344 Eron Way #12 · Winter Garden, FL 34787

$159,000

2 bd · 2.0 ba · 840 sqft · Condo public records · 187 Days on market

Built 1987 $425/mo HOA · 23% of rent

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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 +11.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome First Time Buyers!!!! This move-in ready townhome offers 2 bedrooms, 2 bathrooms with over 840 sq. ft. situated in the Townhomes of Winter Garden subdivision. The home features a large open floor plan, wooden flooring, elegant lighting, neutral pallet interior paint, expansive windows with blinds, and modern style bathrooms. The kitchen includes wooden cabinetry, stainless steel appliances, modern tile backsplash, custom lighting, and granite counter tops. An indoor utility/laundry room is also included in the home. With 2 great size bedrooms and your very own private bathroom the home is sure to fit a small family. The community offers a sparkling swimming pool, assigned parking, and low monthly condo fees. Located nearby all major roads, highways, shopping centers, and entertainment. This offer won't last long. Call today to schedule your private showing!

Key facts

• $425 HOA
• Community pool
• Built 1987

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-64 ($-765/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (7.1% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 2.9% in Winter Garden — 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 84/100 on livability (#41 in FL, #804 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: cost of living C-, amenities 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: Tildenville Elementary (math 60% / reading 62%, grade B, #653 of 2,144 statewide, top 31%, 613 students, 35% FRL); Lakeview Middle (math 49% / reading 49%, grade C-, #265 of 571 statewide, top 48%, 843 students, 48% FRL); West Orange High (math 30% / reading 60%, grade D-, #228 of 667 statewide, top 35%, 2,816 students, 34% FRL) — zoned schools average 39% FRL vs 56% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.1%/yr); 1605 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $5k 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 187 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask is 9281% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $125k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% 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. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 1.19% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.26×
• Total profit: $-33,003
• Equity at exit: $23,707

10-year hold

• IRR: -23.5%
• Equity multiple: -0.04×
• Total profit: $-46,491
• Equity at exit: $13,747

Cash invested: $44,520 (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 34787

• Rents YoY: 1.1%
• Active inventory: 1605
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$834
• Tax from tax record: −$230 /mo · $2,755/yr
• Insurance: −$66
• HOA: −$425
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-64

Break-even live

Break-even rent $1,968

Max offer price $147,737

Occupancy floor 98%

Sensitivity live

Price	-10% $26	-5% $-19	+0% $-64	+5% $-109	+10% $-154
Rent	-10% $-213	-5% $-138	+0% $-64	+5% $11	+10% $85
Rate	-1.0pp $16	-0.5pp $-23	base $-64	+0.5pp $-105	+1.0pp $-147

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Douglas Way Unit 900 Winter Garden, FL	2.0	2.0	930	$1,570	$1.69	25d	1	0.05mi
224 W Cypress St Winter Garden, FL	3.0	2.0	1000	$1,800	$1.80	19d	1	0.20mi
1205 S Park Ave Winter Garden, FL	2.0	1.5	1120	$1,850	$1.65	3d	1	0.41mi
1240 Winter Garden Vineland Rd Winter Garden, FL	1.0–3.0	1.0–2.0	875	$1,853	$2.12	4d	23	0.51mi
508 Varsity St Winter Garden, FL	2.0	1.0	780	$1,695	$2.17	25d	1	0.53mi
314 S Boyd St Winter Garden, FL	2.0	2.0	1054	$2,050	$1.94	4d	1	0.61mi
36 Windtree Ln Unit 202 Winter Garden, FL	2.0	2.0	918	$1,520	$1.66	0d	1	0.71mi
1309 Cardinal Ln Winter Garden, FL	3.0	2.0	984	$1,800	$1.83	9d	1	0.74mi
1000 Dolphin Dr Winter Garden, FL	3.0	2.0	984	$2,100	$2.13	25d	1	0.76mi
417 Southern Pecan Cir #207 Winter Garden, FL	1.0	1.0	942	$1,750	$1.86	0d	1	0.77mi
80 Windtree Ln Unit 203 Winter Garden, FL	2.0	2.0	918	$1,650	$1.80	25d	1	0.77mi
584 W Bay St Winter Garden, FL	1.0–2.0	1.0	740	$2,225	$3.00	3d	8	0.78mi
11 E Smith St Winter Garden, FL	1.0–2.0	1.0–2.0	948	$2,900	$3.06	9d	3	0.78mi
109 S Boyd St Unit 205 Winter Garden, FL	1.0	1.0	830	$1,895	$2.28	5d	1	0.81mi
126 Windtree Ln Winter Garden, FL	2.0	2.0	918	$1,550	$1.69	19d	1	0.83mi
126 Windtree Ln Winter Garden, FL	2.0	2.0	918	$1,700	$1.85	23d	1	0.83mi
88 Windtree Ln Unit K Winter Garden, FL	2.0	2.0	918	$1,450	$1.58	4d	1	0.84mi
119 Windtree Ln Winter Garden, FL	2.0	2.0	958	$1,695	$1.77	25d	1	0.85mi
165 Windtree Ln Winter Garden, FL	2.0	2.0	918	$1,700	$1.85	25d	1	0.86mi
165 Windtree Ln Unit U Winter Garden, FL	2.0	2.0	918	$1,750	$1.91	25d	1	0.90mi
731 Klondike St Winter Garden, FL	3.0	1.0	958	$1,800	$1.88	23d	1	1.31mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-05-06
   historical $1,695
2. 2026-04-27
   status Pending
3. 2026-04-20
   listed $1,695
4. 2026-03-28
   price $159,000
5. 2026-03-21
   price $168,000
6. 2026-03-06
   price $175,900
7. 2026-02-16
   price $169,900
8. 2026-01-24
   status Active
9. 2026-01-12
   status Pending
10. 2025-11-21
    price $174,900
11. 2025-11-06
    price $179,900
12. 2025-10-27
    price $185,000
13. 2025-10-16
    price $189,900
14. 2025-10-11
    historical $1,695
15. 2025-10-09
    listed $1,695
16. 2025-10-09
    listed $199,500 Active
17. 2019-03-18
    soldstatus $125,000
18. 2019-03-13
    soldstatus $125,000 Sold 877-char remark

