4031 Henley Rd #1706 · Orlando, FL 32839

$96,000

2 bd · 2.0 ba · 1,164 sqft · Townhouse public records · 59 Days on market

Built 1975 604 sqft lot Est $94k · at est. $370/mo HOA · 25% of rent

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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 +20.4/30.0
• 1% rule +10.0/10.0
• ARV discount +6.7/15.0
• DSCR +6.5/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS * * INCOME OPPORTUNITY * * 2 BEDROOM * * 1.5 BATHS * * Ceramic tiles on first floor and Wood laminated on second floor, NO CARPET. Balcony and Bedrooms on second floor. Washer and Dryer. The backyard is gated n fenced in. Near to shopping malls, restaurants, emergency walk in clinics, easy access to major highways, the esteemed Millenia Mall, thrilling Universal Studios, and the bustling Downtown Orlando. Low Taxes ! Low HOA fees ! Hurry, this two-story property will not last long, call agent today to schedule a private showing.

Key facts

• Two story townhouse
• Guest parking spot
• $370 HOA

Tags

• TWO STORY TOWNHOUSE
• OVERLOOKING A TENNIS COURT
• ASSIGNED PARKING SPACE
• GUEST PARKING SPOT

Property features AI

Finance

• Other: Unfurnished; No home warranty
• Financial info: Total monthly HOA: $370 (total annual fees $4,440)
• HOA & community: HOA required (monthly fee $370); Association approval required; Association fee includes common area taxes, escrow reserves, private road, recreational facilities, sewer, trash and water; Community features: clubhouse, community mailbox, pool, sidewalks, tennis courts, street lights; Pets allowed

Exterior

• Parking: Open parking; Reserved parking
• Utilities: Public water; Public sewer; Private utilities available; water connected
• Home design: Residential townhouse; Two levels; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of a multi-unit building (building number 17)
• Exterior features: Lighting; Private mailbox; Sidewalks; Sliding doors; Tennis courts

Interior

• Kitchen: Range; Range hood; Refrigerator; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Inside laundry in an upper-level laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $96k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.0% in Orlando — 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 86/100 on livability (#12 in FL, #360 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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 (-0.5%/yr); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 38% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $664 of loan paydown is wiped out by about $3k 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 59 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $63k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $96k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,120 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.54% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $94,284
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2011 Whitby Dr #2202	0.09mi	2/1.5	1,164 (0%)	15mo	$94,500	$81	81
2227 Lyme Bay Dr #1003	0.07mi	2/1.5	1,164 (0%)	19mo	$93,000	$80	79
2412 Lemon Tree Ln Unit D	0.29mi	3/2.0 (+1)	1,198 (+3%)	2mo	$60,000	$50	75
2101 Honour Rd #2101	0.73mi	2/2.0	1,222 (+5%)	17mo	$162,000	$133	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.56×
• Total profit: $-11,727
• Equity at exit: $14,314

10-year hold

• IRR: -12.5%
• Equity multiple: 0.41×
• Total profit: $-15,752
• Equity at exit: $8,300

Cash invested: $26,880 (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 32839

• Home prices YoY: -20.1%
• Rents YoY: -0.5%
• Active inventory: 224
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$503
• Tax from tax record: −$132 /mo · $1,587/yr
• Insurance: −$40
• HOA: −$370
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $124

Break-even live

Break-even rent $1,324

Max offer price $96,000

Occupancy floor 87%

Sensitivity live

Price	-10% $179	-5% $151	+0% $124	+5% $97	+10% $70
Rent	-10% $7	-5% $66	+0% $124	+5% $183	+10% $241
Rate	-1.0pp $173	-0.5pp $149	base $124	+0.5pp $99	+1.0pp $74

