Real Estate Investing in Lake Mary, Florida (32746)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 32746 (Lake Mary, FL)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Lake Mary, FL (32746)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 32746 Lake Mary
This part of Seminole County is not an easy win. The 32746 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 32746 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within FL, ZIP 32746 trails on several market indicators that neighboring Seminole County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Resident income in 32746 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 32746 is an operator game, not a passive one. From a cash-flow lens, entry prices of $471K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Lake Mary:
Property Strategy for 32746
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $146,776 | $2,000 | 9.8% | +4.9% | $146,776 |
| 2BR | $229,025 | $2,280 | 7.2% | +5.7% | $114,513 |
| 3BR | $400,906 | $2,860 | 5.1% | +6.6% | $133,635 |
| 4BR | $594,088 | $3,380 | 4.1% | +7.7% | $148,522 |
| 5BR | $889,760 | — | — | +8.6% | $177,952 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 32746 Compare?
| Metric | 32746 | Lake Mary | Orlando-Kissimmee-Sanford, FL | Florida |
|---|---|---|---|---|
| Home Value | $470,894 | $470,894 | N/A | $374,697 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 7.4% |
| Avg Rent | $2,059 | $2,059 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 32746 (Lake Mary, FL). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 32746 (Lake Mary, FL)?
~25 seconds · no account needed · your report is anonymous
Property managers serving Seminole County
Manage rentals here? List your business →Emerald Property Management offers simple, transparent management plans for residential, commercial, and industrial properties, covering tenant assessments, accounting, and property oversight. summary from their website
Towers Property Management provides community association management services to homeowners associations and condominium associations in Central Florida, including Orlando, Altamonte Springs, Oviedo, summary from their website
Lemuel Property Management provides property management services in Orlando, Florida. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $470,894 |
| Monthly Rent | $2,059 |
| Price-to-Rent | 19.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 Rent Trends
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +3.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 32746
Population: 45,970
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 32746
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,046 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are there empty rentals in Lake Mary, FL?
Lake Mary, FL sees elevated vacancy, which is reasonable relative to the broader FL rental market.
Can I house hack in Lake Mary, FL?
Lake Mary, FL offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,059/mo rent level.
Is the tenant base reliable in Lake Mary, FL?
Tenant demand in Lake Mary, FL is solid. The local workforce $2,059/mo rents across most rental classes.
Where do rents currently stand in Lake Mary, FL?
The typical rental in Lake Mary, FL commands about $2,059/mo monthly. That rent profile measured cash flow against the $471K purchase basis.
How much should I expect to pay for a home in Lake Mary, FL?
Typical homes in Lake Mary, FL go for around $471K. The 5-year CAGR of 0.0% stable price movement.
You know 32746 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 32746 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 32746 ranks in Orlando-Kissimmee-Sanford, FL
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 32746 (Lake Mary)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 32746 (Lake Mary, FL).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.