3000 Clarcona Rd #520 · Clarcona, FL 32703

$78,000

1 bd · 1.0 ba · 625 sqft · Manufactured public records · 79 Days on market

Built 1985 2,176 sqft lot $284/mo HOA · 23% of rent

---

Why this score? — see what drove the C+ 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 +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• 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

Located in the gated community of Clarcona Resort / Jellystone Park in Apopka, this 1-bedroom, 1-bath manufactured home features an expanded layout with two versatile bonus rooms, offering flexible space for a home office, hobby area, or guest use. The property includes a storage shed and a dedicated two-car parking area, providing practical outdoor functionality. Set among mature Florida landscaping, the setting offers a quiet and established environment. Ownership includes the land, adding long-term value and flexibility. Monthly HOA dues cover water, sewer, and trash, along with access to community amenities such as a swimming pool, clubhouse, playground, and mini golf. The community off

Key facts

• Expanded layout
• Storage shed
• 2,176 sq ft lot

Tags

• EXPANDED LAYOUT
• TWO VERSATILE BONUS ROOMS
• STORAGE SHED
• DEDICATED TWO-CAR PARKING AREA
• MATURE FLORIDA LANDSCAPING
• OWNERSHIP INCLUDES THE LAND

Property features AI

Finance

• Other: No CDD; Homestead not claimed; Lease restrictions not required; Unfurnished
• HOA & community: Has HOA managed by Christina Wanner; Monthly HOA $284 (includes common area taxes, pool, grounds maintenance, management, trash, water); Community amenities: clubhouse, park, playground, pool, community mailbox, association-owned recreation, deed restrictions, golf carts allowed

Exterior

• Utilities: Public water; Public sewer; Water connected
• Home design: Manufactured home (single wide); Residential property; One story; Faces west
• Construction: Other construction materials; Other roof type; Slab foundation; Built on a 0.05 acre lot
• Exterior features: In-ground pool; Other exterior features; Paved road access

Interior

• Kitchen: Range
• Bedrooms: 1 bedroom
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Other cooling
• Interior features: Range; Vinyl flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $73k (6.0% 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: schools F, amenities F, commute 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.
• 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 $539 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 79 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $26k; list at $78k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.60% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 5.2

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: -6.0%
• Equity multiple: 0.79×
• Total profit: $-4,678
• Equity at exit: $11,630

10-year hold

• IRR: -2.3%
• Equity multiple: 0.88×
• Total profit: $-2,727
• Equity at exit: $6,744

Cash invested: $21,840 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$32
• HOA: −$284
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $179

Break-even live

Break-even rent $1,019

Max offer price $78,000

Occupancy floor 81%

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: $19,500
• Closing costs: $2,340
• 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	0.17mi
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$900	$1.48	7d	6	0.17mi

HOA detail

• Monthly dues: $284 · $3,408/yr
• Likely covers: watersewertrashlandscapingpoolsecurity

Listing history 21 events

1. 2026-06-18
   days on market $78,000 Active 79 DOM
2. 2026-06-17
   days on market $78,000 Active 78 DOM
3. 2026-06-16
   days on market $78,000 Active 77 DOM
4. 2026-06-15
   days on market $78,000 Active 76 DOM
5. 2026-06-13
   days on market $78,000 Active 74 DOM
6. 2026-06-13
   days on market $78,000 Active 73 DOM
7. 2026-06-09
   days on market $78,000 Active 70 DOM
8. 2026-06-08
   days on market $78,000 Active 69 DOM
9. 2026-06-07
   days on market $78,000 Active 68 DOM
10. 2026-06-04
    days on market $78,000 Active 65 DOM
11. 2026-06-03
    days on market $78,000 Active 64 DOM
12. 2026-06-02
    days on market $78,000 Active 63 DOM
13. 2026-06-02
    days on market $78,000 Active 62 DOM
14. 2026-05-31
    days on market $78,000 Active 61 DOM
15. 2026-04-01
    listed $78,000 Active
16. 2010-11-05
    listed $14,900
17. 2006-03-02
    historical
18. 2005-12-30
    listed $35,000
19. 2005-07-15
    historical
20. 2005-06-13
    listed $35,000
21. 2000-06-30
    soldstatus $26,000

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $952 · $79/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 2/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 16 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: −$4,369
• − Property taxes: −$952
• − Insurance: −$390
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − HOA: −$3,408
• − Depreciation: −$2,269
• Taxable income: $1,171
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $1,873/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

+200.0% since first listed

7 events — show timeline

• 2026-04-01 Listed $78,000 Stellar MLS as Distributed by MLS Grid
• 2010-11-05 Listed $14,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-12-30 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2005-07-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-06-13 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2000-06-30 Sold (Public Records) $26,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $952 · +306.9% YoY. Source: county tax records.