4822 Lighthouse Cir · Orlando, FL 32808

$170,000

2 bd · 2.0 ba · 935 sqft · Condo · 169 Days on market

Built 1983 ↓ 3% since listing

---

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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 2-bedroom, 2-bathroom condo offering comfort, convenience, and modern updates. The home features new flooring throughout the main living areas, providing a fresh and contemporary feel. The kitchen is equipped with newer appliances, making it move-in ready for the next owner. The floor plan offers a spacious living and dining area, a primary bedroom with an en-suite bathroom, and a secondary bedroom ideal for guests, an office, or additional family members. Additional highlights include an attached 1-car garage, ample storage, and a private enclosed porch area. Low HOA, $215 a month. Taxes around $2,500 a year

Key facts

• New flooring
• Newer appliances
• Ample storage

Tags

• NEW FLOORING
• NEWER APPLIANCES
• PRIVATE ENCLOSED PORCH AREA
• AMPLE STORAGE

Property features AI

Exterior

• Home design: Condo
• Exterior features: Lot size approximately 1,248 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $168k (1.1% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Market conditions: Rents soft (-0.3%/yr); 246 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 41% of the median local income ($50k/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 $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

• It's been on market 169 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 8.4

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: -13.7%
• Equity multiple: 0.52×
• Total profit: $-22,693
• Equity at exit: $25,348

10-year hold

• IRR: -10.5%
• Equity multiple: 0.45×
• Total profit: $-26,135
• 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 32808

• Home prices YoY: -22.6%
• Rents YoY: -0.3%
• Active inventory: 246
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $153

Break-even live

Break-even rent $1,487

Max offer price $170,000

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

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4758 Muir Village Orlando, FL	3.0	2.0	1097	$2,063	$1.88	15d	1	0.08mi
4907 Lake Ridge Rd Orlando, FL	2.0	2.0	947	$1,475	$1.56	24d	1	0.13mi
4793 N Pine Hills Rd Unit 41-101 Pine Hills, FL	3.0	2.0	1019	$1,649	$1.62	7d	1	0.26mi
4793 N Pine Hills Rd Orlando, FL	2.0–3.0	2.0	954	$1,449	$1.52	16d	56	0.26mi
4793 N Pine Hills Rd Orlando, FL	2.0	2.0	890	$1,554	$1.75	3d	1	0.26mi
4990 North Ln Orlando, FL	1.0	1.0	432	$1,230	$2.85	20d	5	0.36mi
4501 Landing Dr Orlando, FL	1.0–2.0	1.0–2.0	787	$1,417	$1.80	2d	18	0.45mi
4901 Bottlebrush Ln Orlando, FL	1.0–2.0	1.0–2.0	833	$1,775	$2.13	1d	17	0.47mi
5300 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	824	$1,880	$2.28	2d	2	0.99mi
5175 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	751	$1,565	$2.08	2d	27	1.00mi
3285 Split Willow Dr Orlando, FL	2.0	1.0	845	$1,400	$1.66	24d	1	1.02mi
4358 South Lake Orlando Pkwy Unit 3-3 Orlando, FL	2.0	2.0	1089	$1,800	$1.65	7d	1	1.02mi
5249 Champagne Cir Orlando, FL	2.0	2.0	980	$1,795	$1.83	24d	1	1.03mi
5536 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.5–2.0	1077	$1,699	$1.58	2d	7	1.07mi
5234 Journal Ave Orlando, FL	2.0	1.0	720	$1,600	$2.22	16d	1	1.11mi
3043 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,450	$1.61	24d	1	1.20mi
3071 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,525	$1.69	24d	1	1.21mi
2920 Eastern Willow Ave Orlando, FL	2.0	2.0	868	$1,500	$1.73	24d	1	1.25mi
4705 Almond Willow Dr Orlando, FL	2.0	2.0	864	$1,600	$1.85	24d	1	1.30mi
5200 N Orange Blossom Trl Orlando, FL	1.0–3.0	1.0–2.0	976	$1,108	$1.14	15d	1	1.35mi
4757 Silver Star Rd Orlando, FL	1.0	1.0	728	$1,189	$1.63	24d	1	1.44mi

HOA detail condo

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

Listing history 7 events

1. 2026-06-04
   statusdays on market $170,000 Under Contract 169 DOM
2. 2026-06-03
   days on market $170,000 Active 168 DOM
3. 2026-06-02
   days on market $170,000 Active 167 DOM
4. 2026-06-02
   days on market $170,000 Active 166 DOM
5. 2026-05-31
   days on market $170,000 Active 165 DOM
6. 2026-02-23
   price $170,000
7. 2025-12-17
   listed $175,000 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 · 22 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: $20,172
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,945
• Taxable loss: −$924
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $2,060/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

• Census place: Orlando, FL
• County: Orange County · 1,471,359 people
• City population: 964,969
• 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

-2.9% since first listed

2 events — show timeline

• 2026-02-23 Price Changed $170,000 ForSaleByOwner.com
• 2025-12-17 Listed $175,000 ForSaleByOwner.com