2516 Amyris Ct #603 · Zellwood, FL 32798

$157,500

2 bd · 2.0 ba · 1,426 sqft · Manufactured public records · 16 Days on market

Built 1988 6,020 sqft lot Est $158k · at est. $415/mo HOA · 17% 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 +7.7/15.0
• Appreciation +6.3/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ZELLWOOD STATION 2-BEDROOM 2 BATH Palm Harbor home located on a quiet cul-de-sac in the PET FRIENDLY area. Woods and greenspace behind the house add to the peaceful location. Living spaces are large and open, high ceilings and engineered hardwood floors. Kitchen has eat-in breakfast nook, living dining combo, inside laundry room and both bedrooms are ample. Plus, Florida room / multi-purpose room off the living room. Extra large carport is a bonus! This house is beautiful and move in ready! Zellwood Station is a Resident Owned 55+ Golfing Community located between Apopka and Mt Dora. We have a 72 Par golf course, 4 pools, pickleball and tennis courts; water exercise and line dancing classes and our own Whistle Stop Restaurant and Lounge with banquet facilities. There is always something to do here. Close to the 429 for easy access to airports and attractions, we are close to shopping, restaurants, medical facilities and churches. Come and see what we have to offer!

Key facts

• Extra large carport
• 72 par golf course
• Woods and greenspace

Tags

• CUL-DE-SAC
• PET FRIENDLY
• WOODS AND GREENSPACE
• FLORIDA ROOM
• EXTRA LARGE CARPORT
• 72 PAR GOLF COURSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $155k (1.5% below list) — sets the bar for market timing.

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: schools D+, amenities F, commute 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.
• Market conditions: 103 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 $5k of equity ($1k loan paydown + $4k 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 $44k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $130k; 21% 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; moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,137 (1.5% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.56% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.13%
• DSCR: 1.72
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $158,286
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3644 Parway Rd #1149	0.27mi	2/2.0	1,538 (+8%)	1mo	$235,000	$153	74
3768 Diamond Oak Way #626	0.14mi	2/2.0	1,312 (-8%)	9mo	$145,200	$111	72
3749 Cohen Dr #720	0.21mi	2/2.0	1,602 (+12%)	13mo	$147,000	$92	59
3366 Evergreen Rd #1701	0.58mi	2/2.0	1,248 (-12%)	3mo	$124,000	$99	49

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: 21.6%
• Equity multiple: 2.20×
• Total profit: $52,817
• Equity at exit: $66,450

10-year hold

• IRR: 23.1%
• Equity multiple: 4.19×
• Total profit: $140,611
• Equity at exit: $99,132

Cash invested: $44,100 (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: 103
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$826
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$66
• HOA: −$415
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $593

Break-even live

Break-even rent $1,700

Max offer price $157,500

Occupancy floor 71%

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: $39,375
• Closing costs: $4,725
• 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	21d	1	1.44mi

HOA detail

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

Listing history 10 events

1. 2026-05-08
   status Pending 980-char remark

   Show marketing remark (980 chars)

   ZELLWOOD STATION 2-BEDROOM 2 BATH Palm Harbor home located on a quiet cul-de-sac in the PET FRIENDLY area. Woods and greenspace behind the house add to the peaceful location. Living spaces are large and open, high ceilings and engineered hardwood floors. Kitchen has eat-in breakfast nook, living dining combo, inside laundry room and both bedrooms are ample. Plus, Florida room / multi-purpose room off the living room. Extra large carport is a bonus! This house is beautiful and move in ready! Zellwood Station is a Resident Owned 55+ Golfing Community located between Apopka and Mt Dora. We have a 72 Par golf course, 4 pools, pickleball and tennis courts; water exercise and line dancing classes and our own Whistle Stop Restaurant and Lounge with banquet facilities. There is always something to do here. Close to the 429 for easy access to airports and attractions, we are close to shopping, restaurants, medical facilities and churches. Come and see what we have to offer!

2. 2026-04-22
   listed $157,500 Active 980-char remark

   Show marketing remark (980 chars)

   ZELLWOOD STATION 2-BEDROOM 2 BATH Palm Harbor home located on a quiet cul-de-sac in the PET FRIENDLY area. Woods and greenspace behind the house add to the peaceful location. Living spaces are large and open, high ceilings and engineered hardwood floors. Kitchen has eat-in breakfast nook, living dining combo, inside laundry room and both bedrooms are ample. Plus, Florida room / multi-purpose room off the living room. Extra large carport is a bonus! This house is beautiful and move in ready! Zellwood Station is a Resident Owned 55+ Golfing Community located between Apopka and Mt Dora. We have a 72 Par golf course, 4 pools, pickleball and tennis courts; water exercise and line dancing classes and our own Whistle Stop Restaurant and Lounge with banquet facilities. There is always something to do here. Close to the 429 for easy access to airports and attractions, we are close to shopping, restaurants, medical facilities and churches. Come and see what we have to offer!

3. 2025-10-02
   soldstatus $130,000
4. 2025-09-30
   soldstatus $130,000 Closed 1027-char remark

   Show marketing remark (1027 chars)

   BIG price adjustment on this Palm Harbor unit! This unit is located on a cul-de-sac lot with wooded area behind so it's very private/quiet. The corner kitchen features loads of cabinets and ample counter top surface. There's an adjacent breakfast room in addition to a "formal dining" area to the side of the large living room. French doors lead to a weatherized Florida Room with a window ac unit. The master bedroom has a large wall closet with a second step-in closet in the bath area. Zellwood Station is a 55+ adult golf and country club community conveniently located in northwest Orange County. The community includes a manned gated entrance, roaming security, activity center and clubhouse with pool, tennis courts, pickle ball courts, shuffleboard, a wood working shop, ponds for fishing, an a 18 hole golf course with pro shop and Whistle Stop restaurant. This is an active adult living community with a very active social calendar. Yard maintenance and cable television/internet is included in the HOA fee.

