12527 Floridays Resort Dr Unit E104 · Williamsburg, FL 32821

$170,000

3 bd · 2.0 ba · 1,200 sqft · Condo · 365 Days on market

Built 2006 $899/mo HOA · 34% of rent ↓ 11% since listing

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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 +13.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks

Under contract-accepting backup offers. HUGE PRICE REDUCTION! Welcome to the Floridays Resort Orlando - where vacation dreams meet smart investment! This first floor - FULLY FURNISHED - 3 bedroom, 2 bath unit is truly the total package: TURN-KEY, SHORT TERM RENTAL READY, and packed with RESORT STYLE PERKS everyone will love. Whether you are looking for a vacation home, an income-producing property, or both, this unit checks all the boxes! Managed by a responsive ONSITE PROPERTY MANAGER, you can sit back and relax while your investment works for you. Floridays was even voted #1 RESORT IN ORLANDO by TripAdvisor in 2016 and is the 2025 TripAdvisor Travelers' Choice Award Winner – and it&

Key facts

• Screened lanai
• Fully furnished
• Turn key

Tags

• FULLY FURNISHED
• TURN KEY
• SHORT TERM RENTAL READY
• ONSITE PROPERTY MANAGER
• WELL APPOINTED KITCHEN
• SCREENED LANAI

Property features AI

Finance

• Other: Unit is furnished; Living area reported as 1,200 square feet
• Financial info: Total annual association fees approximately $10,790.04; Lease restrictions apply
• HOA & community: HOA required (monthly fee approximately $899.17); Association covers cable TV, structure and grounds maintenance, management, pool, trash, and water; Community amenities: clubhouse, pool, playground, sidewalks, maintenance provided; Pets allowed (maximum ~25 lbs)

Exterior

• Parking: Common parking
• Security: Key card entry
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Residential condo-hotel; Single-level unit (one level); Faces west; Located on floor 1; Part of a 6-story building
• Construction: Block and stucco construction; Tile roof; Slab foundation; Built as part of a multi-story building
• Exterior features: Covered, enclosed, screened patio; Patio; Sliding doors; Outdoor lighting; Sidewalk; Landscaped grounds with mature trees; Outdoor kitchen; Fencing (other)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Outdoor kitchen (exterior structure)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Living room/dining room combo; Open floorplan; Split bedroom layout; Thermostat; Window treatments; Drapes and rods; Key card entry; Elevator in building
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $8 ($90/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.9% in Williamsburg — 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 85/100 on livability (#29 in FL, #608 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D.
• 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: Sunshine Elementary (math 41% / reading 43%, grade F, #1,403 of 2,144 statewide, top 67%, 949 students, 41% FRL); Lake Buena Vista High School (1,714 students, 49% FRL).
• Market conditions: Rents falling (-3.2%/yr); 275 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $2,635/mo this rent would consume 46% of the median local household income ($69k/yr) (locally 1840% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $505 appreciation (0.3% local appreciation)).
• 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 365 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.3% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.81×
• Total profit: $-9,236
• Equity at exit: $51,901

10-year hold

• IRR: -2.1%
• Equity multiple: 0.79×
• Total profit: $-9,826
• Equity at exit: $64,450

Cash invested: $47,600 (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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 275
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,635 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$899
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $8

