8100 Poinciana Blvd #2609 · Hunters Creek, FL 32821

$190,000

3 bd · 3.0 ba · 1,409 sqft · Condo public records · 1 Days on market

Built 2006 $938/mo HOA · 38% of rent

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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).

• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Appreciation +5.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• DSCR +0.6/10.0

Listing remarks

Experience the ultimate in resort-style living at 8100 Poinciana Blvd, Unit 2609! Nestled on the 6th floor of Building 2 in the highly sought-after Lake Buena Vista Resort Village & Spa, this spacious 3-bedroom, 3-bathroom condo offers the perfect blend of vacation luxury and everyday comfort. The fully furnished unit features a bright, open floor plan, a fully equipped kitchen with granite countertops, and a private balcony perfect for unwinding after a long day. Positioned just minutes from Central Florida’s world-renowned theme parks, premier dining districts, and the adjacent Lake Buena Vista Factory Stores, this prime location puts the best of Orlando right at your doorstep

Key facts

• Fitness center
• Private balcony
• Full service spa

Tags

• PRIVATE BALCONY
• ZERO ENTRY POOL
• FULL SERVICE SPA
• FITNESS CENTER
• GAME ROOM
• ON SITE DINING

Property features AI

Finance

• Other: Furnished; Community amenities: Fitness center, pool, sidewalks
• Financial info: Total monthly fees $938.72; Total annual fees $11,264.64; Lease restrictions apply
• HOA & community: Lake Buena Vista Resort association; Monthly association fee of $938.72; Association fee includes cable TV, internet, pest control, recreational facilities, trash and water; Association approval required; Association fees required

Exterior

• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity available; Phone available; Trash service available
• Home design: Residential condo-hotel; Located on 6th floor; 8-story building; South-facing; One level (interior unit)
• Construction: Other construction materials; Other roof; Slab foundation; Built as part of a multi-unit building (Building number 2)
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Elevator in building
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (31.3% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $131k (31.3% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 3.3% in Hunters Creek — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents falling (-3.2%/yr); 275 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 42% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $564 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $130,552 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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 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: 1.28% ✓
• Cap rate: 4.17%
• Cash-on-cash: -7.59%
• DSCR: 0.66
• GRM: 6.5

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: -12.5%
• Equity multiple: 0.42×
• Total profit: $-30,853
• Equity at exit: $58,007

10-year hold

• IRR: -9.7%
• Equity multiple: 0.03×
• Total profit: $-51,592
• Equity at exit: $72,032

Cash invested: $53,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,439 high
• Mortgage (P&I): −$996
• Tax from tax record: −$250 /mo · $3,000/yr
• Insurance: −$79
• HOA: −$938
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-337

