5214 Via Hacienda Cir Unit A307 · Orlando, FL 32839

$124,000

2 bd · 2.0 ba · 1,073 sqft · Condo public records · 17 Days on market

Built 1985

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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 +8.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Amazing investment or homebuyer opportunity in the heart of Orlando (32839)! This bright, spacious 2-bedroom, 2-bathroom, third-floor condo at Alhambra Courts features an open-concept living and dining area, a fully equipped kitchen with stainless steel appliances, an in-unit laundry setup, and a private porch with peaceful top-floor views. Centrally located with unmatched connectivity, the property sits just minutes from The Mall at Millenia, The Florida Mall, and Downtown Orlando, with immediate access to I-4, John Young Pkwy, and US-441 for an effortless commute near premium dining and entertainment. Fantastic potential for investors as the property is currently occupied by a great tenan

Key facts

• Private porch
• Top-floor views
• Centrally located

Tags

• FULLY EQUIPPED KITCHEN
• IN-UNIT LAUNDRY SETUP
• PRIVATE PORCH
• TOP-FLOOR VIEWS
• CENTRALLY LOCATED
• IMMEDIATE ACCESS TO I-4

Property features AI

Finance

• Other: Property type: Residential — Condominium; Zoning: R-3; CDD: No; Homestead: No; Furnished: Unfurnished
• HOA & community: HOA managed by Sentry Management; Association fee includes: none listed; Association approval not required; Pets allowed (small; max pet weight indicated as 1)

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential condominium; Located on 3rd floor; Building named Alhambra Courts Condominium; Faces west; Three or more levels in the building
• Construction: Concrete construction; Concrete roof; Foundation: Other; Building area approximately 1,073 (from public records/appraiser)
• Exterior features: Concrete road surface; Lot approximately 0.56 acres (1/2 to less than 1 acre); No waterfront or water access

Interior

• Kitchen: Microwave; Range; Refrigerator; Other appliances
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Concrete roof and construction noted under Exterior > Construction
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $124k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $122k (1.5% below list) — sets the bar for market timing.
• Cap rate 5.2% vs local median 3.0% in Orlando — 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 86/100 on livability (#12 in FL, #360 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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: Palmetto Elementary (math 31% / reading 33%, grade F, #1,797 of 2,144 statewide, top 86%, 805 students, 75% FRL); Oak Ridge High (math 17% / reading 27%, grade F, #544 of 667 statewide, top 82%, 2,477 students, 66% FRL).
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-22 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 (-0.5%/yr); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% of the median local income ($47k/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 $857 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 17 days — a 2% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 $65k; list at $124k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $122,140 (1.5% 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: 1.24% ✓
• Cap rate: 5.21%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 6.7

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: -28.1%
• Equity multiple: 0.09×
• Total profit: $-31,436
• Equity at exit: $18,489

10-year hold

• IRR: -61.3%
• Equity multiple: -0.52×
• Total profit: $-52,700
• Equity at exit: $10,721

Cash invested: $34,720 (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 32839

• Home prices YoY: -20.1%
• Rents YoY: -0.5%
• Active inventory: 224
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$650
• Tax from tax record: −$140 /mo · $1,678/yr
• Insurance: −$52
• HOA est. from 2 same-building comps: −$482
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-112

Break-even live

Break-even rent $1,676

Max offer price $104,142

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-77	+0% $-112	+5% $-148	+10% $-183
Rent	-10% $-234	-5% $-173	+0% $-112	+5% $-52	+10% $9
Rate	-1.0pp $-50	-0.5pp $-81	base $-112	+0.5pp $-145	+1.0pp $-177

