3000 Clarcona Rd #765 · Clarcona, FL 32703

$67,000

2 bd · 1.0 ba · 480 sqft · Manufactured public records · 19 Days on market

Built 1994 2,404 sqft lot $283/mo HOA · 16% of rent ↓ 23% since listing

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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 MLS

COMPLETELY RENOVATED!!!!!!!!!! Remodeled kitchen with new cabinets, new granite countertops and new stainless steel appliances. New engineered hardwood flooring throughout. Fresh paint. New light fixtures. New interior doors and locks. Completely renovated bathrooms with new vanities. Laundry space in shed.

Key facts

• Quartz countertops
• Shed included
• Upgraded appliances

Tags

• LUXURY VINYL FLOORING
• QUARTZ COUNTERTOPS
• UPGRADED APPLIANCES
• SHED INCLUDED
• 110000 GALLON POOL
• KIDDIE POOL

Property features AI

Finance

• Other: No lease restrictions; Unfurnished; Total acreage: under 1/4 acre (approx. 0.06 acres)
• HOA & community: Clarcona Resort Condo Association; Monthly HOA fee of $283.30 (includes pool, grounds maintenance, recreational facilities); Community amenities: pool, playground, park, basketball court, shuffleboard court, street lights; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Private water; Private sewer; Electricity available; Other utilities
• Home design: Manufactured home (single wide); One level; Faces southeast
• Construction: Shingle roof; Other construction materials; Built on crawlspace
• Exterior features: Storage; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Stone counters; 3 total rooms
• Laundry & utility: Laundry: Other; Crawlspace foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $66k (1.5% 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: 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); 573 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 $463 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,995 (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 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?
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: 2.67% ✓
• Cap rate: 17.97%
• Cash-on-cash: 41.71%
• DSCR: 2.86
• GRM: 3.1

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: 34.1%
• Equity multiple: 2.37×
• Total profit: $25,632
• Equity at exit: $9,990

10-year hold

• IRR: 38.9%
• Equity multiple: 4.00×
• Total profit: $56,362
• Equity at exit: $5,793

Cash invested: $18,760 (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: 573
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$101 /mo · $1,214/yr
• Insurance: −$28
• HOA: −$283
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $652

Break-even live

Break-even rent $966

Max offer price $67,000

Occupancy floor 59%

Sensitivity live

Price	-10% $690	-5% $671	+0% $652	+5% $633	+10% $614
Rent	-10% $510	-5% $581	+0% $652	+5% $723	+10% $794
Rate	-1.0pp $686	-0.5pp $669	base $652	+0.5pp $635	+1.0pp $617

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: $16,750
• Closing costs: $2,010
• 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	0.18mi
3000 Clarcona Rd Apopka, FL	1.0–2.0	1.0–2.0	608	$1,695	$2.79	8d	6	0.18mi

HOA detail

• Monthly dues: $283 · $3,396/yr

Listing history 15 events

1. 2026-06-21
   statusdays on market $67,000 Pending 19 DOM
2. 2026-06-18
   price $67,000 Active 18 DOM
3. 2026-06-18
   status $64,900 Active 18 DOM
4. 2026-05-20
   price $64,900
5. 2026-05-11
   listed $69,000 Active
6. 2021-08-25
   soldstatus $62,000 Closed 308-char remark

   Show marketing remark (308 chars)

   COMPLETELY RENOVATED!!!!!!!!!! Remodeled kitchen with new cabinets, new granite countertops and new stainless steel appliances. New engineered hardwood flooring throughout. Fresh paint. New light fixtures. New interior doors and locks. Completely renovated bathrooms with new vanities. Laundry space in shed.

7. 2021-08-04
   status Pending 308-char remark

   Show marketing remark (308 chars)

   COMPLETELY RENOVATED!!!!!!!!!! Remodeled kitchen with new cabinets, new granite countertops and new stainless steel appliances. New engineered hardwood flooring throughout. Fresh paint. New light fixtures. New interior doors and locks. Completely renovated bathrooms with new vanities. Laundry space in shed.

