None · Meadow Woods, FL 32824

$280,000

4 bd · 3.0 ba · 2,075 sqft · SingleFamily public records · 1 Days on market

Built 2003 6,404 sqft lot Est $444k · 37% under $120/mo HOA · 4% 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 4 bedroom 2.5 bathroom bank owned home for sale in gated community! Property is being sold "as is. "Home is located near the airport, 15 minutes from Disney and Sea World.

Key facts

• Meadow woods area
• Shopping and dining
• 6,404 sq ft lot

Tags

• MEADOW WOODS AREA
• EASY ACCESS TO MAJOR ROADS
• SHOPPING AND DINING
• ADD VALUE IN A PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/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 $276k (1.6% below list).
• Recommended offer: $276k (1.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.7% in Meadow Woods — 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 65/100 on livability (#652 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B; Watch: amenities F, commute F, health & safety 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: Wyndham Lakes Elementary (math 57% / reading 59%, grade C+, #751 of 2,144 statewide, top 36%, 584 students, 55% FRL); Cypress Creek High (math 20% / reading 44%, grade F, #415 of 667 statewide, top 63%, 3,467 students, 43% FRL).
• Market conditions: Rents soft (-0.2%/yr); 344 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 39% of the median local income ($85k/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 $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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.
• Current owner paid $160k; list at $280k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $275,615 (1.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.98% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $444,050
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14324 Fieldstone Lake Way	0.39mi	5/2.5 (+1)	2,067 (-0%)	4mo	$485,000	$235	71
2167 Windcrest Lake Cir	0.27mi	4/2.0	1,985 (-4%)	23mo	$475,000	$239	56
14536 Grassy Cove Cir	0.54mi	4/2.5	2,290 (+10%)	0mo	$445,000	$194	55
1711 Brook Hollow Dr	0.51mi	4/2.5	2,190 (+6%)	14mo	$460,000	$210	54
14819 Cedar Branch Way	0.42mi	4/2.0	1,987 (-4%)	22mo	$470,000	$237	51
144 Pinewood Cir	0.71mi	4/2.5	1,916 (-8%)	13mo	$410,000	$214	41
14572 Grassy Cove Cir	0.59mi	4/2.0	1,792 (-14%)	8mo	$395,000	$220	38
3228 Fairfield Dr	0.68mi	4/2.0	1,841 (-11%)	10mo	$345,000	$187	37
3209 Fairfield Dr	0.74mi	4/2.5	2,294 (+11%)	16mo	$460,000	$201	32

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-35,323
• Equity at exit: $41,749

10-year hold

• IRR: -9.2%
• Equity multiple: 0.51×
• Total profit: $-38,589
• Equity at exit: $24,209

Cash invested: $78,400 (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 32824

• Rents YoY: -0.2%
• Active inventory: 344
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,756 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$117
• HOA: −$120
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $284

Break-even live

Break-even rent $2,396

Max offer price $280,000

Occupancy floor 85%

Sensitivity live

Price	-10% $443	-5% $364	+0% $284	+5% $205	+10% $126
Rent	-10% $67	-5% $175	+0% $284	+5% $393	+10% $502
Rate	-1.0pp $425	-0.5pp $356	base $284	+0.5pp $212	+1.0pp $138

