2506 Martinwood Dr · Pine Hills, FL 32808

$259,000

4 bd · 2.0 ba · 2,088 sqft · SingleFamily public records · 9 Days on market

Built 1959 9,583 sqft lot Est $309k · 16% under

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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 +15.1/30.0
• ARV discount +14.8/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 2-bath POOL home with a newer roof is ready for a little TLC. Spacious layout with formal living and dining rooms, open kitchen overlooking the family room, and a screened-in pool—perfect for entertaining. Ideal for a handyman, first-time homebuyer, or anyone seeking a great investment with instant equity potential. Cosmetic updates will make this home shine again. Excellent community location near Downtown Orlando, schools, shopping, and major highways.

Key facts

• Screened-in pool
• 9,583 sq ft lot
• Built 1959

Tags

• SCREENED-IN POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $83 ($1k/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 $233k (10.1% below list).
• Recommended offer: $233k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.8% 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); Meadowbrook Middle (math 24% / reading 24%, grade F, #532 of 571 statewide, top 94%, 957 students, 78% FRL); Maynard Evans High (math 12% / reading 27%, grade F, #562 of 667 statewide, top 85%, 2,417 students, 69% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% 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); 251 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts 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 $73k; list at $259k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $232,958 (10.1% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $309,024
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4846 Betty Sue Ter	0.19mi	5/3.0 (+1)	1,991 (-5%)	2mo	$295,000	$148	72

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: $-43,475
• Equity at exit: $38,618

10-year hold

• IRR: -16.4%
• Equity multiple: 0.21×
• Total profit: $-57,348
• Equity at exit: $22,394

Cash invested: $72,520 (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: 251
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$291 /mo · $3,491/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $83

Break-even live

Break-even rent $2,224

Max offer price $259,000

Occupancy floor 91%

Sensitivity live

Price	-10% $230	-5% $157	+0% $83	+5% $10	+10% $-63
Rent	-10% $-101	-5% $-9	+0% $83	+5% $175	+10% $267
Rate	-1.0pp $214	-0.5pp $149	base $83	+0.5pp $16	+1.0pp $-52

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 Silver Pines Pl #902 Orlando, FL	3.0	2.5	1472	$1,500	$1.02	9d	1	0.60mi
5717 Fernhill Dr Orlando, FL	3.0	1.0	1619	$1,700	$1.05	5d	1	1.04mi
4751 Beacon St Orlando, FL	4.0	2.0	1624	$2,500	$1.54	9d	1	1.09mi
3903 Pine Ridge Rd Orlando, FL	4.0	1.5	1450	$1,949	$1.34	25d	1	1.10mi
4125 South Lake Orlando Pkwy #4125 Orlando, FL	3.0	3.0	1550	$2,695	$1.74	0d	1	1.31mi
4148 Player Cir #106 Orlando, FL	4.0	3.0	1634	$2,350	$1.44	25d	1	1.35mi
3402 Bretwood Dr Orlando, FL	4.0	2.0	1936	$2,500	$1.29	23d	1	1.37mi
6314 Gamble Dr Orlando, FL	4.0	2.0	1877	$2,111	$1.12	0d	1	1.39mi
2429 Sandy Ln Orlando, FL	3.0	2.0	1418	$2,490	$1.76	23d	1	1.47mi

Listing history 22 events

1. 2026-06-17
   pricedays on marketlisting id $259,000 Pending 9 DOM
2. 2026-05-31
   remarks 681-char remark
3. 2026-05-31
   pricedays on marketlisting id $210,000 Pending
4. 2026-05-15
   historical
5. 2026-04-30
   historical 480-char remark

   Show marketing remark (480 chars)

   This 4-bedroom, 2-bath POOL home with a newer roof is ready for a little TLC. Spacious layout with formal living and dining rooms, open kitchen overlooking the family room, and a screened-in pool—perfect for entertaining. Ideal for a handyman, first-time homebuyer, or anyone seeking a great investment with instant equity potential. Cosmetic updates will make this home shine again. Excellent community location near Downtown Orlando, schools, shopping, and major highways.

