6013 Fender Ct · Hunters Creek, FL 32837

$170,000

5 bd · 3.0 ba · 3,077 sqft · SingleFamily public records · 23 Days on market

Built 2015 0.27 ac lot $125/mo HOA · 3% of rent ↓ 29% 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 +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely Beautiful and Spacious 5 bedroom 3 full bath home located in the heart of Hunters Creek rated 21st Best Place to Live in America!!! This house is loaded with many cosmetic and structural upgrades! 3077 sq ft of living space which include an Office that opens up with double french doors and a 14'X21' Loft on the 2nd floor excellent for a Game Room or Theater Room. The 5th bedroom is conveniently located on the 1st floor with a full bath which its perfect for a guest room. The Kitchen features Stainless Steel Appliances, glass listello backsplash, Granite Countertops with extended cabinetry and decorative glass doors. The first floor is beautifully designed with Diagonal Tile Pattern throughout. The Master Suite is 20' X 15', it welcomes you with double doors as you enter and a decorative tray ceiling which also includes two walking closets. The Master Bathroom is equipped with Granite Countertops, Dual Sinks, a Garden Tub and Separate Shower upgraded with decorative glass listellos and enclosed with glass doors. Secondary bathrooms include Marble Countertops and upgraded decorative tiles. The oversize backyard is . 27 acres enclosed with a PVC fence perfect for privacy. Enjoy the outdoors on the 27'X10' LANAI. Conservation Lot! The house sits on a Cul-de-Sac. The community features multiple PARKS exclusive for Hunters Creek Residents only. Community Amenities include: Basketball Courts, Playgrounds, Tennis Courts, Soccer Fields, a Baseball field and Golf Club. A rated Schools!!!

Key facts

• Custom cabinetry
• Porcelain flooring
• Gourmet kitchen

Tags

• CUL-DE-SAC
• PORCELAIN FLOORING
• GOURMET KITCHEN
• OVERSIZED ISLAND
• CUSTOM CABINETRY
• DOUBLE OVENS

Property features AI

Finance

• Other: Living area approx. 3,077 sq ft; total building area approx. 4,017 sq ft; Additional rooms include bonus room, family room, Florida room, formal dining, formal living, great room, media room
• Financial info: No lease restrictions indicated; Unfurnished
• HOA & community: Part of Hunter's Creek Community Association; Monthly HOA approx. $125.99 (quarterly fee shown as $377.98); Association fee includes management; Community amenities: owned recreation, community mailbox, dog park, park, playground, street lights; Pets allowed

Exterior

• Parking: Attached 2-car garage with garage door opener (approx. 19 x 20)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Sewer connected; Water connected
• Home design: Single family residence (residential); Two stories; North-facing; Completed condition; Zoned P-D
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on lot approx. 0.27 acres
• Exterior features: Covered front and rear porches; Screened porch; Rain gutters; Sidewalk; Sliding doors; Sprinkler (metered); Vinyl fencing; Irrigation equipment; Paved public-maintained road

Interior

• Kitchen: Built-in oven; Convection oven; Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Bar fridge; Wine refrigerator; Electric water heater; Tankless water heater; Water softener
• Bedrooms: 5 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Coffered ceilings; Eat-in kitchen; High ceilings; Kitchen/family room combo; Open floorplan; Solid surface and stone counters; Thermostat; Tray ceilings; Walk-in closets; Window treatments (drapes, shades, tinted windows)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located inside on upper level; Inside utility

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 3.3% in Hunters Creek — 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 76/100 on livability (#222 in FL, #3,277 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: commute D, 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: West Creek Elementary (math 60% / reading 66%, grade B, #582 of 2,144 statewide, top 28%, 618 students, 42% FRL); Freedom High (math 28% / reading 43%, grade F, #367 of 667 statewide, top 57%, 2,623 students, 53% FRL).
• Market conditions: Rents soft (-1.4%/yr); 271 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $3,572/mo this rent would consume 48% of the median local household income ($89k/yr) (locally 1865% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.10% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.66%
• DSCR: 2.32
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $815,405
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14545 Braddock Oak Dr	0.48mi	5/3.0	3,115 (+1%)	12mo	$825,000	$265	65
14180 Islamorada Dr	0.73mi	5/3.0	2,703 (-12%)	2mo	$645,000	$239	44

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: 20.1%
• Equity multiple: 1.78×
• Total profit: $37,271
• Equity at exit: $25,348

10-year hold

• IRR: 25.8%
• Equity multiple: 2.89×
• Total profit: $89,894
• Equity at exit: $14,698

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 32837

• Home prices YoY: -24.7%
• Rents YoY: -1.4%
• Active inventory: 271
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,572 high
• Mortgage (P&I): −$891
• Tax from tax record: −$558 /mo · $6,696/yr
• Insurance: −$71
• HOA: −$125
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $1,177

