2806 N Powers Dr #8 · Pine Hills, FL 32818

$118,000

2 bd · 1.0 ba · 832 sqft · Condo · 329 Days on market

Built 1979 $322/mo HOA · 20% of rent ↓ 6% since listing

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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 +19.9/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Oak Shadows-a gated, amenity-rich. neighborhood with NO RENTALS ALLOWED. Perfect for first time buyers, downsizers and anyone seeking low maintenance living in a well-kept community. This second floor unit is immaculate, lovely view from balcony and tile floors shine upon entrance. Located nearby to local transportation, shopping and restaurants. Enjoy the community amenities; pool, tennis courts, BBQ area, and dog run. Get ready for a relaxing summer by the pool and enjoy the view from your rear balcony!

Key facts

• Rear balcony
• Tennis courts
• Bbq area

Tags

• POOL
• TENNIS COURTS
• BBQ AREA
• DOG RUN
• REAR BALCONY

Property features AI

Finance

• Other: Unfurnished unit; Buyer directions: Take Silver Star Road to North Powers; drive through gated community on left
• Financial info: Total monthly fees $322; total annual fees $3,864
• HOA & community: Monthly HOA fee of $322 (includes structure and grounds maintenance, management, pool, sewer, trash, water); Community clubhouse, pool, park, tennis courts, community mailbox, deed restrictions; Pets allowed with restrictions (cats and dogs okay; breed restrictions apply)

Exterior

• Parking: Details not provided
• Security: Buyer approval required for community
• Utilities: Public sewer; Electricity available; Cable available; Public water connected
• Home design: Residential condominium; One story; Second-floor unit; West-facing
• Construction: Block construction; Tile roof; Slab foundation; Completed condition; Built/identified building number 2806
• Exterior features: Enclosed patio / rear screened porch; Balcony; Dog run; Sliding doors; Tennis courts; Mature landscaping; Paved road access; Other fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Thermostat; Window treatments
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Ridgewood Park Elementary (math 19% / reading 25%, grade F, #2,080 of 2,144 statewide, top 97%, 460 students, 81% 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 21% at this address vs 48% district-wide (-28 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 (-2.7%/yr); 178 active listings in the ZIP; 15 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).
• This rent runs 31% of the median local income ($63k/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 $816 of loan paydown is wiped out by about $4k 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 329 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $103,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.37% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.56×
• Total profit: $-14,517
• Equity at exit: $17,594

10-year hold

• IRR: -11.3%
• Equity multiple: 0.44×
• Total profit: $-18,340
• Equity at exit: $10,202

Cash invested: $33,040 (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 32818

• Home prices YoY: -22.5%
• Rents YoY: -2.7%
• Active inventory: 178
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$619
• Tax est. 1.5%: −$148 /mo · $1,770/yr
• Insurance: −$49
• HOA: −$322
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $143

Break-even live

Break-even rent $1,440

Max offer price $118,000

Occupancy floor 86%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3024 N Powers Dr Orlando, FL	1.0–2.0	1.0–2.0	915	$1,470	$1.61	16d	80	0.15mi
6408 Sunshine St Orlando, FL	3.0	1.5	1000	$1,900	$1.90	4d	1	0.31mi
6872 Alta Westgate Dr Orlando, FL	2.0–3.0	2.0	1190	$1,466	$1.23	7d	1	0.55mi
6508 Spring Glade Ct Orlando, FL	3.0	2.0	1032	$1,325	$1.28	21d	1	0.63mi
5600 Silver Star Rd Orlando, FL	1.0–3.0	1.0–2.0	850	$1,310	$1.54	14d	6	0.67mi
5402 Pine Chase Dr Orlando, FL	2.0–3.0	2.0	1133	$1,449	$1.28	1d	4	0.78mi
2603 Silkwood Cir Orlando, FL	2.0–3.0	2.0	1114	$1,632	$1.46	2d	18	0.78mi
1537 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$2,200	$1.99	23d	1	0.84mi
1529 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$1,995	$1.80	7d	1	0.85mi
2203 Silver Pines Pl #601 Orlando, FL	2.0	1.0	962	$1,500	$1.56	23d	1	0.90mi
5249 Champagne Cir Orlando, FL	2.0	2.0	980	$1,795	$1.83	23d	1	1.08mi
5505 Hernandes Dr #113 Orlando, FL	2.0	1.0	728	$1,175	$1.61	23d	1	1.14mi
3285 Split Willow Dr Orlando, FL	2.0	1.0	845	$1,400	$1.66	23d	1	1.43mi
3043 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,450	$1.61	23d	1	1.46mi
2920 Eastern Willow Ave Orlando, FL	2.0	2.0	868	$1,500	$1.73	23d	1	1.50mi

HOA detail condo

• Monthly dues: $322 · $3,864/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $118,000 Active 329 DOM
2. 2026-06-17
   days on market $118,000 Active 328 DOM
3. 2026-06-16
   days on market $118,000 Active 327 DOM
4. 2026-06-15
   days on market $118,000 Active 326 DOM
5. 2026-06-13
   days on market $118,000 Active 324 DOM
6. 2026-06-13
   days on market $118,000 Active 323 DOM
7. 2026-06-09
   days on market $118,000 Active 320 DOM
8. 2026-06-08
   days on market $118,000 Active 319 DOM
9. 2026-06-07
   days on market $118,000 Active 318 DOM
10. 2026-06-04
    days on market $118,000 Active 315 DOM
11. 2026-06-03
    days on market $118,000 Active 314 DOM
12. 2026-06-02
    days on market $118,000 Active 313 DOM
13. 2026-06-02
    days on market $118,000 Active 312 DOM
14. 2026-05-31
    days on market $118,000 Active 311 DOM
15. 2025-09-15
    price $118,000
16. 2025-07-24
    status Active
17. 2025-07-21
    status Pending
18. 2025-07-21
    listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,456
• − Mortgage interest: −$6,610
• − Property taxes: −$1,770
• − Insurance: −$590
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − HOA: −$3,864
• − Depreciation: −$3,433
• Taxable income: $77
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $1,702/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): 59,114
• Household income: $63,061
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 2059.0

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 (69%)
• Race & ethnicity: Black 69% Hispanic / Latino 14% White 10% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 1%
• Common ancestry: Hispanic 21% Estonian 1% Romanian 1%
• Foreign-born: 40% · Canada, Vietnam, China
• Languages at home: 59% English-only · French/Haitian/Cajun 25% Spanish 11% Vietnamese 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: ▼ -93.40%
• Current HPI: 321.5821
• Rent YoY: ▼ -2.66%
• 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

-5.6% since first listed

4 events — show timeline

• 2025-09-15 Price Changed $118,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-21 Listed $125,000 Stellar MLS as Distributed by MLS Grid