7644 Arlene Ave · Belle Isle, FL 32812

$335,000

4 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 64 Days on market

Built 1958 8,099 sqft lot Est $349k · at est.

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Why this score? — see what drove the D 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 +14.8/30.0
• ARV discount +9.3/15.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Excelent Oportunity. NEW PRICE !This single family home with 4 bedrooms and 2 bathrooms, is just five minutes from the Airport, great location in Orlando, a spacious yard and no HOA fees. It features an independent suite with private bath. In July 2025 the AC, paint and septic system were all updated. A prime investment oportunity in a strategically positioned area. The sellerv is motived.

Key facts

• Spacious yard
• Updated ac
• Private bath

Tags

• SPACIOUS YARD
• INDEPENDENT SUITE
• PRIVATE BATH
• UPDATED AC
• UPDATED PAINT
• UPDATED SEPTIC SYSTEM

Property features AI

Finance

• Other: Homestead exemption applied; Unfurnished; No lease restrictions; Universal property ID available
• HOA & community: No secondary association indicated

Exterior

• Parking: Directions: From highway 528 East - take Jetport Exit, left onto Jetport Dr, left onto Daetwyler Dr, right onto Rampart Dr, left onto Arlene Ave; property is on the left
• Utilities: Public water; Septic tank sewer; Public utilities
• Home design: Single family residence; One level; Faces east
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built on 1 story
• Exterior features: Asphalt road access; 0.19 acre lot

Interior

• Kitchen: Microwave; Range; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closets; 9 total rooms
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (22.1% below list).
• Recommended offer: $261k (22.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#218 in FL, #3,414 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute D, cost of living 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.
• Market conditions: Rents soft (-2.0%/yr); 214 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 43% of the median local income ($73k/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 $2k of loan paydown is wiped out by about $10k 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 64 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $111k; list at $335k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,934 (22.1% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.78% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $349,296
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7621 Daetwyler Dr	0.16mi	3/2.0 (-1)	1,491 (-3%)	4mo	$339,900	$228	80

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-56,224
• Equity at exit: $49,950

10-year hold

• IRR: -15.3%
• Equity multiple: 0.24×
• Total profit: $-71,644
• Equity at exit: $28,965

Cash invested: $93,800 (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 32812

• Rents YoY: -2.0%
• Active inventory: 214
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,609 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $92

Break-even live

Break-even rent $2,492

Max offer price $335,000

Occupancy floor 91%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3733 Brighton Park Cir Orlando, FL	3.0	2.5	1610	$2,500	$1.55	17d	1	0.24mi
3749 Brighton Park Cir Orlando, FL	3.0	2.5	1674	$2,650	$1.58	24d	1	0.25mi
7824 Holiday Isle Dr #203 Orlando, FL	3.0	2.0	1701	$2,995	$1.76	2d	1	0.25mi
3211 San Pedro Ln Orlando, FL	3.0	2.0	1571	$2,400	$1.53	16d	1	0.84mi
3211 San Pedro Ln Orlando, FL	3.0	2.0	1571	$2,295	$1.46	11d	1	0.84mi
2323 McCoy Rd Belle Isle, FL	2.0–3.0	2.0	1025	$1,700	$1.66	2d	1	1.02mi
7200 N Frontage Rd Orlando, FL	1.0–3.0	1.0–2.0	999	$2,526	$2.53	2d	27	1.40mi

Listing history 9 events

1. 2026-04-15
   price $335,000
2. 2026-03-25
   listed $345,000 Active
3. 2026-02-27
   status Pending
4. 2026-02-24
   historical
5. 2026-01-27
   price $345,000
6. 2025-11-06
   price $359,999
7. 2025-09-25
   listed $365,000 Active
8. 2004-06-18
   soldstatus $111,000
9. 1971-06-01
   soldstatus $12,600

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $2,780 · $232/mo
• Expected delta: +$1,908/yr (+$159/mo · 218.8%)

ⓘ 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 · 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: $31,312
• − Mortgage interest: −$18,765
• − Property taxes: −$872
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − Depreciation: −$9,745
• Taxable loss: −$4,756
• Est. tax savings @ 24.0%: +$1,141
• After-tax cash flow: $2,249/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 — Belle Isle

• Score: 76/100
• State rank: #218
• US rank: #3414

Category grades

Amenities F Commute D Cost of living D Crime A+ Employment A+ Housing A+ Health & safety F 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): 34,686
• Household income: $73,149
• Rent vs Own: 39.5% rent · 60.5% own
• Severe rent burden: 1653.0

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 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 34% Two or more races 18% Black 8% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 18% Cuban 3% Dominican 2%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 28% Chinese 2% 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: ▼ -202.16%
• Current HPI: 352.6841
• Rent YoY: ▼ -2.00%
• 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

+2558.7% since first listed

9 events — show timeline

• 2026-04-15 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $345,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $359,999 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Listed $365,000 Stellar MLS as Distributed by MLS Grid
• 2004-06-18 Sold (Public Records) $111,000 Public Records
• 1971-06-01 Sold (Public Records) $12,600 Public Records

Property tax history

+2.5%/yr

Latest (2025): $872 · +14.3% YoY. Source: county tax records.