    Show marketing remark (877 chars)

    Welcome First Time Buyers!!!! This move-in ready townhome offers 2 bedrooms, 2 bathrooms with over 840 sq. ft. situated in the Townhomes of Winter Garden subdivision. The home features a large open floor plan, wooden flooring, elegant lighting, neutral pallet interior paint, expansive windows with blinds, and modern style bathrooms. The kitchen includes wooden cabinetry, stainless steel appliances, modern tile backsplash, custom lighting, and granite counter tops. An indoor utility/laundry room is also included in the home. With 2 great size bedrooms and your very own private bathroom the home is sure to fit a small family. The community offers a sparkling swimming pool, assigned parking, and low monthly condo fees. Located nearby all major roads, highways, shopping centers, and entertainment. This offer won't last long. Call today to schedule your private showing!

19. 2019-02-14
    status Pending 877-char remark

    Show marketing remark (877 chars)

    Welcome First Time Buyers!!!! This move-in ready townhome offers 2 bedrooms, 2 bathrooms with over 840 sq. ft. situated in the Townhomes of Winter Garden subdivision. The home features a large open floor plan, wooden flooring, elegant lighting, neutral pallet interior paint, expansive windows with blinds, and modern style bathrooms. The kitchen includes wooden cabinetry, stainless steel appliances, modern tile backsplash, custom lighting, and granite counter tops. An indoor utility/laundry room is also included in the home. With 2 great size bedrooms and your very own private bathroom the home is sure to fit a small family. The community offers a sparkling swimming pool, assigned parking, and low monthly condo fees. Located nearby all major roads, highways, shopping centers, and entertainment. This offer won't last long. Call today to schedule your private showing!

20. 2019-01-31
    listed $124,900 Active 877-char remark

    Show marketing remark (877 chars)

    Welcome First Time Buyers!!!! This move-in ready townhome offers 2 bedrooms, 2 bathrooms with over 840 sq. ft. situated in the Townhomes of Winter Garden subdivision. The home features a large open floor plan, wooden flooring, elegant lighting, neutral pallet interior paint, expansive windows with blinds, and modern style bathrooms. The kitchen includes wooden cabinetry, stainless steel appliances, modern tile backsplash, custom lighting, and granite counter tops. An indoor utility/laundry room is also included in the home. With 2 great size bedrooms and your very own private bathroom the home is sure to fit a small family. The community offers a sparkling swimming pool, assigned parking, and low monthly condo fees. Located nearby all major roads, highways, shopping centers, and entertainment. This offer won't last long. Call today to schedule your private showing!

