1024 W Fairbanks Ave · Fairview Shores, FL 32804

$213,000

2 bd · 1.0 ba · 1,313 sqft · SingleFamily public records · 2 Days on market

Built 1952 6,655 sqft lot Est $381k · 44% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +4.9/10.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime Renovation Opportunity in Highly Desirable Orlando Location. Excellent choice for investors and contractors looking to capitalize on this value-add project located in a well-established area. This 2-bedroom, 1-bath home is being offered as a blank canvas, perfectly suited for a complete rehabilitation to maximize its After Repair Value (ARV). The structure features a solid 1952 foundation, offering a straightforward layout for a creative remodeling project. Situated in a prime location with significant upside potential, this property is the perfect candidate for your next Fix & Flip or long-term rental portfolio addition. Cash offers only; property requires full rehab. Bring you

Key facts

• 6,655 sq ft lot
• Parking
• Built 1952

Property features AI

Finance

• Other: Property type: Residential, single family; Listed as unfurnished; Direction faces: South
• Financial info: No lease restrictions reported
• HOA & community: No homeowners association

Exterior

• Parking: Has a 1-space carport
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; One story; Faces south; Property listed in fixer condition; Residential zoning (R-1A)
• Construction: Block construction; Shingle roof; Slab foundation; Building area about 1,385 total (living area reported as 1,313)
• Exterior features: Paved road access; Lot approximately 0.15 acres

Interior

• Kitchen: No appliances reported
• Bedrooms: 2 bedrooms
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No notable interior features reported; Concrete flooring
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $213k.

Deal economics

• At list price, monthly cash flow is $69 ($824/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 $210k (1.3% below list).
• Recommended offer: $210k (1.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.6% in Fairview Shores — 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 84/100 on livability (#36 in FL, #715 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: 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: Killarney Elementary (math 37% / reading 32%, grade F, #1,709 of 2,144 statewide, top 81%, 330 students, 66% FRL); Edgewater High (math 14% / reading 46%, grade F, #441 of 667 statewide, top 67%, 2,059 students, 52% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 207 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,336 (1.3% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $380,770
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4272 Kendrick Rd	0.11mi	3/2.0 (+1)	1,289 (-2%)	12mo	$445,000	$345	73
4472 Fairview Ave	0.28mi	2/2.0	1,241 (-6%)	4mo	$325,000	$262	71
3513 Fairway Ln	0.66mi	3/1.0 (+1)	1,314 (+0%)	10mo	$400,000	$304	56
4720 Goddard Ave	0.66mi	2/2.0	1,313 (0%)	24mo	$300,000	$228	45
328 Lake Fair Ln	0.47mi	3/2.0 (+1)	1,485 (+13%)	14mo	$430,000	$290	36

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 · 0.63% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-34,933
• Equity at exit: $31,759

10-year hold

• IRR: -14.3%
• Equity multiple: 0.27×
• Total profit: $-43,528
• Equity at exit: $18,416

Cash invested: $59,640 (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 32804

• Rents YoY: 0.6%
• Active inventory: 207
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$1,117
• Tax from tax record: −$387 /mo · $4,646/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $69

Break-even live

Break-even rent $2,016

Max offer price $213,000

Occupancy floor 92%

Sensitivity live

Price	-10% $189	-5% $129	+0% $69	+5% $8	+10% $-52
Rent	-10% $-97	-5% $-14	+0% $69	+5% $152	+10% $235
Rate	-1.0pp $176	-0.5pp $123	base $69	+0.5pp $14	+1.0pp $-43

