3000 Clarcona Rd #2715 · Clarcona, FL 32703

$79,900

2 bd · 1.0 ba · 426 sqft · Condo public records · 8 Days on market

Built 1987 $272/mo HOA · 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

PRICED TO SELL, motivated seller! This is a beautiful, well-maintained 1-bedroom, 1-bathroom home where you OWN THE LAND! This corner lot offers privacy, space, and is located in the gated community of Clarcona Resort. The home features a large enclosed patio for extra living space, laminate and tile floors throughout, and vaulted ceilings. There is on-site management, and by living in this community, you’ll have access to a wide range of amenities, including a pool, mini golf, rec hall, playground, and golf cart-friendly roads. There is also a detached shed that has been converted into a fully equipped laundry room. The HOA covers water, sewer, trash pickup, and 24-hour gated securit

Key facts

• Gated community
• Access to amenities
• Large enclosed patio

Tags

• CORNER LOT
• GATED COMMUNITY
• LARGE ENCLOSED PATIO
• DETACHED SHED
• FULLY EQUIPPED LAUNDRY ROOM
• ACCESS TO AMENITIES

Property features AI

Finance

• Other: Partially furnished; No lease restrictions indicated
• Financial info: Total annual fees approx. $3,270
• HOA & community: Monthly association fee of $272.50; Association fees required; Pets allowed

Exterior

• Parking: Driveway
• Security: Gated community
• Utilities: Public water; Public sewer; Cable available; Public utilities
• Home design: Manufactured single-wide home; One level; Facing west
• Construction: Metal frame construction; Metal siding; Metal roof; Crawlspace foundation; Built on a small lot (approx. 0.05 acre)
• Exterior features: Corner lot; Paved lot/driveway; Storage shed

Interior

• Kitchen: Cooktop; Range; Range hood; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate; Tile; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Kitchen/family room combo; Window treatments; Gated community
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 6y 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 $64k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.24% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.90%
• DSCR: 2.51
• GRM: 3.7

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: 25.2%
• Equity multiple: 1.99×
• Total profit: $22,221
• Equity at exit: $11,913

10-year hold

• IRR: 30.7%
• Equity multiple: 3.31×
• Total profit: $51,572
• 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: 3.7×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$33
• HOA: −$272
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $632

Break-even live

Break-even rent $992

Max offer price $79,900

Occupancy floor 60%

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	$1,650	$2.71	2d	6	0.16mi
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$1,695	$2.79	8d	6	0.16mi

HOA detail condo

• Monthly dues: $272 · $3,264/yr
• Likely covers: watersewertrashpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $79,900 Active 8 DOM
2. 2026-06-17
   days on market $79,900 Active 7 DOM
3. 2026-06-16
   days on market $79,900 Active 6 DOM
4. 2026-06-15
   days on market $79,900 Active 5 DOM
5. 2026-06-13
   days on market $79,900 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $79,900 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: $711 · $59/mo
• Projected year-2 tax: $711 · $59/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 6 d/yr ≥108°F today · 17 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: $21,501
• − Mortgage interest: −$4,476
• − Property taxes: −$711
• − Insurance: −$400
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$3,264
• − Depreciation: −$2,324
• Taxable income: $6,887
• Est. tax owed @ 24.0%: −$1,653
• After-tax cash flow: $5,931/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

+470.7% since first listed

21 events — show timeline

• 2026-06-10 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-06 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-02 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-16 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-12-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-31 Listed $98,500 Stellar MLS as Distributed by MLS Grid
• 2020-08-25 Sold (Public Records) $64,000 Public Records
• 2020-08-18 Sold (MLS) $64,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-04-23 Price Changed $64,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-15 Listed $68,000 Stellar MLS as Distributed by MLS Grid
• 2001-03-02 Sold (Public Records) $19,000 Public Records
• 1995-06-14 Sold (Public Records) $14,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $711 · +3.4% YoY. Source: county tax records.