4125 Myrtle Oak Ct #1849 · Zellwood, FL 32798

$229,000

3 bd · 2.0 ba · 1,380 sqft · Manufactured · 5 Days on market

Built 2021 6,420 sqft lot Est $211k · 8% over $415/mo HOA · 17% of rent ↓ 5% since listing

---

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 +11.8/30.0
• Appreciation +6.3/10.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• ARV discount +3.7/15.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

One of the Newer Homes in the Zellwood Station 55 Plus Community, Built 2021, this 3 bedroom 2 bath split plan is MOVE-IN Ready plus it's partially furnished! Located on a quiet Cul-de-sac with close proximity to the Full Service Whistlestop Resturant/Bar, Pro Shop and one of the 4 available pools. New Laminate Flooring in most rooms, Open Floorplan. Kitchen w/ Island, Living Room and Dining Room provide great entertaining space. Rear Screen porch for outdoor dining, Golf Cart Garage off the DOUBLE COVERED CARPORT. Inside Laundry Room is a plus. Must see to capture the welcoming feeling this home provides. PET FRIENDLY. $415 HOA includes High-speed underground Fiber Optic Cable & Int

Key facts

• Open floorplan
• Golf cart garage
• Cul-de-sac

Tags

• CUL-DE-SAC
• NEW LAMINATE FLOORING
• OPEN FLOORPLAN
• REAR SCREEN PORCH
• GOLF CART GARAGE
• INSIDE LAUNDRY ROOM

Property features AI

Finance

• Other: Lease restrictions apply; Furnished (yes)
• Financial info: Total monthly fees noted as $415; total annual fees noted as $4,980
• HOA & community: HOA membership required with monthly fee ($415); Association includes 24-hour guard, cable TV, internet, pool, maintenance of grounds, management, security, trash, escrow reserves and common area taxes; Community amenities include clubhouse, fitness center, pool, tennis and pickleball courts, shuffleboard, spa/hot tub, park, trails, golf, recreation facilities and storage; Buyer approval required; association approval required; Senior community with on-site property manager; Pets allowed with restrictions (breed limits, number limit; cats and dogs allowed)

Exterior

• Parking: Golf cart garage and golf cart parking; Carport with 2 spaces
• Security: Gated community with security gate; Smoke detectors
• Utilities: Private and public water available/connected; Public sewer available/connected; Electricity available and connected; Fiber optics, cable and phone available; High-speed internet/BB availability; Underground utilities
• Home design: Residential manufactured home (double wide); 2021 model year; One story; Faces south; Completed condition; Foundation: Other
• Construction: Vinyl siding; Shingle roof; Double wide manufactured body type; Built/marked as 2021
• Exterior features: Covered, enclosed and screened rear porch/patio; Patio and porch; Storage structure; Mature landscaping; Lot on a cul-de-sac; Landscaped lot; Near golf course; Paved asphalt road; Private maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Open floorplan with living/dining combo; Split bedroom layout; Vaulted ceilings; Walk-in closets; Window treatments; Aluminum window frames
• Laundry & utility: Inside laundry room with washer and dryer hookups; Dryer hookup (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $-62 ($-745/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (3.9% below list).
• Meets the 1% rule at list price ($2k rent vs $229k).
• Recommended offer: $220k (3.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#248 in FL, #3,918 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute D-, health & safety D-.
• 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: Wolf Lake Elementary (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 733 students, 49% FRL); Wolf Lake Middle (math 57% / reading 52%, grade B-, #183 of 571 statewide, top 34%, 1,194 students, 45% FRL); Apopka High (math 19% / reading 47%, grade F, #406 of 667 statewide, top 61%, 3,507 students, 42% FRL).
• Market conditions: 104 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $6k appreciation (2.5% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,019 (3.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.07% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $211,140
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3768 Diamond Oak Way #626	0.64mi	2/2.0 (-1)	1,312 (-5%)	9mo	$145,200	$111	49
3644 Parway Rd #1149	0.63mi	2/2.0 (-1)	1,538 (+11%)	1mo	$235,000	$153	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.28×
• Total profit: $17,954
• Equity at exit: $96,616

10-year hold

• IRR: 8.4%
• Equity multiple: 2.21×
• Total profit: $77,470
• Equity at exit: $144,135

Cash invested: $64,120 (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 32798

• Home prices YoY: 1.0%
• Active inventory: 104
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$415
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-62

Break-even live

Break-even rent $2,529

Max offer price $220,019

Occupancy floor 98%

Sensitivity live

Price	-10% $96	-5% $17	+0% $-62	+5% $-141	+10% $-220
Rent	-10% $-256	-5% $-159	+0% $-62	+5% $35	+10% $131
Rate	-1.0pp $53	-0.5pp $-4	base $-62	+0.5pp $-121	+1.0pp $-182

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3875 Denali Dr Apopka, FL	3.0	2.5	1734	$2,450	$1.41	24d	1	1.13mi

HOA detail

• Monthly dues: $415 · $4,980/yr
• Likely covers: cablepool

Listing history 4 events

1. 2026-06-21
   days on market $229,000 Active 5 DOM
2. 2026-06-18
   days on market $229,000 Active 2 DOM
3. 2026-06-17
   remarks 695-char remark
4. 2026-06-17
   listed $229,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $29,400
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$4,980
• − Depreciation: −$6,662
• Taxable loss: −$4,353
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $300/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 — Zellwood

• Score: 75/100
• State rank: #248
• US rank: #3918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zellwood, FL
• City population: 2,159
• Population (ZIP): 2,159

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Iranian 5% Lithuanian 5% Romanian 2%
• Foreign-born: 5%
• Languages at home: 89% English-only · Spanish 9% German/W. Germanic 3%

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: ▲ 2.50%
• Current HPI: 254.7681
• Rent YoY: —
• Metro: —
• 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

-4.5% since first listed

2 events — show timeline

• 2026-06-16 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listed $239,900 Stellar MLS as Distributed by MLS Grid