470 Meadow Sweet Ct · Ocoee, FL 34761

$275,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 3 Days on market

Built 1981 7,368 sqft lot Est $270k · 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 +13.5/30.0
• ARV discount +6.7/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome home to this adorable and meticulously maintained 3-bedroom, 1-bathroom property that perfectly blends charm, functionality, and outdoor living. From the moment you arrive, you'll appreciate the fresh interior and exterior paint, newer windows throughout, and the pride of ownership that shines in every detail. Inside, you'll find a comfortable and inviting layout complemented by a brand-new HVAC system installed in May 2026, a brand-new dishwasher, blown-in attic insulation for improved energy efficiency, and peace of mind knowing the home was re-plumbed in 2018. Additional major updates include a 2021 roof and 2018 water heater. Step outside

Key facts

• 2018 water heater
• 2021 roof
• Re-plumbed

Tags

• NEWER WINDOWS
• BRAND NEW HVAC SYSTEM
• BLOWN-IN ATTIC INSULATION
• RE-PLUMBED
• 2021 ROOF
• 2018 WATER HEATER

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Broadband / high-speed internet available
• Home design: Single-family residence; One story; Homestead exempt; Property zoned R-1; Home faces south
• Construction: Block construction; Shingle roof; Slab foundation; Built area approximately 1,356 square feet
• Exterior features: Covered, enclosed and screened patio / rear porch; Patio; Sliding doors; Private mailbox; Sidewalk; Wood fencing; Shed(s); Trees and landscaping; Corner lot; Cleared lot; Asphalt road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo
• Laundry & utility: Washer; Dryer; Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $11 ($131/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 $209k (23.9% below list).
• Recommended offer: $209k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Market conditions: Rents rising (+1.0%/yr); 351 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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.
• Current owner paid $55k; list at $275k implies a 400% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,352 (23.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.76% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $270,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
470 Meadow Sweet Ct	0.00mi	3/1.0	1,000 (0%)	0mo	$275,000	$275	100
405 Caballero Rd	0.47mi	3/1.0	1,025 (+2%)	2mo	$192,000	$187	72
1909 Lauren Beth Ave	0.61mi	3/1.0	1,000 (0%)	2mo	$298,900	$299	70
1907 Jessica Lea Ln	0.46mi	2/1.0 (-1)	1,008 (+1%)	15mo	$295,000	$293	60
323 Meadow Sweet Ct	0.13mi	3/2.0	1,120 (+12%)	16mo	$302,900	$270	57
1906 Jessica Lea Ln	0.44mi	3/2.0	1,066 (+7%)	10mo	$266,000	$250	56
600 Nicole Blvd	0.40mi	3/2.0	1,066 (+7%)	16mo	$268,000	$251	53
911 Ursula St	0.46mi	3/2.0	1,075 (+8%)	12mo	$265,000	$247	52
1006 Idaho Ct	0.67mi	2/1.0 (-1)	1,008 (+1%)	16mo	$240,000	$238	49
1604 Starfire Ln	0.33mi	3/2.0	1,102 (+10%)	18mo	$316,000	$287	49
1009 Arizona Ct	0.66mi	2/1.0 (-1)	1,008 (+1%)	20mo	$278,000	$276	46

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 · 1.04% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.38×
• Total profit: $-48,043
• Equity at exit: $41,003

10-year hold

• IRR: -14.0%
• Equity multiple: 0.25×
• Total profit: $-57,431
• Equity at exit: $23,777

Cash invested: $77,000 (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 34761

• Home prices YoY: -28.3%
• Rents YoY: 1.0%
• Active inventory: 351
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,094 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $11

Break-even live

Break-even rent $2,080

Max offer price $275,000

Occupancy floor 94%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 10th Ave Ocoee, FL	3.0	1.0	1500	$1,500	$1.00	24d	1	0.27mi
10536 3rd Ave Ocoee, FL	3.0	2.0	1425	$2,040	$1.43	20d	1	0.41mi
2007 Shari Lynn Ter Ocoee, FL	3.0	2.0	1378	$2,175	$1.58	4d	1	0.45mi
1204 Sandy Beach Rd Ocoee, FL	3.0	2.0	1380	$2,175	$1.58	8d	1	0.47mi
114 Parker Cove Ct Ocoee, FL	3.0	2.0	1425	$2,115	$1.48	24d	1	0.54mi
1013 Arizona Ct Ocoee, FL	3.0	2.0	1108	$1,850	$1.67	4d	1	0.69mi
611 N Lakewood Ave Ocoee, FL	2.0	1.0	944	$800	$0.85	24d	1	1.00mi
1236 Arbour Point Way Ocoee, FL	1.0–3.0	1.0–2.0	1233	$2,000	$1.62	24d	10	1.13mi
1903 Brancaster Cir Ocoee, FL	2.0	2.5	1275	$1,900	$1.49	13d	1	1.34mi
2285 Crown Village Rd Ocoee, FL	1.0–3.0	1.0–2.5	1334	$3,556	$2.67	2d	65	1.43mi

Listing history 3 events

1. 2026-06-02
   status $275,000 Pending 3 DOM
2. 2026-06-01
   days on market $275,000 Active 3 DOM
3. 2026-05-31
   days on market $275,000 Active 2 DOM

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,247/yr (+$104/mo · 120.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 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: $25,122
• − Mortgage interest: −$15,404
• − Property taxes: −$1,035
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − Depreciation: −$8,000
• Taxable loss: −$4,712
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $1,262/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

• Census place: Ocoee, FL
• County: Orange County · 1,471,359 people
• City population: 47,327
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 47,327
• Household income: $96,415
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1197.0

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 0.72)
• Race & ethnicity: White 39% Hispanic / Latino 29% Black 19% Two or more races 13% Asian 5%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 2% German 2%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 19% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -114.83%
• Current HPI: 290.5598
• Rent YoY: ▲ 1.04%
• 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

+400.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 1991-06-01 Sold (Public Records) $55,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,035 · +8.2% YoY. Source: county tax records.