1194 Meadow Finch Dr · Winter Garden, FL 34787

$170,000

3 bd · 2.0 ba · 1,152 sqft · Other · 1 Days on market

Built 1983 Poor condition

---

Why this score? — see what drove the B- 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

2019 home in Westwood Village with spacious, open concept split floor plan. Home includes vaulted ceilings, ceiling fans, crown moldings, upgraded doors, windows, and kitchen cabinets. Three bedrooms with walk in closets and two full bathrooms. Primary Bedroom can fit a king size bed and has a private bathroom with glass enclosed tub/shower combo. Second bedroom fits a queen size bed and third bedroom includes a view of the backyard and gazebo. Second full bathroom has a large glass enclosed shower with seating. Open concept living room, breakfast area, and living room. Huge island in the kitchen for extra breakfast seating and storage. Stainless steel appliances. Windows are all upgraded t

Key facts

• Walk in closets
• Private bathroom
• Vaulted ceilings

Tags

• OPEN CONCEPT SPLIT FLOOR PLAN
• VAULTED CEILINGS
• WALK IN CLOSETS
• PRIVATE BATHROOM
• LARGE GLASS ENCLOSED SHOWER
• HUGE ISLAND IN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $170k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 10.1% vs local median 2.9% in Winter Garden — 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 84/100 on livability (#41 in FL, #804 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: cost of living C-, 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.
• Market conditions: Rents rising (+1.1%/yr); 1581 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $170,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.72%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.13% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,132
• Equity at exit: $25,348

10-year hold

• IRR: 9.4%
• Equity multiple: 1.66×
• Total profit: $31,613
• Equity at exit: $14,698

Cash invested: $47,600 (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 34787

• Rents YoY: 1.1%
• Active inventory: 1581
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $544

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 70%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Westside Dr Winter Garden, FL	3.0	2.0	1180	$2,050	$1.74	23d	1	0.14mi
1309 Cardinal Ln Winter Garden, FL	3.0	2.0	984	$1,800	$1.83	7d	1	0.17mi
1000 Dolphin Dr Winter Garden, FL	3.0	2.0	984	$2,100	$2.13	23d	1	0.17mi
1066 Dolphin Dr Winter Garden, FL	3.0	2.0	1440	$1,700	$1.18	7d	1	0.25mi
1350 Winter Green Way Winter Garden, FL	2.0	1.5	1190	$2,200	$1.85	23d	1	0.32mi
1205 S Park Ave Winter Garden, FL	2.0	1.5	1120	$1,850	$1.65	1d	1	0.49mi
314 Douglas Way Unit 900 Winter Garden, FL	2.0	2.0	930	$1,570	$1.69	23d	1	0.56mi
304 Southern Pecan Cir #208 Winter Garden, FL	2.0	2.0	1264	$2,000	$1.58	7d	1	0.63mi
1240 Winter Garden Vineland Rd Winter Garden, FL	1.0–3.0	1.0–2.0	875	$2,238	$2.56	2d	23	0.64mi
143 Southern Pecan Cir #201 Winter Garden, FL	3.0	2.0	1453	$2,400	$1.65	17d	1	0.70mi
143 Southern Pecan Cir Winter Garden, FL	2.0–3.0	2.0	1364	$2,400	$1.76	11d	2	0.70mi
330 Southern Pecan Cir Winter Garden, FL	2.0	2.0	1276	$1,900	$1.49	3d	1	0.70mi
1300 Eastern Pecan Pl Winter Garden, FL	2.0	2.0	1152	$1,872	$1.63	23d	2	0.75mi
1300 Eastern Pecan Pl #107 Winter Garden, FL	2.0	2.0	1152	$1,995	$1.73	4d	1	0.75mi
417 Southern Pecan Cir Winter Garden, FL	1.0–2.0	1.0–2.0	1264	$1,995	$1.58	23d	2	0.77mi
224 W Cypress St Winter Garden, FL	3.0	2.0	1000	$1,800	$1.80	17d	1	0.77mi
417 Southern Pecan Cir #205 Winter Garden, FL	2.0	2.0	1264	$1,995	$1.58	14d	1	0.78mi
302 Avalon Rd Unit 302 Winter Garden, FL	2.0	2.0	1203	$1,750	$1.45	7d	1	0.79mi
430 Southern Pecan Cir #101 Winter Garden, FL	2.0	2.0	1152	$1,995	$1.73	23d	1	0.84mi
508 Varsity St Winter Garden, FL	2.0	1.0	780	$1,695	$2.17	23d	1	0.95mi
13349 Harbor Shore Ln Unit 1 Winter Garden, FL	2.0	2.5	1236	$1,999	$1.62	7d	1	0.96mi
216 Deepcove Rd Winter Garden, FL	2.0	2.5	1236	$2,100	$1.70	23d	1	1.01mi
13293 Daniels Landing Cir Winter Garden, FL	3.0	2.5	1347	$2,400	$1.78	23d	1	1.09mi
36 Windtree Ln Unit 202 Winter Garden, FL	2.0	2.0	918	$1,595	$1.74	14d	1	1.12mi
314 S Boyd St Winter Garden, FL	2.0	2.0	1054	$2,050	$1.94	2d	1	1.18mi
584 W Bay St Winter Garden, FL	1.0–2.0	1.0	740	$2,225	$3.00	1d	8	1.20mi
80 Windtree Ln Unit 203 Winter Garden, FL	2.0	2.0	918	$1,650	$1.80	23d	1	1.20mi
88 Windtree Ln Unit K Winter Garden, FL	2.0	2.0	918	$1,450	$1.58	2d	1	1.20mi
326 Daniels Pointe Dr Winter Garden, FL	3.0	2.0	1139	$2,150	$1.89	20d	1	1.21mi
126 Windtree Ln Winter Garden, FL	2.0	2.0	918	$1,700	$1.85	21d	1	1.23mi
126 Windtree Ln Winter Garden, FL	2.0	2.0	918	$1,550	$1.69	17d	1	1.23mi
119 Windtree Ln Winter Garden, FL	2.0	2.0	958	$1,695	$1.77	23d	1	1.25mi
165 Windtree Ln Winter Garden, FL	2.0	2.0	918	$1,700	$1.85	23d	1	1.25mi
165 Windtree Ln Unit U Winter Garden, FL	2.0	2.0	918	$1,750	$1.91	23d	1	1.29mi
11 E Smith St Winter Garden, FL	1.0–2.0	1.0–2.0	948	$2,900	$3.06	7d	3	1.35mi