Break-even live

Break-even rent $2,625

Max offer price $170,000

Occupancy floor 95%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1094	$3,230	$2.95	2d	32	0.18mi
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,943	$2.52	2d	36	0.20mi
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	936	$2,642	$2.82	3d	22	0.27mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1087	$4,570	$4.20	2d	21	0.41mi
11562 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	933	$2,400	$2.57	8d	2	0.51mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$3,029	$2.71	2d	50	0.53mi
11568 Westwood Blvd #1021 Orlando, FL	2.0	2.0	1067	$1,775	$1.66	18d	1	0.54mi
6800 Villa de Costa Dr Orlando, FL	2.0	2.0	960	$1,899	$1.98	2d	6	0.55mi
11532 Westwood Blvd #628 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	24d	1	0.59mi
10000 Palma Linda Way Orlando, FL	1.0–3.0	1.0–2.0	1130	$3,325	$2.94	2d	1	0.60mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	985	$2,450	$2.49	8d	2	0.62mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	1000	$3,000	$3.00	24d	1	0.62mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,999	$2.11	2d	24	0.66mi
11538 Westwood Blvd #218 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	24d	1	0.66mi
11544 Westwood Blvd #1311 Orlando, FL	2.0	2.0	971	$1,750	$1.80	24d	1	0.66mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,600	$2.17	13d	1	0.67mi
12024 Meadow Bend Loop Orlando, FL	1.0–3.0	1.0–2.0	1058	$2,314	$2.19	24d	31	0.68mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,524	$2.41	2d	16	0.69mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,554	$2.43	15d	19	0.69mi
12843 Madison Pointe Cir #107 Orlando, FL	2.0	2.0	1107	$2,100	$1.90	24d	1	0.70mi
12806 Madison Pointe Cir Orlando, FL	1.0–3.0	1.0–2.0	1027	$2,352	$2.29	2d	16	0.72mi
12861 Madison Pointe Cir #101 Orlando, FL	3.0	2.0	1270	$2,200	$1.73	24d	1	0.80mi
8024 Cumberland Park Dr Orlando, FL	1.0–3.0	1.0–2.0	989	$2,121	$2.14	2d	48	0.81mi
12914 Penn Station Ct #101 Orlando, FL	2.0	2.0	1090	$1,995	$1.83	24d	1	0.82mi
11833 Westwood Blvd Orlando, FL	1.0–3.0	1.0–2.0	1085	$2,729	$2.51	2d	11	0.83mi
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$2,449	$2.51	2d	18	0.87mi
8150 Chatham Manor Blvd Orlando, FL	1.0–4.0	1.0–3.0	1180	$2,429	$2.06	19d	25	0.94mi
8151 Patterson Woods Dr Orlando, FL	1.0–3.0	1.0–3.0	1119	$2,682	$2.40	2d	17	0.96mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$2,841	$2.75	2d	18	1.18mi
10107 Ancora Cir Orlando, FL	1.0–3.0	1.0–2.0	1091	$2,452	$2.25	3d	23	1.22mi
9950 Elan Cir Orlando, FL	1.0–3.0	1.0–2.0	1032	$2,716	$2.63	2d	20	1.22mi
8640 8th St Orlando, FL	3.0	2.0	1466	$3,400	$2.32	24d	1	1.24mi
7118 Altis Way Orlando, FL	1.0–3.0	1.0–2.0	1119	$2,609	$2.33	2d	20	1.29mi
12035 Cypress Run Dr Orlando, FL	2.0	2.0	797	$1,599	$2.01	4d	5	1.30mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$2,580	$2.67	2d	30	1.30mi
6000 Paradiso Grande Blvd Orlando, FL	1.0–3.0	1.0–2.0	1305	$3,674	$2.82	8d	21	1.42mi

HOA detail condo

• Monthly dues: $899 · $10,788/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-19
   remarks 693-char remark
2. 2026-06-19
   status $170,000 Pending 365 DOM
3. 2026-06-18
   days on market $170,000 Active 365 DOM
4. 2026-06-17
   days on market $170,000 Active 364 DOM
5. 2026-06-16
   days on market $170,000 Active 363 DOM
6. 2026-06-15
   days on market $170,000 Active 362 DOM
7. 2026-06-13
   days on market $170,000 Active 360 DOM
8. 2026-06-13
   pricedays on market $170,000 Active 359 DOM
9. 2026-06-09
   days on market $200,000 Active 356 DOM
10. 2026-06-08
    days on market $200,000 Active 355 DOM
11. 2026-06-07
    days on market $200,000 Active 354 DOM
12. 2026-06-04
    days on market $200,000 Active 351 DOM
13. 2026-06-03
    days on market $200,000 Active 350 DOM
14. 2026-06-02
    days on market $200,000 Active 349 DOM
15. 2026-06-02
    days on market $200,000 Active 348 DOM
16. 2026-05-31
    days on market $200,000 Active 347 DOM
17. 2026-05-04
    price $200,000
18. 2026-03-16
    price $210,000
19. 2026-01-02
    price $215,000
20. 2025-10-07
    price $220,000
21. 2025-06-18
    listed $225,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,616
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − HOA: −$10,788
• − Depreciation: −$4,945
• Taxable loss: −$2,099
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $594/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 — Williamsburg

• Score: 85/100
• State rank: #29
• US rank: #608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,161
• Household income: $69,348
• Rent vs Own: 68.3% rent · 31.7% own
• Severe rent burden: 1840.0

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 43% Hispanic / Latino 41% Two or more races 19% Black 6% Asian 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 1% Dominican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 4% Other Asian/Pacific 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: ▲ 0.30%
• Current HPI: 300.2268
• Rent YoY: ▼ -3.20%
• 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

-11.1% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-18 Listed $225,000 Stellar MLS as Distributed by MLS Grid