8. 2021-07-19
   price $69,500 308-char remark

   Show marketing remark (308 chars)

   COMPLETELY RENOVATED!!!!!!!!!! Remodeled kitchen with new cabinets, new granite countertops and new stainless steel appliances. New engineered hardwood flooring throughout. Fresh paint. New light fixtures. New interior doors and locks. Completely renovated bathrooms with new vanities. Laundry space in shed.

9. 2021-06-29
   price $75,000 308-char remark

   Show marketing remark (308 chars)

   COMPLETELY RENOVATED!!!!!!!!!! Remodeled kitchen with new cabinets, new granite countertops and new stainless steel appliances. New engineered hardwood flooring throughout. Fresh paint. New light fixtures. New interior doors and locks. Completely renovated bathrooms with new vanities. Laundry space in shed.

10. 2021-06-18
    price $77,500 308-char remark

    Show marketing remark (308 chars)

    COMPLETELY RENOVATED!!!!!!!!!! Remodeled kitchen with new cabinets, new granite countertops and new stainless steel appliances. New engineered hardwood flooring throughout. Fresh paint. New light fixtures. New interior doors and locks. Completely renovated bathrooms with new vanities. Laundry space in shed.

11. 2021-06-08
    status Active 308-char remark

    Show marketing remark (308 chars)

    COMPLETELY RENOVATED!!!!!!!!!! Remodeled kitchen with new cabinets, new granite countertops and new stainless steel appliances. New engineered hardwood flooring throughout. Fresh paint. New light fixtures. New interior doors and locks. Completely renovated bathrooms with new vanities. Laundry space in shed.

12. 2021-06-04
    status Active 308-char remark

    Show marketing remark (308 chars)

    COMPLETELY RENOVATED!!!!!!!!!! Remodeled kitchen with new cabinets, new granite countertops and new stainless steel appliances. New engineered hardwood flooring throughout. Fresh paint. New light fixtures. New interior doors and locks. Completely renovated bathrooms with new vanities. Laundry space in shed.

13. 2021-05-27
    status Pending 308-char remark

    Show marketing remark (308 chars)

    COMPLETELY RENOVATED!!!!!!!!!! Remodeled kitchen with new cabinets, new granite countertops and new stainless steel appliances. New engineered hardwood flooring throughout. Fresh paint. New light fixtures. New interior doors and locks. Completely renovated bathrooms with new vanities. Laundry space in shed.

14. 2021-05-24
    price $79,500 308-char remark

    Show marketing remark (308 chars)

    COMPLETELY RENOVATED!!!!!!!!!! Remodeled kitchen with new cabinets, new granite countertops and new stainless steel appliances. New engineered hardwood flooring throughout. Fresh paint. New light fixtures. New interior doors and locks. Completely renovated bathrooms with new vanities. Laundry space in shed.

15. 2021-05-09
    listed $84,500 Active 308-char remark

    Show marketing remark (308 chars)

    COMPLETELY RENOVATED!!!!!!!!!! Remodeled kitchen with new cabinets, new granite countertops and new stainless steel appliances. New engineered hardwood flooring throughout. Fresh paint. New light fixtures. New interior doors and locks. Completely renovated bathrooms with new vanities. Laundry space in shed.

ⓘ 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: $1,214 · $101/mo
• Projected year-2 tax: $1,214 · $101/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 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: −$3,753
• − Property taxes: −$1,214
• − Insurance: −$335
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$3,396
• − Depreciation: −$1,949
• Taxable income: $7,414
• Est. tax owed @ 24.0%: −$1,779
• After-tax cash flow: $6,045/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

-23.2% since first listed

12 events — show timeline

• 2026-05-20 Price Changed $64,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-25 Sold (MLS) $62,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-19 Price Changed $69,500 Stellar MLS as Distributed by MLS Grid
• 2021-06-29 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-18 Price Changed $77,500 Stellar MLS as Distributed by MLS Grid
• 2021-06-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-06-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-05-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-24 Price Changed $79,500 Stellar MLS as Distributed by MLS Grid
• 2021-05-09 Listed $84,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+17.0%/yr

Latest (2025): $1,214 · +7.8% YoY. Source: county tax records.