3000 Clarcona Rd #823 · Clarcona, FL 32703

$79,900

1 bd · 1.0 ba · 408 sqft · Condo public records · 31 Days on market

Built 1985 $237/mo HOA · 19% of rent

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Why this score? — see what drove the B- 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 +27.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your home in the gated mobile home community living in Apopka for under $80K, and you OWN the land! This one bedroom/one bath home was completely remodeled in 2024. It feels fresh and modern with new flooring, updated cabinets, fresh paint, wood ceilings, and renovated bathrooms. A washer and dryer are included for added convenience. Though just over 400 sq ft, the smart layout and thoughtful upgrades make the space feel surprisingly open and comfortable. The kitchen features a gas stove, while the electric water heater and split-system AC provide efficient comfort year-round. There's a community pool, basketball courts and even a convenience store on site. Short-term rentals are

Key facts

• Updated cabinets
• Fresh paint
• Completely remodeled

Tags

• GATED MOBILE HOME COMMUNITY
• COMPLETELY REMODELED
• NEW FLOORING
• UPDATED CABINETS
• FRESH PAINT
• WOOD CEILINGS

Property features AI

Finance

• Other: Total living area reported as 408 (public records); Lot vegetation includes trees/landscaping; Lot size about 0.06 acre (0 to less than 1/4 acre)
• Financial info: No lease restrictions indicated; Unfurnished
• HOA & community: Monthly HOA fee of $237; Association amenities include clubhouse, pool, playground, basketball court; Association fee covers pool, sewer, trash and water; Pets allowed; Golf carts permitted in community; Community mailbox

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured single-wide home; One story; Faces west
• Construction: Metal siding; Shingle roof; Built on crawlspace and slab foundation; Built area about 408 (public records)
• Exterior features: Sliding doors; Private lot; Street is one-way; Paved road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Natural gas heating; Ductless heating; Mini-split cooling; Wall/window unit cooling
• Interior features: Built-in features; Ceiling fans; Kitchen/family room combo
• Laundry & utility: Washer; Dryer; No dedicated laundry room (None listed)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#792 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment 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); Wekiva High (math 17% / reading 37%, grade F, #478 of 667 statewide, top 73%, 2,207 students, 62% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 35% at this address vs 48% district-wide (-14 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); 564 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $552 of loan paydown is wiped out by about $2k 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 ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $50k; list at $80k implies a 60% 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.56% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,041
• Equity at exit: $11,913

10-year hold

• IRR: 4.0%
• Equity multiple: 1.24×
• Total profit: $5,390
• Equity at exit: $6,908

Cash invested: $22,372 (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: 564
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$33
• HOA: −$237
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $242

Break-even live

Break-even rent $940

Max offer price $79,900

Occupancy floor 76%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$950	$1.56	1d	6	0.24mi
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$900	$1.48	7d	6	0.24mi

HOA detail condo

• Monthly dues: $237 · $2,844/yr
• Likely covers: watergaselectricpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $79,900 Active 31 DOM
2. 2026-06-17
   days on market $79,900 Active 30 DOM
3. 2026-06-16
   days on market $79,900 Active 29 DOM
4. 2026-06-15
   days on market $79,900 Active 28 DOM
5. 2026-06-13
   days on market $79,900 Active 26 DOM
6. 2026-06-13
   days on market $79,900 Active 25 DOM
7. 2026-06-09
   days on market $79,900 Active 22 DOM
8. 2026-06-08
   days on market $79,900 Active 21 DOM
9. 2026-06-07
   days on market $79,900 Active 20 DOM
10. 2026-06-04
    days on market $79,900 Active 17 DOM
11. 2026-06-03
    days on market $79,900 Active 16 DOM
12. 2026-06-02
    days on market $79,900 Active 15 DOM
13. 2026-06-01
    days on market $79,900 Active 14 DOM
14. 2026-05-31
    days on market $79,900 Active 13 DOM
15. 2026-05-13
    listed $79,900 Active
16. 2025-08-29
    historical
17. 2025-07-09
    listed $85,000 Active
18. 2025-03-31
    historical
19. 2025-01-11
    listed $85,000 Active
20. 2024-09-10
    historical $1,100
21. 2024-09-06
    listed $1,100
22. 2024-09-05
    historical
23. 2024-08-22
    price $85,000
24. 2024-07-18
    price $89,900
25. 2024-07-05
    listed $92,500 Active
26. 2024-06-03
    soldstatus $49,900
27. 2024-05-28
    soldstatus $43,000
28. 2024-05-23
    soldstatus $43,000 Closed
29. 2024-05-06
    status Pending
30. 2024-04-29
    listed $42,000 Active
31. 2023-12-29
    soldstatus $25,000
32. 2003-12-30
    soldstatus $17,500

ⓘ 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: $635 · $53/mo
• Projected year-2 tax: $663 · $55/mo
• Expected delta: +$28/yr (+$2/mo · 4.4%)

ⓘ 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 6 d/yr ≥108°F today · 18 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: $14,952
• − Mortgage interest: −$4,476
• − Property taxes: −$635
• − Insurance: −$400
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − HOA: −$2,844
• − Depreciation: −$2,324
• Taxable income: $1,881
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $2,454/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 — Clarcona

• Score: 61/100
• State rank: #792
• US rank: #18165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarcona, FL
• County: Orange County · 1,471,359 people
• 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

+356.6% since first listed

18 events — show timeline

• 2026-05-13 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-09 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-11 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-10 Rental Removed $1,100 STELLARMLS
• 2024-09-06 Listed for Rent $1,100 STELLARMLS
• 2024-09-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-22 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-18 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-05 Listed $92,500 Stellar MLS as Distributed by MLS Grid
• 2024-06-03 Sold (Public Records) $49,900 Public Records
• 2024-05-28 Sold (Public Records) $43,000 Public Records
• 2024-05-23 Sold (MLS) $43,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-29 Listed $42,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-29 Sold (Public Records) $25,000 Public Records
• 2003-12-30 Sold (Public Records) $17,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $635 · +24.3% YoY. Source: county tax records.