Break-even live

Break-even rent $2,083

Max offer price $170,000

Occupancy floor 62%

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4926 Alavista Dr Orlando, FL	4.0	3.0	2349	$3,450	$1.47	4d	1	0.56mi
14116 Entrada Dr Orlando, FL	4.0	2.5	2164	$2,850	$1.32	19d	1	0.62mi
5212 Santa Ana Dr Orlando, FL	4.0	3.0	2434	$3,495	$1.44	18d	1	0.85mi
12860 Hunters Vista Blvd Orlando, FL	4.0	3.0	2744	$3,000	$1.09	4d	1	0.91mi
13231 Sobrado Dr Orlando, FL	5.0	3.0	3047	$4,300	$1.41	22d	1	0.99mi
4624 Fairy Tale Cir Kissimmee, FL	4.0	3.0	2166	$3,200	$1.48	24d	1	1.08mi
13358 Paloma Dr Orlando, FL	4.0	3.0	2831	$4,500	$1.59	24d	1	1.12mi
5456 Los Palma Vista Dr Orlando, FL	4.0	3.0	3732	$3,600	$0.96	3d	1	1.14mi
4693 Fairy Tale Cir Kissimmee, FL	4.0	3.0	2655	$3,600	$1.36	24d	1	1.17mi
3019 Ballad Rd Kissimmee, FL	4.0	2.5	2346	$2,821	$1.20	8d	1	1.18mi
3913 Kiawa Dr Orlando, FL	4.0	3.0	2646	$3,100	$1.17	18d	1	1.38mi
4718 Kings Castle Cir Unit 1263246P Kissimmee, FL	6.0	5.0	3282	$6,552	$2.00	14d	1	1.41mi
4908 Clock Tower Dr Kissimmee, FL	5.0	4.0	2128	$3,500	$1.64	8d	1	1.44mi
4618 Rhythm Rd Kissimmee, FL	5.0	3.5	2425	$2,800	$1.15	11d	1	1.47mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: landscaping

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-08
   listed $170,000 Active
3. 2019-08-01
   soldstatus $450,000
4. 2019-07-02
   soldstatus $450,000 Sold 1513-char remark

   Show marketing remark (1513 chars)

   Absolutely Beautiful and Spacious 5 bedroom 3 full bath home located in the heart of Hunters Creek rated 21st Best Place to Live in America!!! This house is loaded with many cosmetic and structural upgrades! 3077 sq ft of living space which include an Office that opens up with double french doors and a 14'X21' Loft on the 2nd floor excellent for a Game Room or Theater Room. The 5th bedroom is conveniently located on the 1st floor with a full bath which its perfect for a guest room. The Kitchen features Stainless Steel Appliances, glass listello backsplash, Granite Countertops with extended cabinetry and decorative glass doors. The first floor is beautifully designed with Diagonal Tile Pattern throughout. The Master Suite is 20' X 15', it welcomes you with double doors as you enter and a decorative tray ceiling which also includes two walking closets. The Master Bathroom is equipped with Granite Countertops, Dual Sinks, a Garden Tub and Separate Shower upgraded with decorative glass listellos and enclosed with glass doors. Secondary bathrooms include Marble Countertops and upgraded decorative tiles. The oversize backyard is . 27 acres enclosed with a PVC fence perfect for privacy. Enjoy the outdoors on the 27'X10' LANAI. Conservation Lot! The house sits on a Cul-de-Sac. The community features multiple PARKS exclusive for Hunters Creek Residents only. Community Amenities include: Basketball Courts, Playgrounds, Tennis Courts, Soccer Fields, a Baseball field and Golf Club. A rated Schools!!!

5. 2019-05-18
   status Pending 1513-char remark

   Show marketing remark (1513 chars)

   Absolutely Beautiful and Spacious 5 bedroom 3 full bath home located in the heart of Hunters Creek rated 21st Best Place to Live in America!!! This house is loaded with many cosmetic and structural upgrades! 3077 sq ft of living space which include an Office that opens up with double french doors and a 14'X21' Loft on the 2nd floor excellent for a Game Room or Theater Room. The 5th bedroom is conveniently located on the 1st floor with a full bath which its perfect for a guest room. The Kitchen features Stainless Steel Appliances, glass listello backsplash, Granite Countertops with extended cabinetry and decorative glass doors. The first floor is beautifully designed with Diagonal Tile Pattern throughout. The Master Suite is 20' X 15', it welcomes you with double doors as you enter and a decorative tray ceiling which also includes two walking closets. The Master Bathroom is equipped with Granite Countertops, Dual Sinks, a Garden Tub and Separate Shower upgraded with decorative glass listellos and enclosed with glass doors. Secondary bathrooms include Marble Countertops and upgraded decorative tiles. The oversize backyard is . 27 acres enclosed with a PVC fence perfect for privacy. Enjoy the outdoors on the 27'X10' LANAI. Conservation Lot! The house sits on a Cul-de-Sac. The community features multiple PARKS exclusive for Hunters Creek Residents only. Community Amenities include: Basketball Courts, Playgrounds, Tennis Courts, Soccer Fields, a Baseball field and Golf Club. A rated Schools!!!