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4023 Henley Rd #1702 Orlando, FL	2.0	1.5	1164	$1,400	$1.20	25d	1	0.02mi
4029 Henley Rd #1705 Orlando, FL	2.0	1.5	1164	$1,625	$1.40	25d	1	0.03mi
4033 Henley Rd #1707 Orlando, FL	2.0	1.5	1164	$1,500	$1.29	23d	1	0.03mi
2245 Lyme Bay Dr #1103 Orlando, FL	2.0	1.5	1174	$1,600	$1.36	8d	1	0.06mi
4010 Dolomite St Unit A6 Orlando, FL	1.0	1.5	762	$1,200	$1.57	15d	1	0.06mi
4025 Billingsgate Rd #2004 Orlando, FL	2.0	1.5	1164	$1,700	$1.46	25d	1	0.07mi
3914 Crayrich Cir Unit GE Orlando, FL	1.0	1.5	762	$1,200	$1.57	25d	1	0.08mi
4016 Woodfern Dr Unit B8 Orlando, FL	2.0	2.5	1211	$1,750	$1.45	19d	1	0.08mi
3977 Crayrich Cir Orlando, FL	1.0	1.0	762	$1,210	$1.59	8d	1	0.10mi
3977 Crayrich Cir Unit C-1 Orlando, FL	1.0	1.5	762	$1,210	$1.59	12d	1	0.11mi
1831 Warringwood Dr Unit C4 Orlando, FL	2.0	2.5	1211	$1,200	$0.99	25d	1	0.14mi
3960 Crayrich Cir Orlando, FL	1.0	2.0	762	$1,150	$1.51	25d	1	0.14mi
1835 Warringwood Dr Orlando, FL	2.0	1.5	762	$1,395	$1.83	23d	1	0.14mi
2418 Skan Ct Unit C Orlando, FL	3.0	2.0	1308	$1,825	$1.40	25d	1	0.18mi
4255 Barwood Dr Orlando, FL	1.0–3.0	1.0–2.5	1071	$1,455	$1.36	5d	1	0.25mi
2482 Lakeway Branch Dr #904 Orlando, FL	2.0	2.0	1227	$1,625	$1.32	25d	1	0.26mi
2482 Lakeway Branch Dr Orlando, FL	2.0	2.0	1227	$1,499	$1.22	25d	1	0.26mi
4405 S Texas Ave Orlando, FL	2.0	2.0	1100	$1,550	$1.41	25d	1	0.26mi
4424 S Texas Ave Unit 1-2051-205 Orlando, FL	2.0	2.0	900	$1,750	$1.94	3d	1	0.28mi
4424 S Texas Ave Unit 204 Orlando, FL	2.0	2.0	900	$1,900	$2.11	11d	1	0.28mi
1711 37th St Orlando, FL	1.0	1.0	1485	$1,250	$0.84	8d	1	0.34mi
2622 Lemon Tree Ln Unit 6-K Orlando, FL	2.0	2.0	976	$1,200	$1.23	23d	1	0.44mi
2225 Holden Ave #104 Orlando, FL	2.0	2.0	1248	$1,800	$1.44	25d	1	0.50mi
1717 Holden Ave Orlando, FL	1.0–3.0	1.0–2.5	980	$1,424	$1.45	3d	26	0.55mi
4733 S Texas Ave Unit 4733B Orlando, FL	2.0	2.0	976	$1,450	$1.49	23d	1	0.62mi
4749 S Texas Ave Unit 4749C Orlando, FL	2.0	2.0	976	$1,450	$1.49	25d	1	0.62mi
4725 S Texas Ave Apt C Orlando, FL	2.0	2.0	976	$1,249	$1.28	25d	1	0.63mi
2783 L B McLeod Rd Unit D Orlando, FL	2.0	1.5	992	$1,195	$1.20	25d	1	0.63mi
2201 Metropolitan Way Orlando, FL	2.0	2.0	874	$1,475	$1.69	4d	1	0.63mi
1440 Holden Ave Unit B12 Orlando, FL	2.0	2.0	970	$1,500	$1.55	25d	1	0.64mi
2789 L B McLeod Rd Unit 2789B Orlando, FL	1.0	1.0	780	$1,100	$1.41	23d	1	0.66mi
2751 L B McLeod Rd Unit 2751-A Orlando, FL	3.0	2.0	1338	$1,600	$1.20	19d	1	0.66mi
4759 S Texas Ave Unit 4759C Orlando, FL	2.0	2.0	976	$1,450	$1.49	17d	1	0.66mi
4746 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	920	$1,574	$1.71	3d	40	0.66mi
4791 S Texas Ave Orlando, FL	2.0	2.0	976	$1,300	$1.33	25d	1	0.66mi
5017 City St #1923 Orlando, FL	1.0	1.0	724	$1,500	$2.07	25d	1	0.66mi
4795 S Texas Ave Unit 4795A Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.66mi
4711 S Texas Ave Unit 4711A Orlando, FL	2.0	2.0	976	$1,600	$1.64	25d	1	0.67mi
4703 S Texas Ave Unit A Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.67mi
4801 S Texas Ave Unit 4801D Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.67mi

