1516 Regan Ave · Azalea Park, FL 32807

$140,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 140 Days on market

Built 1935 5,951 sqft lot

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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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Home is habitable. Public water, electricity are available. CASH ONLY! This premium parcel of land is ideally located just 10 minutes from Downtown Orlando, a perfect investment opportunity for residential development. Prime location, an excellent opportunity to create your dream project in one of Florida's most sought-after areas. The property is zoned R-1 LRD (Low-density residential). One block from colonial drive and goldenrod in east Orlando. Access to 417, 408, 528, and all main roads. Close to all new local jobs, 10 mins from downtown. NO HOA and close to everything but has a quiet low traffic feel. UCF, HWY 50, VALENCIA, FULL SAIL are all near

Key facts

• Zoned r-1 lrd
• 5,951 sq ft lot
• Built 1935

Tags

• PREMIUM PARCEL OF LAND
• ZONED R-1 LRD
• ONE BLOCK FROM COLONIAL DRIVE
• ACCESS TO 417 408 528
• ZONED FOR SINGLE FAMILY HOME

Property features AI

Finance

• Other: Property zoned R-1; Property subtype: Single Family Residence; Universal property ID available
• Financial info: Lease restrictions not indicated
• HOA & community: No HOA association; Pets allowed

Exterior

• Parking: No parking details listed
• Security: No security features listed
• Utilities: Public water available; Septic tank sewer; Electricity available; Cable available; Phone available; Broadband/high-speed internet available
• Home design: Single family residence; One story; Faces west; Residential property
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Building area approximately 1,064 square feet (living area reported separately)
• Exterior features: Asphalt-paved road access; Lot about 0.14 acres (approximately 553 m²)

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating listed; No cooling listed
• Interior features: No interior features listed
• Laundry & utility: No laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.0% in Azalea Park — 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 79/100 on livability (#144 in FL, #2,148 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• 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: Forsyth Woods Elementary (math 31% / reading 35%, grade F, #1,773 of 2,144 statewide, top 83%, 476 students, 81% FRL); Colonial High (math 16% / reading 33%, grade F, #505 of 667 statewide, top 79%, 3,442 students, 62% FRL).
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 175 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $968 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 140 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $45k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,309
• Equity at exit: $20,874

10-year hold

• IRR: 6.3%
• Equity multiple: 1.46×
• Total profit: $18,195
• Equity at exit: $12,105

Cash invested: $39,200 (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 32807

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 175
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$734
• Tax from tax record: −$186 /mo · $2,236/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $298

Break-even live

Break-even rent $1,239

Max offer price $140,000

Occupancy floor 77%

Sensitivity live

Price	-10% $377	-5% $338	+0% $298	+5% $259	+10% $219
Rent	-10% $171	-5% $234	+0% $298	+5% $362	+10% $426
Rate	-1.0pp $369	-0.5pp $334	base $298	+0.5pp $262	+1.0pp $225