6. 2026-04-27
   status Active
7. 2026-04-15
   status Pending
8. 2026-04-15
   status Active
9. 2026-04-08
   status Pending
10. 2026-04-08
    status Active
11. 2026-02-18
    status Pending
12. 2026-02-11
    status Pending
13. 2026-02-09
    listed $259,000 Active
14. 2025-11-27
    status Active 480-char remark

    Show marketing remark (480 chars)

    This 4-bedroom, 2-bath POOL home with a newer roof is ready for a little TLC. Spacious layout with formal living and dining rooms, open kitchen overlooking the family room, and a screened-in pool—perfect for entertaining. Ideal for a handyman, first-time homebuyer, or anyone seeking a great investment with instant equity potential. Cosmetic updates will make this home shine again. Excellent community location near Downtown Orlando, schools, shopping, and major highways.

15. 2025-11-27
    status Active

    Show marketing remark (480 chars)

    This 4-bedroom, 2-bath POOL home with a newer roof is ready for a little TLC. Spacious layout with formal living and dining rooms, open kitchen overlooking the family room, and a screened-in pool—perfect for entertaining. Ideal for a handyman, first-time homebuyer, or anyone seeking a great investment with instant equity potential. Cosmetic updates will make this home shine again. Excellent community location near Downtown Orlando, schools, shopping, and major highways.

16. 2025-11-27
    price $259,000 480-char remark

    Show marketing remark (480 chars)

    This 4-bedroom, 2-bath POOL home with a newer roof is ready for a little TLC. Spacious layout with formal living and dining rooms, open kitchen overlooking the family room, and a screened-in pool—perfect for entertaining. Ideal for a handyman, first-time homebuyer, or anyone seeking a great investment with instant equity potential. Cosmetic updates will make this home shine again. Excellent community location near Downtown Orlando, schools, shopping, and major highways.

17. 2025-11-27
    price $259,000

    Show marketing remark (480 chars)

    This 4-bedroom, 2-bath POOL home with a newer roof is ready for a little TLC. Spacious layout with formal living and dining rooms, open kitchen overlooking the family room, and a screened-in pool—perfect for entertaining. Ideal for a handyman, first-time homebuyer, or anyone seeking a great investment with instant equity potential. Cosmetic updates will make this home shine again. Excellent community location near Downtown Orlando, schools, shopping, and major highways.

18. 2025-11-18
    historical 480-char remark

    Show marketing remark (480 chars)

    This 4-bedroom, 2-bath POOL home with a newer roof is ready for a little TLC. Spacious layout with formal living and dining rooms, open kitchen overlooking the family room, and a screened-in pool—perfect for entertaining. Ideal for a handyman, first-time homebuyer, or anyone seeking a great investment with instant equity potential. Cosmetic updates will make this home shine again. Excellent community location near Downtown Orlando, schools, shopping, and major highways.

19. 2025-10-14
    listed $285,000 Active
20. 2025-10-10
    listed $285,000 Active 480-char remark

    Show marketing remark (480 chars)

    This 4-bedroom, 2-bath POOL home with a newer roof is ready for a little TLC. Spacious layout with formal living and dining rooms, open kitchen overlooking the family room, and a screened-in pool—perfect for entertaining. Ideal for a handyman, first-time homebuyer, or anyone seeking a great investment with instant equity potential. Cosmetic updates will make this home shine again. Excellent community location near Downtown Orlando, schools, shopping, and major highways.

21. 1996-11-20
    soldstatus $73,000
22. 1969-06-01
    soldstatus $17,700

ⓘ 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: $3,491 · $291/mo
• Projected year-2 tax: $3,491 · $291/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: $27,955
• − Mortgage interest: −$14,508
• − Property taxes: −$3,491
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − Depreciation: −$7,535
• Taxable loss: −$3,346
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $1,803/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

+1363.3% since first listed

19 events — show timeline

• 2026-05-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — SCMLS
• 2026-04-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Pending — Daytona MLS
• 2026-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Listed $259,000 Daytona MLS
• 2025-11-27 Relisted — SCMLS
• 2025-11-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-27 Price Changed $259,000 SCMLS
• 2025-11-27 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Listing Removed — SCMLS
• 2025-10-14 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Listed $285,000 SCMLS
• 1996-11-20 Sold (Public Records) $73,000 Public Records
• 1969-06-01 Sold (Public Records) $17,700 Public Records

Property tax history

+9.7%/yr

Latest (2025): $3,491 · +10.6% YoY. Source: county tax records.