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5208 Via Hacienda Cir Unit 101 Orlando, FL	2.0	2.0	1073	$2,000	$1.86	25d	1	0.02mi
5214 Via Hacienda Cir Apt 207 Orlando, FL	2.0	2.0	1073	$1,400	$1.30	25d	1	0.02mi
5226 Via Hacienda Cir Unit A116 Orlando, FL	2.0	2.0	934	$1,350	$1.45	25d	1	0.04mi
5226 Via Hacienda Cir Unit A313 Orlando, FL	2.0	2.0	934	$1,400	$1.50	3d	1	0.04mi
5226 Via Hacienda Cir Unit A215 Orlando, FL	2.0	2.0	1073	$1,550	$1.44	25d	1	0.04mi
5219 Via Hacienda Cir Unit B209 Orlando, FL	2.0	2.0	1073	$1,500	$1.40	17d	1	0.06mi
5225 Via Hacienda Cir Unit B115 Orlando, FL	2.0	2.0	1073	$1,480	$1.38	25d	1	0.07mi
2107 Honour Rd #2107 Orlando, FL	2.0	2.5	1208	$1,650	$1.37	3d	1	0.12mi
4789 S Texas Ave Apt A Orlando, FL	2.0	2.0	976	$1,500	$1.54	8d	1	0.12mi
2363 Huntington Green Ct #5 Orlando, FL	3.0	2.5	1405	$1,850	$1.32	16d	1	0.14mi
2691 Charleston Town Pl Orlando, FL	1.0–3.0	1.0–2.0	1199	$1,942	$1.62	3d	21	0.14mi
1948 Lake Atriums Cir Orlando, FL	2.0–3.0	2.0	864	$1,450	$1.68	8d	3	0.15mi
5124 Park Central Dr Orlando, FL	2.0	2.0	874	$1,648	$1.89	25d	2	0.15mi
5124 Park Central Dr #517 Orlando, FL	2.0	2.0	874	$1,700	$1.95	15d	1	0.15mi
2342 Huntington Green Ct #2 Orlando, FL	2.0	1.5	996	$1,300	$1.31	23d	1	0.16mi
2352 Huntington Green Ct #7 Orlando, FL	2.0	1.5	996	$1,400	$1.41	25d	1	0.16mi
4703 S Texas Ave Unit A Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.17mi
4807 S Texas Ave Unit 4807C Orlando, FL	1.0	1.0	756	$1,599	$2.12	25d	1	0.17mi
4807 S Texas Ave Unit 4807D Orlando, FL	1.0	1.0	756	$1,349	$1.78	25d	1	0.17mi
4711 S Texas Ave Unit 4711A Orlando, FL	2.0	2.0	976	$1,600	$1.64	25d	1	0.17mi
1924 Lake Atriums Cir #62 Orlando, FL	2.0	2.0	864	$1,450	$1.68	25d	1	0.17mi
4801 S Texas Ave Unit 4801D Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.19mi
1956 Lake Atriums Cir #144 Orlando, FL	2.0	2.0	864	$1,500	$1.74	5d	1	0.19mi
1956 Lake Atriums Cir Orlando, FL	2.0	2.0	864	$1,425	$1.65	16d	3	0.19mi
1956 Lake Atriums Cir Orlando, FL	2.0	2.0	864	$1,425	$1.65	8d	2	0.19mi
1972 Lake Atriums Cir #181 Orlando, FL	2.0	2.0	864	$1,300	$1.50	25d	1	0.20mi
4795 S Texas Ave Unit 4795A Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.20mi
1972 Lake Atriums Cir Orlando, FL	1.0–2.0	1.0–2.0	695	$1,285	$1.85	5d	2	0.20mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	655	$1,225	$1.87	8d	3	0.21mi
2334 Grand Central Pkwy #17 Orlando, FL	2.0	2.5	1250	$1,750	$1.40	21d	1	0.21mi
2424 Grand Central Pkwy Orlando, FL	2.0	2.5	1250	$1,795	$1.44	5d	1	0.22mi
4791 S Texas Ave Orlando, FL	2.0	2.0	976	$1,300	$1.33	25d	1	0.22mi
2201 Metropolitan Way Orlando, FL	2.0	2.0	874	$1,475	$1.69	4d	1	0.23mi
2442 Grand Central Pkwy #2 Orlando, FL	2.0	2.5	1250	$2,200	$1.76	25d	1	0.23mi
4725 S Texas Ave Apt C Orlando, FL	2.0	2.0	976	$1,249	$1.28	25d	1	0.24mi
2424 Grand Central Pkwy Orlando, FL	2.0	2.5	1250	$1,822	$1.46	8d	2	0.24mi
4733 S Texas Ave Unit 4733B Orlando, FL	2.0	2.0	976	$1,450	$1.49	23d	1	0.26mi
4779 S Texas Ave Unit 4779D Orlando, FL	2.0	2.0	976	$1,450	$1.49	3d	1	0.26mi
4759 S Texas Ave Unit 4759C Orlando, FL	2.0	2.0	976	$1,450	$1.49	17d	1	0.27mi
2262 Grand Central Pkwy #3 Orlando, FL	3.0	2.0	1465	$2,150	$1.47	23d	1	0.27mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   days on market $124,000 Active 17 DOM
2. 2026-06-18
   days on market $124,000 Active 14 DOM
3. 2026-06-17
   days on market $124,000 Active 13 DOM
4. 2026-06-16
   days on market $124,000 Active 12 DOM
5. 2026-06-15
   days on market $124,000 Active 11 DOM
6. 2026-06-13
   days on market $124,000 Active 9 DOM
7. 2026-06-13
   days on market $124,000 Active 8 DOM
8. 2026-06-09
   days on market $124,000 Active 5 DOM
9. 2026-06-08
   days on market $124,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $124,000 Active 3 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: $1,678 · $140/mo
• Projected year-2 tax: $1,678 · $140/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: $18,400
• − Mortgage interest: −$6,946
• − Property taxes: −$1,678
• − Insurance: −$620
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − HOA: −$5,784
• − Depreciation: −$3,607
• Taxable loss: −$3,179
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $-586/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 — Orlando

• Score: 86/100
• State rank: #12
• US rank: #360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 53,242
• Household income: $47,313
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 5337.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% Black 35% Two or more races 17% White 16% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 8% Estonian 1% Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 51% English-only · Spanish 33% French/Haitian/Cajun 9% Other Indo-European 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: ▼ -89.65%
• Current HPI: 357.4828
• Rent YoY: ▼ -0.50%
• 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

+125.5% since first listed

13 events — show timeline

• 2026-06-04 Listed $124,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Rental Removed $1,500 STELLARMLS
• 2025-05-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-30 Listed for Rent $1,500 STELLARMLS
• 2025-01-30 Price Changed $138,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-24 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Price Changed $142,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-28 Price Changed $144,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-16 Price Changed $146,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-03 Listed $148,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-13 Sold (Public Records) $65,000 Public Records
• 2006-04-04 Sold (Public Records) $50,200 Public Records
• 1987-06-01 Sold (Public Records) $55,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,678 · +4.9% YoY. Source: county tax records.