2455 Golden Eagle Dr · Forest City, FL 32703

$250,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 229 Days on market

Built 1983 8,364 sqft lot Est $181k · 38% over

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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 +14.9/30.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLEAN COZY CUSTOM HOME WAITING FOR YOU ! THIS HOME HAS HAD ONLY 1 OWNER AND HAS BEEN LOVINGLY MAINTAINED. LARGE FENCED BACKYARD. WOOD DECK OFF OF KITCHEN OVERLOOKING BACKYARD. BEAUTIFUL TILED KITCHEN COUNTER TOPS , NEW BLINDS, NEW CARPET AND VINYL PLANK TONGUE AND GROOVE FLOORING, ICE COLD CENTRAL AIR CONDITIONING, HOME BUILT WITH ATTIC FAN AND HAS SEPARATE DUCT WORK IN EACH ROOM OF THE HOUSE, CEILING FANS, HOME WAS BUILT WITH CONCRETE BLOCKS AND FILLED WITH STYROFOAM INSULATION FOR MORE ECONOMICAL UTILITY BILLS. THIS HOME IS SPECIAL AND IN READY TO MOVE IN CONDITION. THE GARAGE HAS BUILT IN OVERHEAD SHELVING AND ATTIC ACCESS IN GARAGE WITH 8X14 WORK AREA. CALL FOR A SHOWING WHILE IT LASTS. .. .

Key facts

• Attic fan
• Spacious kitchen
• Central a/c

Tags

• SPACIOUS KITCHEN
• WOODEN DECK
• FULLY FENCED BACKYARD
• VINYL PLANK FLOORING
• CENTRAL A/C
• ATTIC FAN

Property features AI

Finance

• Other: Homestead exempt; Zoning: A-1
• HOA & community: No association; Pets allowed; No community amenities listed

Exterior

• Parking: Attached garage (1 car) — approximately 14 x 21; Driveway parking
• Utilities: Well water (also listed as none); Septic tank; Electricity connected
• Home design: Single family residence; One story; West-facing; Completed condition
• Construction: Block, frame and stucco construction; Other construction materials; Shingle roof; Crawlspace and slab foundation; Built on one level
• Exterior features: Deck; Front porch; Rear porch; Balcony; Oak trees on property; Level lot; Street dead-end; Paved roads; In-county location; Unincorporated area

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Ice maker; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Attic fan
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Split bedroom floorplan; Programmable thermostat; Window treatments; Blinds
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $73 ($874/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 $208k (16.9% below list).
• Recommended offer: $208k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Forest City — 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 78/100 on livability (#175 in FL, #2,657 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute 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: Lakeville Elementary (math 34% / reading 35%, grade F, #1,709 of 2,144 statewide, top 81%, 661 students, 66% FRL); Wekiva High (math 17% / reading 37%, grade F, #478 of 667 statewide, top 73%, 2,207 students, 62% FRL).
• Zoned-school proficiency averages 31% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.8%/yr); 573 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% 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 $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

• It's been on market 229 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $207,648 (16.9% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $180,992
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9409 Florence Ave	0.51mi	3/1.0 (+1)	990 (+10%)	2mo	$200,000	$202	52

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-42,025
• Equity at exit: $37,276

10-year hold

• IRR: -15.8%
• Equity multiple: 0.22×
• Total profit: $-54,412
• Equity at exit: $21,615

Cash invested: $70,000 (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 32703

• Rents YoY: -2.8%
• Active inventory: 573
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$152 /mo · $1,829/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $73

Break-even live

Break-even rent $1,984

Max offer price $250,000

Occupancy floor 91%

Sensitivity live

Price	-10% $214	-5% $144	+0% $73	+5% $2	+10% $-69
Rent	-10% $-91	-5% $-9	+0% $73	+5% $155	+10% $237
Rate	-1.0pp $199	-0.5pp $136	base $73	+0.5pp $8	+1.0pp $-58