5. 2025-09-15
   status Pending 1027-char remark

   Show marketing remark (1027 chars)

   BIG price adjustment on this Palm Harbor unit! This unit is located on a cul-de-sac lot with wooded area behind so it's very private/quiet. The corner kitchen features loads of cabinets and ample counter top surface. There's an adjacent breakfast room in addition to a "formal dining" area to the side of the large living room. French doors lead to a weatherized Florida Room with a window ac unit. The master bedroom has a large wall closet with a second step-in closet in the bath area. Zellwood Station is a 55+ adult golf and country club community conveniently located in northwest Orange County. The community includes a manned gated entrance, roaming security, activity center and clubhouse with pool, tennis courts, pickle ball courts, shuffleboard, a wood working shop, ponds for fishing, an a 18 hole golf course with pro shop and Whistle Stop restaurant. This is an active adult living community with a very active social calendar. Yard maintenance and cable television/internet is included in the HOA fee.

6. 2025-09-09
   price $139,900 1027-char remark

   Show marketing remark (1027 chars)

   BIG price adjustment on this Palm Harbor unit! This unit is located on a cul-de-sac lot with wooded area behind so it's very private/quiet. The corner kitchen features loads of cabinets and ample counter top surface. There's an adjacent breakfast room in addition to a "formal dining" area to the side of the large living room. French doors lead to a weatherized Florida Room with a window ac unit. The master bedroom has a large wall closet with a second step-in closet in the bath area. Zellwood Station is a 55+ adult golf and country club community conveniently located in northwest Orange County. The community includes a manned gated entrance, roaming security, activity center and clubhouse with pool, tennis courts, pickle ball courts, shuffleboard, a wood working shop, ponds for fishing, an a 18 hole golf course with pro shop and Whistle Stop restaurant. This is an active adult living community with a very active social calendar. Yard maintenance and cable television/internet is included in the HOA fee.

7. 2025-09-08
   status Active 1027-char remark

   Show marketing remark (1027 chars)

   BIG price adjustment on this Palm Harbor unit! This unit is located on a cul-de-sac lot with wooded area behind so it's very private/quiet. The corner kitchen features loads of cabinets and ample counter top surface. There's an adjacent breakfast room in addition to a "formal dining" area to the side of the large living room. French doors lead to a weatherized Florida Room with a window ac unit. The master bedroom has a large wall closet with a second step-in closet in the bath area. Zellwood Station is a 55+ adult golf and country club community conveniently located in northwest Orange County. The community includes a manned gated entrance, roaming security, activity center and clubhouse with pool, tennis courts, pickle ball courts, shuffleboard, a wood working shop, ponds for fishing, an a 18 hole golf course with pro shop and Whistle Stop restaurant. This is an active adult living community with a very active social calendar. Yard maintenance and cable television/internet is included in the HOA fee.

8. 2025-08-27
   status Pending 1027-char remark

   Show marketing remark (1027 chars)

   BIG price adjustment on this Palm Harbor unit! This unit is located on a cul-de-sac lot with wooded area behind so it's very private/quiet. The corner kitchen features loads of cabinets and ample counter top surface. There's an adjacent breakfast room in addition to a "formal dining" area to the side of the large living room. French doors lead to a weatherized Florida Room with a window ac unit. The master bedroom has a large wall closet with a second step-in closet in the bath area. Zellwood Station is a 55+ adult golf and country club community conveniently located in northwest Orange County. The community includes a manned gated entrance, roaming security, activity center and clubhouse with pool, tennis courts, pickle ball courts, shuffleboard, a wood working shop, ponds for fishing, an a 18 hole golf course with pro shop and Whistle Stop restaurant. This is an active adult living community with a very active social calendar. Yard maintenance and cable television/internet is included in the HOA fee.

9. 2025-08-18
   listed $154,900 Active 1027-char remark

   Show marketing remark (1027 chars)

   BIG price adjustment on this Palm Harbor unit! This unit is located on a cul-de-sac lot with wooded area behind so it's very private/quiet. The corner kitchen features loads of cabinets and ample counter top surface. There's an adjacent breakfast room in addition to a "formal dining" area to the side of the large living room. French doors lead to a weatherized Florida Room with a window ac unit. The master bedroom has a large wall closet with a second step-in closet in the bath area. Zellwood Station is a 55+ adult golf and country club community conveniently located in northwest Orange County. The community includes a manned gated entrance, roaming security, activity center and clubhouse with pool, tennis courts, pickle ball courts, shuffleboard, a wood working shop, ponds for fishing, an a 18 hole golf course with pro shop and Whistle Stop restaurant. This is an active adult living community with a very active social calendar. Yard maintenance and cable television/internet is included in the HOA fee.

10. 1993-11-10
    soldstatus $18,800

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $1,307 · $109/mo
• Expected delta: +$874/yr (+$73/mo · 201.8%)

ⓘ 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 5/10 Major
• 🌡 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: $29,400
• − Mortgage interest: −$8,822
• − Property taxes: −$433
• − Insurance: −$788
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$4,980
• − Depreciation: −$4,582
• Taxable income: $5,091
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $5,892/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

+737.8% since first listed

10 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $157,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Sold (Public Records) $130,000 Public Records
• 2025-09-30 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-09 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 1993-11-10 Sold (Public Records) $18,800 Public Records

Property tax history

-0.2%/yr

Latest (2025): $433 · +2.3% YoY. Source: county tax records.