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7909 Richwood Dr Orlando, FL	2.0	2.0	936	$1,950	$2.08	23d	1	0.27mi
7451 Gatehouse Cir Orlando, FL	2.0–3.0	2.0	1050	$1,436	$1.37	25d	4	0.32mi
949 Crowsnest Cir Orlando, FL	1.0–2.0	1.0–2.0	822	$1,754	$2.13	2d	31	0.66mi
7595 Sun Tree Cir Orlando, FL	1.0–2.0	1.0–2.0	744	$1,844	$2.48	3d	13	0.70mi
8215 Sun Spring Cir #23 Orlando, FL	2.0	2.0	1064	$1,550	$1.46	23d	1	0.76mi
8203 Sun Spring Cir #62 Orlando, FL	1.0	1.0	926	$1,300	$1.40	25d	1	0.77mi
7325 Goldenpointe Blvd Orlando, FL	1.0–3.0	1.0–2.0	1050	$1,689	$1.61	8d	9	0.78mi
1220 Linda Ln Azalea Park, FL	2.0	1.0	813	$1,195	$1.47	8d	1	0.81mi
8205 Sun Spring Cir Unit B1 Orlando, FL	1.0	1.0	764	$1,300	$1.70	25d	1	0.82mi
8211 Sun Spring Cir #41 Orlando, FL	2.0	2.0	1064	$1,499	$1.41	5d	1	0.82mi
800 Lombard St Orlando, FL	1.0–3.0	1.0–2.0	1002	$2,110	$2.11	2d	7	0.91mi
604 Laurel Cove Ct Orlando, FL	1.0–3.0	1.0–2.0	892	$1,698	$1.90	3d	15	0.99mi
1000 Avida Village Cir Orlando, FL	1.0–3.0	1.0–2.0	977	$2,004	$2.05	2d	22	1.09mi
8225 Claire Ann Dr #203 Orlando, FL	2.0	2.0	1046	$1,725	$1.65	4d	1	1.20mi
8103 Lillies Way #107 Orlando, FL	2.0	2.0	1000	$1,600	$1.60	8d	1	1.21mi
8137 Claire Ann Dr #207 Orlando, FL	2.0	2.0	1046	$1,750	$1.67	23d	1	1.25mi
3011 George Mason Ave Winter Park, FL	2.0	2.0	1104	$1,495	$1.35	16d	1	1.28mi
3012 Patel Dr Winter Park, FL	2.0	2.0	967	$1,600	$1.65	23d	1	1.30mi
908 Tucker Ave Orlando, FL	2.0	1.0	912	$1,550	$1.70	8d	1	1.30mi
7421 Daniel Webster Dr Unit A Winter Park, FL	1.0	1.0	809	$1,250	$1.55	16d	1	1.33mi
7425 Daniel Webster Dr Unit B11 Winter Park, FL	1.0	1.0	809	$1,295	$1.60	3d	1	1.34mi
7425 Daniel Webster Dr Unit B11 Winter Park, FL	1.0	1.0	809	$1,295	$1.60	3d	1	1.34mi
3036 Patel Dr Winter Park, FL	3.0	2.0	1100	$2,100	$1.91	25d	1	1.35mi
3045 Aaron Burr Ave Unit 12D Winter Park, FL	2.0	2.0	1062	$1,650	$1.55	8d	1	1.35mi
7429 Daniel Webster Dr Winter Park, FL	2.0	2.0	1036	$1,500	$1.45	17d	1	1.35mi
7429 Daniel Webster Dr Unit 14e Winter Park, FL	2.0	2.0	1036	$1,500	$1.45	16d	1	1.35mi
7429 Daniel Webster Dr Unit C Winter Park, FL	2.0	2.0	1036	$1,500	$1.45	25d	1	1.35mi
7960 Pine Crossings Cir Orlando, FL	1.0–2.0	1.0–2.0	870	$1,911	$2.20	3d	30	1.37mi
3075 Aaron Burr Ave Unit q 8b Winter Park, FL	1.0	1.0	537	$1,200	$2.23	25d	1	1.38mi
7350 Swallow Run Winter Park, FL	2.0	2.0	774	$1,650	$2.13	25d	1	1.39mi
7340 Swallow Run #7340 Winter Park, FL	2.0	2.0	802	$1,500	$1.87	16d	1	1.39mi
7338 Swallow Run #7338 Winter Park, FL	2.0	2.0	774	$1,650	$2.13	23d	1	1.39mi
7328 Swallow Run Winter Park, FL	2.0	2.0	850	$1,400	$1.65	8d	1	1.40mi
7302 Swallow Run Winter Park, FL	2.0	2.0	756	$1,495	$1.98	3d	1	1.40mi
3207 Rosebud Ln Winter Park, FL	1.0–2.0	1.0–2.0	856	$1,678	$1.96	2d	14	1.42mi
7426 Wynnewood Sq #195 Winter Park, FL	3.0	2.0	1117	$1,800	$1.61	25d	1	1.46mi
1124 Crosstown Way Orlando, FL	1.0–3.0	1.0–2.0	1104	$2,223	$2.01	3d	10	1.50mi

Listing history 10 events

1. 2026-05-11
   status Pending
2. 2026-03-25
   price $140,000
3. 2026-03-25
   status Active
4. 2026-03-09
   historical
5. 2025-12-20
   status Active
6. 2025-12-05
   status Pending
7. 2025-11-21
   listed $185,000 Active
8. 2025-02-26
   soldstatus $70,000
9. 1984-04-01
   soldstatus $6,800
10. 1972-06-01
    soldstatus $6,750

ⓘ 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: $2,236 · $186/mo
• Projected year-2 tax: $2,236 · $186/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 8/10 Severe 7 d/yr ≥108°F today · 20 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: $19,398
• − Mortgage interest: −$7,842
• − Property taxes: −$2,236
• − Insurance: −$700
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,073
• Taxable income: $1,444
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $3,232/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 — Azalea Park

• Score: 79/100
• State rank: #144
• US rank: #2148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 34,933
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 34,456
• Household income: $59,971
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1566.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 25% Two or more races 24% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 28% Cuban 7% Dominican 5%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 52% Vietnamese 2% 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: ▼ -97.72%
• Current HPI: 388.4089
• Rent YoY: ▲ 2.60%
• 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

+1974.1% since first listed

10 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-26 Sold (Public Records) $70,000 Public Records
• 1984-04-01 Sold (Public Records) $6,800 Public Records
• 1972-06-01 Sold (Public Records) $6,750 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,236 · +10.2% YoY. Source: county tax records.