HOA detail

• Monthly dues: $370 · $4,440/yr
• Likely covers: security

Listing history 50 events

1. 2026-06-21
   days on market $96,000 Active 59 DOM
2. 2026-06-18
   days on market $96,000 Active 56 DOM
3. 2026-06-17
   days on market $96,000 Active 55 DOM
4. 2026-06-16
   days on market $96,000 Active 54 DOM
5. 2026-06-15
   days on market $96,000 Active 53 DOM
6. 2026-06-13
   days on market $96,000 Active 51 DOM
7. 2026-06-13
   days on market $96,000 Active 50 DOM
8. 2026-06-09
   days on market $96,000 Active 47 DOM
9. 2026-06-08
   days on market $96,000 Active 46 DOM
10. 2026-06-07
    days on market $96,000 Active 45 DOM
11. 2026-06-04
    days on market $96,000 Active 42 DOM
12. 2026-06-03
    days on market $96,000 Active 41 DOM
13. 2026-06-02
    days on market $96,000 Active 40 DOM
14. 2026-06-02
    days on market $96,000 Active 39 DOM
15. 2026-05-31
    days on market $96,000 Active 38 DOM
16. 2026-05-21
    price $96,000
17. 2026-05-21
    price $95,000
18. 2026-05-18
    price $85,000
19. 2026-05-18
    price $80,000
20. 2026-05-16
    price $82,000
21. 2026-05-16
    price $85,000
22. 2026-05-14
    price $89,500
23. 2026-05-14
    price $90,000
24. 2026-05-13
    price $95,000
25. 2026-05-06
    price $97,000
26. 2026-05-04
    price $101,000
27. 2026-05-02
    price $115,000
28. 2026-04-27
    price $125,000
29. 2026-04-25
    price $131,000
30. 2026-04-25
    price $141,000
31. 2026-04-25
    price $151,000
32. 2026-04-23
    listed $159,000 Active
33. 2026-04-19
    historical $1,150
34. 2026-04-09
    price $1,150
35. 2026-03-11
    listed $1,295
36. 2026-02-18
    historical $1,200
37. 2026-02-15
    price $1,200
38. 2026-02-11
    price $1,295
39. 2026-02-09
    price $1,325
40. 2026-02-07
    price $1,425
41. 2026-01-31
    price $1,500
42. 2026-01-18
    price $1,600
43. 2026-01-17
    price $1,625
44. 2026-01-16
    price $1,650
45. 2025-11-30
    listed $1,600
46. 2023-11-01
    historical $1,500
47. 2023-10-30
    price $1,500
48. 2023-10-26
    listed $1,555
49. 1997-09-27
    soldstatus $32,000
50. 1981-07-01
    soldstatus $36,000

ⓘ 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: $1,587 · $132/mo
• Projected year-2 tax: $1,587 · $132/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 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $17,770
• − Mortgage interest: −$5,377
• − Property taxes: −$1,587
• − Insurance: −$480
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − HOA: −$4,440
• − Depreciation: −$2,793
• Taxable income: $250
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $1,431/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 — Orlando

• Score: 86/100
• State rank: #12
• US rank: #360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 53,242
• Household income: $47,313
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 5337.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% Black 35% Two or more races 17% White 16% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 8% Estonian 1% Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 51% English-only · Spanish 33% French/Haitian/Cajun 9% Other Indo-European 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: ▼ -89.65%
• Current HPI: 357.4828
• Rent YoY: ▼ -0.50%
• 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

+301.7% since first listed

36 events — show timeline

• 2026-05-21 Price Changed $96,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $80,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Price Changed $82,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $89,500 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $97,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $101,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $131,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $141,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $151,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-19 Rental Removed $1,150 STELLARMLS
• 2026-04-09 Price Changed $1,150 STELLARMLS
• 2026-03-11 Listed for Rent $1,295 STELLARMLS
• 2026-02-18 Rental Removed $1,200 STELLARMLS
• 2026-02-15 Price Changed $1,200 STELLARMLS
• 2026-02-11 Price Changed $1,295 STELLARMLS
• 2026-02-09 Price Changed $1,325 STELLARMLS
• 2026-02-07 Price Changed $1,425 STELLARMLS
• 2026-01-31 Price Changed $1,500 STELLARMLS
• 2026-01-18 Price Changed $1,600 STELLARMLS
• 2026-01-17 Price Changed $1,625 STELLARMLS
• 2026-01-16 Price Changed $1,650 STELLARMLS
• 2025-11-30 Listed for Rent $1,600 STELLARMLS
• 2023-11-01 Rental Removed $1,500 STELLARMLS
• 2023-10-30 Price Changed $1,500 STELLARMLS
• 2023-10-26 Listed for Rent $1,555 STELLARMLS
• 1997-09-27 Sold (Public Records) $32,000 Public Records
• 1981-07-01 Sold (Public Records) $36,000 Public Records
• 1978-03-01 Sold (Public Records) $23,900 Public Records

Property tax history

+14.8%/yr

Latest (2025): $1,587 · +8.9% YoY. Source: county tax records.