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1743 Capesterre Dr Orlando, FL	4.0	2.0	1979	$2,900	$1.47	5d	1	0.31mi
1735 White Heron Bay Cir Orlando, FL	5.0	3.5	2532	$3,500	$1.38	25d	1	0.37mi
1538 Avleigh Cir Orlando, FL	3.0	2.0	1406	$2,350	$1.67	25d	1	0.58mi
1802 Meadow Pond Way Orlando, FL	3.0	2.0	1506	$2,500	$1.66	4d	1	0.61mi
1501 Chevington Ct Orlando, FL	4.0	2.0	1859	$2,450	$1.32	8d	1	0.67mi
1542 Brook Hollow Dr Orlando, FL	3.0	2.0	1539	$2,300	$1.49	11d	1	0.70mi
1835 Island Walk Dr Orlando, FL	3.0	3.0	1964	$2,100	$1.07	25d	1	0.74mi
3258 Fairfield Dr Kissimmee, FL	4.0	2.0	1756	$2,695	$1.53	25d	1	0.75mi
15055 Willow Arbor Cir Orlando, FL	3.0	2.5	1803	$2,500	$1.39	16d	1	0.76mi
15067 Willow Arbor Cir Orlando, FL	3.0	2.5	2303	$2,445	$1.06	8d	1	0.77mi
13115 Canna Lily Dr Orlando, FL	4.0	2.5	2052	$1,250	$0.61	23d	1	0.78mi
1746 Mandavilla Dr Orlando, FL	3.0	2.5	1609	$2,300	$1.43	16d	1	0.83mi
2217 Crosston Cir Orlando, FL	4.0	3.0	2283	$3,000	$1.31	25d	1	0.83mi
3113 Fairfield Dr Kissimmee, FL	4.0	2.5	2500	$2,800	$1.12	11d	1	0.83mi
1567 Astoria Arbor Ln Orlando, FL	4.0	2.5	2060	$2,600	$1.26	3d	1	0.83mi
1524 Astoria Arbor Ln Orlando, FL	3.0	2.5	2058	$2,500	$1.21	23d	1	0.84mi
15535 Willow Arbor Cir Orlando, FL	3.0	2.5	1747	$2,450	$1.40	25d	1	0.88mi
1899 Portofino Meadows Blvd Orlando, FL	3.0	2.5	1687	$2,200	$1.30	23d	1	0.88mi
2205 Wyndam Way Kissimmee, FL	4.0	2.5	2294	$2,499	$1.09	13d	1	0.90mi
182 Pinewood Cir Kissimmee, FL	3.0	2.0	1462	$2,300	$1.57	5d	1	0.91mi
2502 Quail Park Ter Kissimmee, FL	4.0	2.5	2160	$2,495	$1.16	25d	1	0.94mi
3100 Orchard Pl Kissimmee, FL	3.0	2.0	1565	$2,140	$1.37	25d	1	0.96mi
1568 Portofino Meadows Blvd Orlando, FL	4.0	2.5	1922	$2,350	$1.22	16d	1	0.98mi
2347 Crosston Cir Orlando, FL	4.0	3.0	2114	$3,200	$1.51	21d	1	0.98mi
3028 Stillwater Dr Kissimmee, FL	4.0	2.5	2294	$2,800	$1.22	18d	1	1.00mi
3039 Stillwater Dr Kissimmee, FL	3.0	2.0	1565	$2,250	$1.44	25d	1	1.01mi
14235 Sun Bay Dr Orlando, FL	4.0	2.5	1878	$2,800	$1.49	5d	1	1.04mi
1291 Sandestin Way Orlando, FL	4.0	2.5	2000	$2,549	$1.27	5d	1	1.06mi
1540 Whitewater Falls Dr Orlando, FL	4.0	2.5	2165	$2,500	$1.15	25d	1	1.09mi
1271 Sandestin Way Orlando, FL	4.0	2.5	1680	$2,900	$1.73	25d	1	1.09mi
15154 Braywood Trl Orlando, FL	5.0	3.0	2814	$3,000	$1.07	25d	1	1.09mi
72 Lakepointe Cir Kissimmee, FL	3.0	2.5	1471	$2,200	$1.50	18d	1	1.14mi
818 Vermont Woods Ln Orlando, FL	3.0	2.0	1463	$2,200	$1.50	16d	1	1.17mi
13000 Breaking Dawn Dr Orlando, FL	1.0–3.0	1.0–2.0	1055	$2,279	$2.16	2d	27	1.17mi
2608 Spring Hill Dr Kissimmee, FL	4.0	2.5	1839	$2,600	$1.41	5d	1	1.19mi
1646 Buckeye Falls Way Orlando, FL	3.0	2.5	1545	$2,300	$1.49	25d	1	1.31mi
1898 Zac St Kissimmee, FL	3.0–4.0	2.5	1740	$3,280	$1.88	3d	89	1.35mi
3113 Turret Dr Kissimmee, FL	3.0	2.0	1874	$2,100	$1.12	25d	1	1.36mi
101 Gardenia Rd Kissimmee, FL	3.0	2.0	1850	$2,300	$1.24	25d	1	1.43mi
2841 Adelaide Ct Orlando, FL	3.0	2.5	1642	$2,400	$1.46	23d	1	1.47mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: security

Listing history 10 events

1. 2026-03-07
   status Pending
2. 2026-03-06
   listed $280,000 Active
3. 2009-10-29
   soldstatus $160,000 191-char remark

   Show marketing remark (191 chars)

   Very nice 4 bedroom 2.5 bathroom bank owned home for sale in gated community! Property is being sold "as is. "Home is located near the airport, 15 minutes from Disney and Sea World.

4. 2009-10-08
   listed $141,099 191-char remark

   Show marketing remark (191 chars)

   Very nice 4 bedroom 2.5 bathroom bank owned home for sale in gated community! Property is being sold "as is. "Home is located near the airport, 15 minutes from Disney and Sea World.

5. 2008-11-07
   historical
6. 2008-01-22
   listed $198,750
7. 2006-12-06
   soldstatus $355,000
8. 2006-11-03
   soldstatus $355,000
9. 2006-08-08
   listed $325,000
10. 2005-05-23
    soldstatus $233,000

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$68/yr (+$6/mo · 3.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $33,074
• − Mortgage interest: −$15,684
• − Property taxes: −$2,256
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,646
• − Management: −$2,646
• − HOA: −$1,440
• − Depreciation: −$8,145
• Taxable loss: −$1,144
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $3,687/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 — Meadow Woods

• Score: 65/100
• State rank: #652
• US rank: #12935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadow Woods, FL
• County: Orange County · 1,471,359 people
• City population: 55,282
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 58,368
• Household income: $84,841
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 1015.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 34% White 15% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 26% Cuban 2% Dominican 6%
• Common ancestry: Romanian 1% Hispanic 1% Russian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 36% English-only · Spanish 54% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -165.20%
• Current HPI: 280.977
• Rent YoY: ▼ -0.21%
• 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

+20.2% since first listed

10 events — show timeline

• 2026-03-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2009-10-29 Sold (MLS) $160,000 Stellar MLS as Distributed by MLS Grid
• 2009-10-08 Listed $141,099 Stellar MLS as Distributed by MLS Grid
• 2008-11-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-01-22 Listed $198,750 Stellar MLS as Distributed by MLS Grid
• 2006-12-06 Sold (Public Records) $355,000 Public Records
• 2006-11-03 Sold (MLS) $355,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-08 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-23 Sold (Public Records) $233,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,256 · +7.7% YoY. Source: county tax records.