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9387 Junior Ave Apopka, FL	2.0	2.0	1120	$2,000	$1.79	25d	1	0.35mi
9387 Junior Ave Apopka, FL	2.0	2.0	1120	$1,975	$1.76	23d	1	0.35mi
2600 Lake Betty Blvd Apopka, FL	1.0–3.0	1.0–2.0	956	$2,046	$2.14	3d	41	0.53mi
9301 Summit Dr Orlando, FL	3.0	1.0–2.0	1012	$2,162	$2.14	3d	51	0.85mi
9434 Bear Lake Rd Forest City, FL	3.0	2.0	1074	$3,500	$3.26	6d	1	1.07mi
1705 Chatham Cir Apopka, FL	3.0	2.0	1097	$1,900	$1.73	19d	1	1.30mi

Listing history 22 events

1. 2026-06-21
   days on market $250,000 Active 229 DOM
2. 2026-06-18
   days on market $250,000 Active 226 DOM
3. 2026-06-17
   days on market $250,000 Active 225 DOM
4. 2026-06-16
   days on market $250,000 Active 224 DOM
5. 2026-06-15
   days on market $250,000 Active 223 DOM
6. 2026-06-13
   days on market $250,000 Active 221 DOM
7. 2026-06-13
   days on market $250,000 Active 220 DOM
8. 2026-06-09
   days on market $250,000 Active 217 DOM
9. 2026-06-08
   days on market $250,000 Active 216 DOM
10. 2026-06-07
    pricedays on marketlisting id $250,000 Active 215 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    pricedays on marketlisting id $259,000 Active 1 DOM
13. 2026-04-27
    price $260,000
14. 2026-02-23
    price $264,000
15. 2026-01-09
    price $269,000
16. 2025-11-18
    price $275,000
17. 2025-10-27
    listed $280,000 Active
18. 2019-01-17
    soldstatus $174,900
19. 2019-01-15
    soldstatus $174,900 Sold 705-char remark

    Show marketing remark (705 chars)

    CLEAN COZY CUSTOM HOME WAITING FOR YOU ! THIS HOME HAS HAD ONLY 1 OWNER AND HAS BEEN LOVINGLY MAINTAINED. LARGE FENCED BACKYARD. WOOD DECK OFF OF KITCHEN OVERLOOKING BACKYARD. BEAUTIFUL TILED KITCHEN COUNTER TOPS , NEW BLINDS, NEW CARPET AND VINYL PLANK TONGUE AND GROOVE FLOORING, ICE COLD CENTRAL AIR CONDITIONING, HOME BUILT WITH ATTIC FAN AND HAS SEPARATE DUCT WORK IN EACH ROOM OF THE HOUSE, CEILING FANS, HOME WAS BUILT WITH CONCRETE BLOCKS AND FILLED WITH STYROFOAM INSULATION FOR MORE ECONOMICAL UTILITY BILLS. THIS HOME IS SPECIAL AND IN READY TO MOVE IN CONDITION. THE GARAGE HAS BUILT IN OVERHEAD SHELVING AND ATTIC ACCESS IN GARAGE WITH 8X14 WORK AREA. CALL FOR A SHOWING WHILE IT LASTS. .. .

20. 2018-12-01
    status Pending 705-char remark

    Show marketing remark (705 chars)

    CLEAN COZY CUSTOM HOME WAITING FOR YOU ! THIS HOME HAS HAD ONLY 1 OWNER AND HAS BEEN LOVINGLY MAINTAINED. LARGE FENCED BACKYARD. WOOD DECK OFF OF KITCHEN OVERLOOKING BACKYARD. BEAUTIFUL TILED KITCHEN COUNTER TOPS , NEW BLINDS, NEW CARPET AND VINYL PLANK TONGUE AND GROOVE FLOORING, ICE COLD CENTRAL AIR CONDITIONING, HOME BUILT WITH ATTIC FAN AND HAS SEPARATE DUCT WORK IN EACH ROOM OF THE HOUSE, CEILING FANS, HOME WAS BUILT WITH CONCRETE BLOCKS AND FILLED WITH STYROFOAM INSULATION FOR MORE ECONOMICAL UTILITY BILLS. THIS HOME IS SPECIAL AND IN READY TO MOVE IN CONDITION. THE GARAGE HAS BUILT IN OVERHEAD SHELVING AND ATTIC ACCESS IN GARAGE WITH 8X14 WORK AREA. CALL FOR A SHOWING WHILE IT LASTS. .. .

