #447
• US rank: #8098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 12,196
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 12,196
• Household income: $66,300
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 269.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 386,640 people
• By 2030: 417,107 · +7.9%
• By 2040: 476,676 · +23.3%
• By 2050: 531,296 · +37.4%
• By 2075: 648,303 · +67.7%
• By 2100: 698,530 · +80.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 11% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Serbian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Lake

• 2024 margin: Strong R (+24.7) · D 37.3% · R 62.0%
• 2008→2024 swing: -11.2pp toward R · 2008: -13.5pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+20.0 2016: R+23.1 2012: R+17.1 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.91%
• Current HPI: 318.8206
• Rent YoY: —
• 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

+82.1% since first listed

12 events — show timeline

• 2026-05-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $127,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Listed $132,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-26 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-09-26 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2018-08-03 Sold (MLS) $76,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-07-19 Listed $76,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-10 Sold (MLS) $58,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-12-21 Listed $70,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $1,259 · +2.6% YoY. Source: county tax records.