100 Lyle St · Ocoee, FL 34761

$149,900

2 bd · 1.0 ba · 841 sqft · SingleFamily public records · 31 Days on market

Built 1925 0.26 ac lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is the definition of a diamond in the rough. Here is a rare chance to transform a solid structure on a beautiful lot into the home or investment of your dreams. Nestled on a spacious, well situated parcel, this home offers exceptional potential for renovation, expansion or a full redesign. The existing layout provides a strong foundation, but the home is ready for someone with vision. Whether you’re an investor seeking your next project or a homeowner eager to customize a space from the ground up, this property delivers the perfect canvas. The lot features mature trees, generous yard space and a peaceful setting that’s increasingly hard to find. With the right upda

Key facts

• Solid structure
• Generous yard space
• Mature trees

Tags

• SOLID STRUCTURE
• GENEROUS YARD SPACE
• MATURE TREES

Property features AI

Finance

• Other: Lot size approximately 0.26 acres (0.25–0.49 range)
• Financial info: Tax information not included per instructions
• HOA & community: No HOA/association

Exterior

• Parking: Parking details not provided
• Security: No specific security features listed
• Utilities: No water source listed; No sewer listed; Other utilities
• Home design: Single family residence; Residential property; One story; Faces east; R-1 zoning
• Construction: Block construction; Shingle roof; Crawlspace foundation; Built area 841 living area (public records)
• Exterior features: Other exterior features

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• Zoned schools: Ocoee Elementary (math 37% / reading 41%, grade F, #1,560 of 2,144 statewide, top 73%, 670 students, 61% FRL); Ocoee Middle (math 41% / reading 45%, grade D-, #331 of 571 statewide, top 59%, 1,192 students, 55% FRL); Ocoee High (math 17% / reading 38%, grade F, #470 of 667 statewide, top 71%, 2,536 students, 50% FRL) — zoned schools at 55% FRL track the district average.
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.0%/yr); 352 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1k of loan paydown is wiped out by about $4k 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 + 1.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $150k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (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. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.63%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.04% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $6,768
• Equity at exit: $22,351

10-year hold

• IRR: 11.9%
• Equity multiple: 1.85×
• Total profit: $35,878
• Equity at exit: $12,961

Cash invested: $41,972 (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: 352
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$786
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $547

Break-even live

Break-even rent $1,256

Max offer price $149,900

Occupancy floor 67%

Sensitivity live

Price	-10% $632	-5% $589	+0% $547	+5% $504	+10% $462
Rent	-10% $393	-5% $470	+0% $547	+5% $624	+10% $701
Rate	-1.0pp $622	-0.5pp $585	base $547	+0.5pp $508	+1.0pp $468

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Maguire Rd Ocoee, FL	1.0–3.0	1.0–2.0	961	$1,928	$2.01	0d	21	0.22mi
349 N Bluford Ave Ocoee, FL	1.0	1.5	750	$3,800	$5.07	20d	1	0.47mi
611 N Lakewood Ave Ocoee, FL	2.0	1.0	944	$800	$0.85	26d	1	0.66mi
502 Dunbar Ave Winter Garden, FL	2.0	1.0	816	$1,495	$1.83	17d	1	0.85mi
502 Dunbar Ave Winter Garden, FL	2.0	1.0	816	$1,495	$1.83	26d	1	0.85mi
906 Oasis Palm Cir Ocoee, FL	1.0–2.0	1.0–2.0	1037	$2,175	$2.10	0d	16	1.34mi
216 Jean St Winter Garden, FL	3.0	2.5	1026	$2,300	$2.24	26d	1	1.39mi

Listing history 17 events

1. 2026-06-21
   days on market $149,900 Active 31 DOM
2. 2026-06-18
   days on market $149,900 Active 28 DOM
3. 2026-06-17
   days on market $149,900 Active 27 DOM
4. 2026-06-16
   days on market $149,900 Active 26 DOM
5. 2026-06-15
   days on market $149,900 Active 25 DOM
6. 2026-06-13
   days on market $149,900 Active 23 DOM
7. 2026-06-13
   days on market $149,900 Active 22 DOM
8. 2026-06-09
   days on market $149,900 Active 19 DOM
9. 2026-06-08
   days on market $149,900 Active 18 DOM
10. 2026-06-07
    days on market $149,900 Active 17 DOM
11. 2026-06-04
    days on market $149,900 Active 14 DOM
12. 2026-06-03
    days on market $149,900 Active 13 DOM
13. 2026-06-02
    days on market $149,900 Active 12 DOM
14. 2026-06-01
    days on market $149,900 Active 11 DOM
15. 2026-05-31
    days on market $149,900 Active 10 DOM
16. 2026-05-21
    listed $149,900 Active
17. 2001-06-07
    soldstatus $24,000

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,727 · $144/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 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 20 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: $23,381
• − Mortgage interest: −$8,397
• − Property taxes: −$1,727
• − Insurance: −$750
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$4,361
• Taxable income: $4,406
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $5,504/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

+524.6% since first listed

2 events — show timeline

• 2026-05-21 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2001-06-07 Sold (Public Records) $24,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,727 · +19.7% YoY. Source: county tax records.