6. 2019-05-03
   price $459,900 1513-char remark

   Show marketing remark (1513 chars)

   Absolutely Beautiful and Spacious 5 bedroom 3 full bath home located in the heart of Hunters Creek rated 21st Best Place to Live in America!!! This house is loaded with many cosmetic and structural upgrades! 3077 sq ft of living space which include an Office that opens up with double french doors and a 14'X21' Loft on the 2nd floor excellent for a Game Room or Theater Room. The 5th bedroom is conveniently located on the 1st floor with a full bath which its perfect for a guest room. The Kitchen features Stainless Steel Appliances, glass listello backsplash, Granite Countertops with extended cabinetry and decorative glass doors. The first floor is beautifully designed with Diagonal Tile Pattern throughout. The Master Suite is 20' X 15', it welcomes you with double doors as you enter and a decorative tray ceiling which also includes two walking closets. The Master Bathroom is equipped with Granite Countertops, Dual Sinks, a Garden Tub and Separate Shower upgraded with decorative glass listellos and enclosed with glass doors. Secondary bathrooms include Marble Countertops and upgraded decorative tiles. The oversize backyard is . 27 acres enclosed with a PVC fence perfect for privacy. Enjoy the outdoors on the 27'X10' LANAI. Conservation Lot! The house sits on a Cul-de-Sac. The community features multiple PARKS exclusive for Hunters Creek Residents only. Community Amenities include: Basketball Courts, Playgrounds, Tennis Courts, Soccer Fields, a Baseball field and Golf Club. A rated Schools!!!

7. 2019-05-01
   listed $469,900 Active 1513-char remark

   Show marketing remark (1513 chars)

   Absolutely Beautiful and Spacious 5 bedroom 3 full bath home located in the heart of Hunters Creek rated 21st Best Place to Live in America!!! This house is loaded with many cosmetic and structural upgrades! 3077 sq ft of living space which include an Office that opens up with double french doors and a 14'X21' Loft on the 2nd floor excellent for a Game Room or Theater Room. The 5th bedroom is conveniently located on the 1st floor with a full bath which its perfect for a guest room. The Kitchen features Stainless Steel Appliances, glass listello backsplash, Granite Countertops with extended cabinetry and decorative glass doors. The first floor is beautifully designed with Diagonal Tile Pattern throughout. The Master Suite is 20' X 15', it welcomes you with double doors as you enter and a decorative tray ceiling which also includes two walking closets. The Master Bathroom is equipped with Granite Countertops, Dual Sinks, a Garden Tub and Separate Shower upgraded with decorative glass listellos and enclosed with glass doors. Secondary bathrooms include Marble Countertops and upgraded decorative tiles. The oversize backyard is . 27 acres enclosed with a PVC fence perfect for privacy. Enjoy the outdoors on the 27'X10' LANAI. Conservation Lot! The house sits on a Cul-de-Sac. The community features multiple PARKS exclusive for Hunters Creek Residents only. Community Amenities include: Basketball Courts, Playgrounds, Tennis Courts, Soccer Fields, a Baseball field and Golf Club. A rated Schools!!!

8. 2015-05-13
   soldstatus $240,000

ⓘ 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: $6,696 · $558/mo
• Projected year-2 tax: $6,696 · $558/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 5/10 Major
• 🌡 Heat 9/10 Extreme 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,866
• − Mortgage interest: −$9,523
• − Property taxes: −$6,696
• − Insurance: −$850
• − Repairs & maintenance: −$3,429
• − Management: −$3,429
• − HOA: −$1,500
• − Depreciation: −$4,945
• Taxable income: $12,493
• Est. tax owed @ 24.0%: −$2,998
• After-tax cash flow: $11,122/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 — Hunters Creek

• Score: 76/100
• State rank: #222
• US rank: #3277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hunters Creek, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 53,671
• Household income: $88,848
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1865.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 27% White 25% Asian 9% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 20% Cuban 2% Dominican 3%
• Common ancestry: Estonian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 41% English-only · Spanish 46% Other Indo-European 6% 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: ▼ -93.05%
• Current HPI: 283.4108
• Rent YoY: ▼ -1.45%
• 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

-29.2% since first listed

8 events — show timeline

• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-01 Sold (Public Records) $450,000 Public Records
• 2019-07-02 Sold (MLS) $450,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-03 Price Changed $459,900 Stellar MLS as Distributed by MLS Grid
• 2019-05-01 Listed $469,900 Stellar MLS as Distributed by MLS Grid
• 2015-05-13 Sold (Public Records) $240,000 Public Records

Property tax history

+50.4%/yr

Latest (2025): $6,696 · +4.4% YoY. Source: county tax records.