905 N Pine Hills Rd · Pine Hills, FL 32808

$240,000

3 bd · 2.0 ba · 1,286 sqft · SingleFamily public records · 14 Days on market

Built 1958 0.36 ac lot Est $208k · 15% over

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Why this score? — see what drove the F 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 +13.5/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks

This unusual 3 bedroom, 1.5 bath home is offered for sale or lease and is ideally located near Colonial Dr and N. Pine Hills Rd. Zoned as PO/ Professional Office, this would be ideal as a family home or as a business office. A huge back yard with vehicle gates and fencing provides for ample parking of fleet or family vehicles. As an investment property, this home could be used as a single family home for leasing. No HOA or restrictions on pets or leasing. New carpet, new paint inside and out.

Key facts

• New carpet
• Ample parking
• Vehicle gates

Tags

• HUGE BACK YARD
• VEHICLE GATES
• AMPLE PARKING
• NEW CARPET
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $9 ($106/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 $207k (13.6% below list).
• Recommended offer: $207k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Pine Hills — 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 73/100 on livability (#317 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment 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.
• Zoned schools: Mollie Ray Elementary (math 37% / reading 17%, grade F, #1,969 of 2,144 statewide, top 94%, 429 students, 82% FRL); Maynard Evans High (math 12% / reading 27%, grade F, #562 of 667 statewide, top 85%, 2,417 students, 69% FRL) — zoned schools average 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 48% district-wide (-25 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 (-0.3%/yr); 246 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $2,075/mo this rent would consume 50% of the median local household income ($50k/yr) (locally 4039% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $240k implies a 395% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,462 (13.6% below list)

Questions for the listing agent

1. Built in 1958 — 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 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.86% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $208,332
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
928 Alecon Dr	0.12mi	4/3.0 (+1)	1,430 (+11%)	2mo	$231,580	$162	65
907 W Sunniland Dr	0.10mi	4/2.0 (+1)	1,412 (+10%)	23mo	$299,000	$212	55
1202 Elinore Dr	0.47mi	3/1.0	1,218 (-5%)	24mo	$185,000	$152	46
1607 Pontiac Ct	0.30mi	3/1.0	1,105 (-14%)	16mo	$170,000	$154	46
327 Dover St	0.75mi	3/1.5	1,260 (-2%)	22mo	$152,000	$121	42
1521 N Hastings St	0.74mi	3/1.0	1,101 (-14%)	24mo	$190,000	$173	18

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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-44,395
• Equity at exit: $35,785

10-year hold

• IRR: -19.9%
• Equity multiple: 0.09×
• Total profit: $-61,376
• Equity at exit: $20,751

Cash invested: $67,200 (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 32808

• Home prices YoY: -22.6%
• Rents YoY: -0.3%
• Active inventory: 246
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$272 /mo · $3,259/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $9