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1028 Canovia Ave Orlando, FL	2.0	1.0	1163	$1,925	$1.66	24d	1	0.17mi
735 Alton Ave Orlando, FL	3.0	2.0	1174	$1,800	$1.53	8d	1	0.24mi
5003 Adanson St Orlando, FL	2.0	2.0	875	$2,500	$2.86	24d	1	0.43mi
912 Neuse Ave Orlando, FL	3.0	2.0	1388	$2,079	$1.50	8d	1	0.46mi
1322 Carlson Dr Orlando, FL	3.0	2.0	1556	$2,195	$1.41	5d	1	0.51mi
1051 Lee Rd Orlando, FL	1.0–3.0	1.0–2.0	934	$1,284	$1.38	20d	1	0.75mi
4713 Thorpe Ave Orlando, FL	2.0	2.0	1000	$1,950	$1.95	24d	1	0.85mi
1821 Courtland St Orlando, FL	3.0	2.0	1428	$2,299	$1.61	15d	1	0.86mi
814 Malone Dr Orlando, FL	2.0	2.0	1211	$2,650	$2.19	24d	1	0.93mi
2500 Lee Rd Winter Park, FL	1.0–2.0	1.0–2.0	800	$1,495	$1.87	24d	2	0.95mi
2500 Lee Rd Winter Park, FL	1.0–2.0	1.0–2.0	800	$1,495	$1.87	8d	3	0.95mi
5205 Eggleston Ave Unit 102 Orlando, FL	3.0	2.0	1219	$1,895	$1.55	15d	1	0.97mi
722 Baltimore Dr Orlando, FL	3.0	2.0	1453	$2,050	$1.41	8d	1	1.00mi
401 Niblick Way Orlando, FL	2.0	1.0	930	$1,675	$1.80	24d	1	1.03mi
1700 Van Ness St Unit 5 Orlando, FL	2.0	1.0	920	$1,899	$2.06	20d	1	1.04mi
1700 Van Ness St Orlando, FL	2.0	1.0	920	$1,699	$1.85	13d	1	1.04mi
4177 N Orange Blossom Trl #505 Orlando, FL	3.0	2.0	1766	$2,450	$1.39	24d	1	1.06mi
4177 S Orange Blossom Trl Orlando, FL	3.0	2.0	1822	$2,475	$1.36	24d	1	1.07mi
3104 Harrison Ave Orlando, FL	2.0	2.0	1200	$1,995	$1.66	18d	1	1.25mi
3104 Harrison Ave Unit E32 Orlando, FL	2.0	1.5	1200	$1,995	$1.66	18d	1	1.25mi
3219 Oberlin Ave Orlando, FL	3.0	2.0	1184	$2,840	$2.40	8d	1	1.28mi
741 Clay St Winter Park, FL	2.0	1.0–2.0	860	$2,880	$3.35	2d	17	1.29mi
29 W Preston St Orlando, FL	3.0	2.0	1056	$2,999	$2.84	24d	1	1.30mi
2007 Cornell Ave Unit 1032296P Winter Park, FL	3.0	2.0	990	$2,778	$2.81	2d	1	1.35mi
2918 Elizabeth Ave Orlando, FL	3.0	2.0	1207	$3,100	$2.57	8d	1	1.37mi
1874 Harmon Ave Winter Park, FL	2.0	1.0–2.0	870	$2,333	$2.68	2d	19	1.40mi
1600 Roosevelt Ave Orlando, FL	3.0	1.0	1364	$2,210	$1.62	18d	1	1.41mi
1761 Indiana Ave Winter Park, FL	3.0	2.5	1598	$2,795	$1.75	8d	1	1.44mi
555 W Winter Park St Orlando, FL	3.0	2.0	958	$2,395	$2.50	24d	1	1.47mi
503 Kilshore Ln Winter Park, FL	2.0	1.0	1125	$2,250	$2.00	18d	1	1.48mi
101 Samuel St Orlando, FL	3.0	2.0	1580	$1,975	$1.25	18d	1	1.48mi
225 W King St Orlando, FL	3.0	2.0	1276	$2,429	$1.90	24d	1	1.50mi

Listing history 3 events

1. 2026-06-18
   days on market $213,000 Active 2 DOM
2. 2026-06-17
   remarks 695-char remark
3. 2026-06-17
   listed $213,000 Active 1 DOM

ⓘ 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: $4,646 · $387/mo
• Projected year-2 tax: $4,646 · $387/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 ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,240
• − Mortgage interest: −$11,931
• − Property taxes: −$4,646
• − Insurance: −$1,065
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$6,196
• Taxable loss: −$2,637
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $1,457/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 — Fairview Shores

• Score: 84/100
• State rank: #36
• US rank: #715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview Shores, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 21,720
• Household income: $113,231
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 667.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Two or more races 9% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 1% German/W. Germanic 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: ▼ -638.18%
• Current HPI: 304.08
• Rent YoY: ▲ 0.63%
• 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

2 events — show timeline

• 2026-06-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-06-10 Listed $213,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.6%/yr

Latest (2025): $4,646 · +0.4% YoY. Source: county tax records.