Listing history 1 events

1. 2026-05-26
   listed $170,000 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 8/10 Severe 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: $26,113
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$4,945
• Taxable income: $4,067
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $5,555/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive renovations across all systems and areas, with major repairs and updates needed to bring it up to modern standards and increase its resale and rental value.

Repairs flagged

• Major kitchen — No photos of the kitchen
• Major bathrooms — No photos of the bathrooms
• Major roof — No photos of the roof
• Major exterior — No photos of the exterior
• Major flooring — No photos of the flooring
• Major interior walls/paint — No photos of the interior walls/paint
• Major windows — No photos of the windows
• Major foundation/structure — No photos of the foundation/structure
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major landscaping/curb appeal — No photos of the landscaping/curb appeal

Value-add opportunities

• Both extensive exterior renovation — Improves curb appeal and overall home value
• Both kitchen renovation — Modernizes the kitchen and adds value
• Both bathroom renovation — Updates bathrooms for modern living
• Both HVAC system upgrade — Improves comfort and energy efficiency
• Both landscaping and curb appeal — Enhances the home's exterior and first impression

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen · No photos of the kitchen	Major	$15,000–50,000
bathrooms · No photos of the bathrooms	Major	$15,000–50,000
roof · No photos of the roof	Major	$15,000–50,000
exterior · No photos of the exterior	Major	$15,000–50,000
flooring · No photos of the flooring	Major	$15,000–50,000
interior walls/paint · No photos of the interior walls/paint	Major	$15,000–50,000
windows · No photos of the windows	Major	$15,000–50,000
foundation/structure · No photos of the foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
landscaping/curb appeal · No photos of the landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both extensive exterior renovation — Improves curb appeal and overall home value ↑
• Both kitchen renovation — Modernizes the kitchen and adds value ↑
• Both bathroom renovation — Updates bathrooms for modern living ↑
• Both HVAC system upgrade — Improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances the home's exterior and first impression ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Winter Garden

• Score: 84/100
• State rank: #41
• US rank: #804

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winter Garden, FL
• County: Orange County · 1,471,359 people
• City population: 101,441
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 101,441
• Household income: $120,365
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 2682.0

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 0.65)
• Race & ethnicity: White 53% Hispanic / Latino 23% Two or more races 21% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Cuban 1%
• Common ancestry: Estonian 4% Romanian 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 74% English-only · Spanish 13% Other Indo-European 8% Vietnamese 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: ▼ -189.49%
• Current HPI: 296.8866
• Rent YoY: ▲ 1.13%
• 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

1 event — show timeline

• 2026-05-26 Listed $170,000 FSBO.com