Break-even live

Break-even rent $2,063

Max offer price $240,000

Occupancy floor 95%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5009 Deauville Dr Orlando, FL	4.0	3.0	1224	$2,000	$1.63	23d	1	0.10mi
686 Walkup Dr Orlando, FL	4.0	2.0	1400	$2,050	$1.46	23d	1	0.42mi
1213 Roger Babson Rd Unit 1 Orlando, FL	4.0	2.0	1380	$2,499	$1.81	7d	1	0.46mi
1020 barnett villas Dr Orlando, FL	1.0–3.0	1.0–2.0	934	$1,930	$2.07	23d	1	0.46mi
1214 N Pine Hills Rd Unit 1 Orlando, FL	4.0	2.0	1069	$3,900	$3.65	20d	1	0.53mi
1407 Sunridge Rd Orlando, FL	3.0	2.0	1124	$1,945	$1.73	7d	1	0.59mi
5103 Cochita Dr Orlando, FL	4.0	2.0	1168	$1,995	$1.71	23d	1	0.74mi
1216 Lawne Blvd Orlando, FL	3.0	2.0	1000	$1,800	$1.80	23d	1	0.75mi
4901 Hernandes Dr Orlando, FL	4.0	2.0	1124	$1,830	$1.63	23d	1	0.76mi
812 N Hudson St Pine Hills, FL	2.0	2.0	950	$1,600	$1.68	23d	1	0.87mi
6033 Balboa Dr Orlando, FL	3.0	2.0	1269	$2,300	$1.81	21d	1	0.99mi
1209 Carlsbad Pl Orlando, FL	4.0	1.0	1500	$1,800	$1.20	23d	1	1.02mi
1303 Charles St Orlando, FL	3.0	2.0	1780	$2,200	$1.24	21d	1	1.12mi
1529 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$1,995	$1.80	7d	1	1.20mi
1537 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$2,200	$1.99	23d	1	1.22mi
2203 Silver Pines Pl #601 Orlando, FL	2.0	1.0	962	$1,500	$1.56	23d	1	1.24mi
4566 Chateau Rd Orlando, FL	3.0	1.5	1377	$1,800	$1.31	23d	1	1.24mi
137 N Nowell St Orlando, FL	3.0	1.5	1167	$2,300	$1.97	17d	1	1.28mi
2222 Silver Pines Pl #902 Orlando, FL	3.0	2.5	1472	$1,500	$1.02	7d	1	1.28mi
6119 Melbourne Ave Orlando, FL	3.0	2.0	1109	$1,999	$1.80	20d	1	1.30mi
1737 Hinckley Rd Orlando, FL	4.0	2.0	1661	$2,481	$1.49	1d	1	1.30mi
6215 Melbourne Ave Orlando, FL	3.0	2.0	1250	$850	$0.68	17d	1	1.35mi
5402 Pine Chase Dr Orlando, FL	2.0–3.0	2.0	1133	$1,695	$1.50	1d	4	1.35mi
4333 Cynthia St Orlando, FL	3.0	2.0	1039	$1,813	$1.74	21d	1	1.35mi
200 Fanfair Ave Orlando, FL	3.0	1.0	941	$1,730	$1.84	7d	1	1.36mi
4995 Mercer St Orlando, FL	3.0	2.0	1386	$2,500	$1.80	2d	1	1.37mi
4431 Barley St Orlando, FL	4.0	1.0	1026	$864	$0.84	23d	1	1.37mi
3750 W D Judge Dr Orlando, FL	1.0–2.0	1.0–2.0	805	$1,612	$2.00	7d	1	1.42mi

Listing history 6 events

1. 2026-04-28
   status Pending
2. 2026-04-14
   listed $240,000 Active
3. 1981-11-01
   soldstatus $48,500
4. 1978-12-01
   soldstatus $30,000
5. 1975-06-01
   soldstatus $19,400
6. 1972-06-01
   soldstatus $20,200

ⓘ 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: $3,259 · $272/mo
• Projected year-2 tax: $3,259 · $272/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 ≥108°F today · 23 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: $24,895
• − Mortgage interest: −$13,444
• − Property taxes: −$3,259
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$6,982
• Taxable loss: −$3,972
• Est. tax savings @ 24.0%: +$953
• After-tax cash flow: $1,059/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 — Pine Hills

• Score: 73/100
• State rank: #317
• US rank: #5362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Hills, FL
• County: Orange County · 1,471,359 people
• City population: 60,203
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 60,203
• Household income: $49,700
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4039.0

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 Black (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 13% White 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Hispanic 20% Lithuanian 1% Scandinavian 0%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 18% Spanish 11% 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: ▼ -110.15%
• Current HPI: 376.3801
• Rent YoY: ▼ -0.27%
• 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

+1088.1% since first listed

6 events — show timeline

• 2026-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 1981-11-01 Sold (Public Records) $48,500 Public Records
• 1978-12-01 Sold (Public Records) $30,000 Public Records
• 1975-06-01 Sold (Public Records) $19,400 Public Records
• 1972-06-01 Sold (Public Records) $20,200 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,259 · +9.4% YoY. Source: county tax records.