21. 2018-11-01
    soldstatus $123,000
22. 2018-10-31
    soldstatus $123,000 Sold 964-char remark

    Show marketing remark (964 chars)

    This fully updated 2 bedroom 2 bath condo features a split floor plan and is move in ready! Kitchen is open to dining and living area and features modern cabinetry, granite counter tops, brand new stainless steel appliances and a custom back splash. Wood floors throughout in all living space and ceramic tile in both bathrooms that have each been updated and feature upgrades. Bedrooms are situated in a split plan and feature large closets with built ins, perfect for organization and storage. Washer and dryer are included in purchase. Conservation area just outside, great for children or pets to enjoy. No rear neighbors. Community amenities include community pool and club house and its location is less than 1 mile to Plant Street Market, West Orange Trail, downtown Farmers Market and all that the historic district has to offer. Great opportunity to purchase as a primary residence or as an income generating rental investment. Don't miss out on this one!

23. 2018-10-19
    status Pending 964-char remark

    Show marketing remark (964 chars)

    This fully updated 2 bedroom 2 bath condo features a split floor plan and is move in ready! Kitchen is open to dining and living area and features modern cabinetry, granite counter tops, brand new stainless steel appliances and a custom back splash. Wood floors throughout in all living space and ceramic tile in both bathrooms that have each been updated and feature upgrades. Bedrooms are situated in a split plan and feature large closets with built ins, perfect for organization and storage. Washer and dryer are included in purchase. Conservation area just outside, great for children or pets to enjoy. No rear neighbors. Community amenities include community pool and club house and its location is less than 1 mile to Plant Street Market, West Orange Trail, downtown Farmers Market and all that the historic district has to offer. Great opportunity to purchase as a primary residence or as an income generating rental investment. Don't miss out on this one!

24. 2018-10-03
    listed $124,900 Active 964-char remark

    Show marketing remark (964 chars)

    This fully updated 2 bedroom 2 bath condo features a split floor plan and is move in ready! Kitchen is open to dining and living area and features modern cabinetry, granite counter tops, brand new stainless steel appliances and a custom back splash. Wood floors throughout in all living space and ceramic tile in both bathrooms that have each been updated and feature upgrades. Bedrooms are situated in a split plan and feature large closets with built ins, perfect for organization and storage. Washer and dryer are included in purchase. Conservation area just outside, great for children or pets to enjoy. No rear neighbors. Community amenities include community pool and club house and its location is less than 1 mile to Plant Street Market, West Orange Trail, downtown Farmers Market and all that the historic district has to offer. Great opportunity to purchase as a primary residence or as an income generating rental investment. Don't miss out on this one!

25. 2018-09-11
    soldstatus $89,000
26. 2018-09-05
    soldstatus $89,000 Sold
27. 2018-08-23
    status Pending
28. 2018-08-20
    listed $94,000 Active
29. 2017-09-07
    soldstatus $24,000
30. 1987-12-01
    soldstatus $37,900

ⓘ 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: $2,755 · $230/mo
• Projected year-2 tax: $2,755 · $230/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 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,646
• − Mortgage interest: −$8,906
• − Property taxes: −$2,755
• − Insurance: −$795
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$5,100
• − Depreciation: −$4,625
• Taxable loss: −$3,159
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $-7/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 — Winter Garden

• Score: 84/100
• State rank: #41
• US rank: #804

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winter Garden, FL
• County: Orange County · 1,471,359 people
• City population: 101,441
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 101,441
• Household income: $120,365
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 2682.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 53% Hispanic / Latino 23% Two or more races 21% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Cuban 1%
• Common ancestry: Estonian 4% Romanian 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 74% English-only · Spanish 13% Other Indo-European 8% Vietnamese 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: ▼ -189.49%
• Current HPI: 296.8866
• Rent YoY: ▲ 1.13%
• 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

-95.5% since first listed

30 events — show timeline

• 2026-05-06 Rental Removed $1,695 STELLARMLS
• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed for Rent $1,695 STELLARMLS
• 2026-03-28 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $168,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $175,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-11 Rental Removed $1,695 STELLARMLS
• 2025-10-09 Listed for Rent $1,695 STELLARMLS
• 2025-10-09 Listed $199,500 Stellar MLS as Distributed by MLS Grid
• 2019-03-18 Sold (Public Records) $125,000 Public Records
• 2019-03-13 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-01-31 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2018-11-01 Sold (Public Records) $123,000 Public Records
• 2018-10-31 Sold (MLS) $123,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-03 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2018-09-11 Sold (Public Records) $89,000 Public Records
• 2018-09-05 Sold (MLS) $89,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-20 Listed $94,000 Stellar MLS as Distributed by MLS Grid
• 2017-09-07 Sold (Public Records) $24,000 Public Records
• 1987-12-01 Sold (Public Records) $37,900 Public Records

Property tax history

+39.5%/yr

Latest (2025): $2,755 · +14.4% YoY. Source: county tax records.