Break-even live

Break-even rent $2,865

Max offer price $130,552

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8097 Poinciana Blvd Orlando, FL	1.0–3.0	1.0–2.0	1075	$2,869	$2.67	1d	31	0.05mi
6011 Vineland Resort Way Orlando, FL	1.0–3.0	1.0–2.0	1082	$2,530	$2.34	7d	14	0.15mi
7261 Crossroads Garden Dr Orlando, FL	3.0	1.0–2.0	981	$2,673	$2.72	1d	19	0.45mi
4960 Warrior Ln Kissimmee, FL	4.0	2.5	1512	$2,100	$1.39	23d	1	0.48mi
4950 Lunar Ln Kissimmee, FL	3.0	1.0–3.0	981	$3,756	$3.83	1d	41	0.51mi
3285 Peace Pipe Dr Kissimmee, FL	3.0	2.0	1377	$1,900	$1.38	23d	1	0.53mi
14051 International Dr Orlando, FL	1.0–3.0	1.0–2.0	1115	$2,998	$2.69	1d	53	0.64mi
5270 Warrior Ln Kissimmee, FL	3.0	2.0	1123	$1,995	$1.78	23d	1	0.64mi
5212 Broken Arrow Dr Kissimmee, FL	3.0	2.0	1377	$2,250	$1.63	23d	1	0.64mi
3251 Prime Park Cir Kissimmee, FL	1.0–3.0	1.0–2.0	1020	$2,492	$2.44	1d	21	0.78mi
3147 Tocoa Cir Unit A Kissimmee, FL	4.0	3.5	1649	$2,300	$1.39	23d	1	0.80mi
4865 Big Pine Loop Kissimmee, FL	3.0	1.0–2.0	1023	$3,382	$3.31	14d	127	0.80mi
4865 Big Pine Loop Kissimmee, FL	3.0	1.0–2.0	1023	$3,254	$3.18	2d	320	0.80mi
3183 Tocoa Cir Kissimmee, FL	4.0	3.5	1649	$2,500	$1.52	23d	1	0.84mi
14501 Gateway Point Cir Orlando, FL	1.0–4.0	1.0–2.0	1023	$2,199	$2.15	7d	18	0.85mi
5151 Adelaide Dr Kissimmee, FL	4.0	3.5	1782	$2,800	$1.57	23d	1	0.85mi
5316 Barefoot Path Kissimmee, FL	3.0	2.0	1410	$2,100	$1.49	23d	1	0.86mi
5124 Crown Haven Dr Unit 1 Kissimmee, FL	4.0	3.5	1637	$2,200	$1.34	23d	1	0.90mi
5124 Crown Haven Dr Kissimmee, FL	4.0	3.5	1637	$2,250	$1.37	16d	1	0.90mi
4741 Clock Tower Dr #107 Kissimmee, FL	2.0	2.0	1186	$2,800	$2.36	23d	1	0.94mi
5087 Dominica Dr Kissimmee, FL	2.0	2.5	1304	$1,650	$1.27	23d	1	0.94mi
5095 Dominica Dr Kissimmee, FL	2.0	3.0	1304	$2,400	$1.84	10d	1	0.96mi
5113 Dominica Dr Kissimmee, FL	3.0	1.5	1532	$1,849	$1.21	23d	1	0.97mi
3087 Seaview Castle Dr Unit 1549038P Kissimmee, FL	3.0	3.0	1463	$3,742	$2.56	2d	1	0.97mi
3111 Paradox Cir Unit 1018148P Kissimmee, FL	3.0	2.0	1184	$2,593	$2.19	7d	1	0.98mi
4701 Luminous Loop Kissimmee, FL	1.0–3.0	1.0–2.0	973	$2,345	$2.41	1d	36	0.98mi
5002 Mangrove Aly #104 Kissimmee, FL	2.0	2.0	1066	$1,749	$1.64	10d	1	0.98mi
5160 Regatta Dr Kissimmee, FL	3.0	2.5	1666	$1,975	$1.19	23d	1	0.99mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	10d	1	0.99mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	23d	1	0.99mi
4721 Clock Tower Dr Unit 1359866P Kissimmee, FL	2.0	2.0	1184	$3,280	$2.77	1d	1	1.00mi
3120 Paradox Cir #108 Kissimmee, FL	3.0	2.0	1329	$2,600	$1.96	23d	1	1.04mi
5299 Images Cir Kissimmee, FL	1.0–3.0	1.0–3.0	1027	$1,899	$1.85	2d	13	1.04mi
2954 Sadina St Kissimmee, FL	2.0	2.5	885	$1,500	$1.69	2d	2	1.05mi
5160 Ambergris Loop Kissimmee, FL	3.0	2.5	1798	$2,500	$1.39	13d	1	1.06mi
3191 Paradox Cir Unit 205 Kissimmee, FL	2.0	2.5	1126	$2,500	$2.22	23d	1	1.06mi
5404 Paradise Cay Cir Kissimmee, FL	3.0	2.5	1364	$2,000	$1.47	23d	1	1.07mi
3171 Paradox Cir Unit 1UNIT 103 Kissimmee, FL	2.0	2.0	1181	$2,250	$1.91	23d	1	1.10mi
3151 Paradox Cir Unit 1UNIT 202 Kissimmee, FL	2.0	2.0	1181	$2,700	$2.29	23d	1	1.12mi
1110 Spaceport Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	23d	1	1.14mi

HOA detail condo

• Monthly dues: $938 · $11,256/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-19
   remarks 689-char remark
2. 2026-06-19
   listed $190,000 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: $3,000 · $250/mo
• Projected year-2 tax: $3,000 · $250/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,271
• − Mortgage interest: −$10,643
• − Property taxes: −$3,000
• − Insurance: −$950
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − HOA: −$11,256
• − Depreciation: −$5,527
• Taxable loss: −$6,788
• Est. tax savings @ 24.0%: +$1,629
• After-tax cash flow: $-2,409/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

• 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

1 event — show timeline

• 2026-06-18 Listed $190,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $3,000 · -1.6% YoY. Source: county tax records.