21. 2018-10-11
    price $174,900 705-char remark

    Show marketing remark (705 chars)

    CLEAN COZY CUSTOM HOME WAITING FOR YOU ! THIS HOME HAS HAD ONLY 1 OWNER AND HAS BEEN LOVINGLY MAINTAINED. LARGE FENCED BACKYARD. WOOD DECK OFF OF KITCHEN OVERLOOKING BACKYARD. BEAUTIFUL TILED KITCHEN COUNTER TOPS , NEW BLINDS, NEW CARPET AND VINYL PLANK TONGUE AND GROOVE FLOORING, ICE COLD CENTRAL AIR CONDITIONING, HOME BUILT WITH ATTIC FAN AND HAS SEPARATE DUCT WORK IN EACH ROOM OF THE HOUSE, CEILING FANS, HOME WAS BUILT WITH CONCRETE BLOCKS AND FILLED WITH STYROFOAM INSULATION FOR MORE ECONOMICAL UTILITY BILLS. THIS HOME IS SPECIAL AND IN READY TO MOVE IN CONDITION. THE GARAGE HAS BUILT IN OVERHEAD SHELVING AND ATTIC ACCESS IN GARAGE WITH 8X14 WORK AREA. CALL FOR A SHOWING WHILE IT LASTS. .. .

22. 2018-09-16
    listed $179,900 Active 705-char remark

    Show marketing remark (705 chars)

    CLEAN COZY CUSTOM HOME WAITING FOR YOU ! THIS HOME HAS HAD ONLY 1 OWNER AND HAS BEEN LOVINGLY MAINTAINED. LARGE FENCED BACKYARD. WOOD DECK OFF OF KITCHEN OVERLOOKING BACKYARD. BEAUTIFUL TILED KITCHEN COUNTER TOPS , NEW BLINDS, NEW CARPET AND VINYL PLANK TONGUE AND GROOVE FLOORING, ICE COLD CENTRAL AIR CONDITIONING, HOME BUILT WITH ATTIC FAN AND HAS SEPARATE DUCT WORK IN EACH ROOM OF THE HOUSE, CEILING FANS, HOME WAS BUILT WITH CONCRETE BLOCKS AND FILLED WITH STYROFOAM INSULATION FOR MORE ECONOMICAL UTILITY BILLS. THIS HOME IS SPECIAL AND IN READY TO MOVE IN CONDITION. THE GARAGE HAS BUILT IN OVERHEAD SHELVING AND ATTIC ACCESS IN GARAGE WITH 8X14 WORK AREA. CALL FOR A SHOWING WHILE IT LASTS. .. .

ⓘ 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: $1,829 · $152/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$246/yr (+$21/mo · 13.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 22 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: $24,918
• − Mortgage interest: −$14,004
• − Property taxes: −$1,829
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$7,273
• Taxable loss: −$3,424
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $1,696/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 — Forest City

• Score: 78/100
• State rank: #175
• US rank: #2657

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment B+ 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): 59,269
• Household income: $72,880
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2191.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 35% Hispanic / Latino 30% Black 28% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 12% Cuban 3% Dominican 2%
• Common ancestry: Hispanic 4% Romanian 1% Italian 1%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 22% French/Haitian/Cajun 3% 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: ▼ -206.30%
• Current HPI: 319.2139
• Rent YoY: ▼ -2.75%
• 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

+44.5% since first listed

10 events — show timeline

• 2026-04-27 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $264,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-17 Sold (Public Records) $174,900 Public Records
• 2019-01-15 Sold (MLS) $174,900 Stellar MLS as Distributed by MLS Grid
• 2018-12-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-11 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2018-09-16 Listed $179,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $1,829 · +9.1% YoY. Source: county tax records.