7988 Edgewood Forest Dr · Orlando, FL 32827

$343,000

3 bd · 3.0 ba · 1,394 sqft · Townhouse public records · 31 Days on market

Built 2015 2,347 sqft lot Est $365k · 6% under $518/mo HOA · 18% of rent

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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).

• ARV discount +10.2/15.0
• Cash flow +7.4/30.0
• Appreciation +4.9/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.5/10.0

Listing remarks

Located in the exclusive, gated community of Water's Edge at Lake Nona, this property offers an exceptional lifestyle in one of Orlando’s most sought-after neighborhoods. Step inside to a spacious, open-concept split floor plan that seamlessly flows from the living spaces into a well-appointed eat-in kitchen. Upstairs is an expansive primary bedroom complete with a generous walk-in closet and an en-suite bathroom with dual sinks. The AC unit is brand new and the back yard is completely fenced in. The garage has hanging storage racks and an epoxy coated floor! In addition to a complimentary YMCA membership, the HOA provides internet access and exterior maintenance included with the fee

Key facts

• Gated community
• Private boat dock
• Walk-in closet

Tags

• GATED COMMUNITY
• OPEN-CONCEPT FLOOR PLAN
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• PRIVATE BOAT DOCK
• DIRECT ACCESS TO LAKE NONA

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees noted at $518 (total annual fees $6,216)
• HOA & community: HOA required with approval required; Monthly HOA approx. $371.67 (quarterly fee options listed); HOA covers pool, internet, structure and grounds maintenance, and private road; Community amenities include clubhouse, dog park, fitness center, reclaimed irrigation, park, playground, pool, sidewalks, and tennis courts; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Residential townhouse; Two stories; Faces north; Entry on main level
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built as part of building number 7988
• Exterior features: Lighting; Sidewalks; Access to Lake Nona

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full baths, 1 half bath
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Thermostat
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $343k.

Deal economics

• At list price, monthly cash flow is $-447 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (15.8% below list).
• Recommended offer: $264k (23.0% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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: Northlake Park Community Elementary (math 77% / reading 76%, grade A, #185 of 2,144 statewide, top 9%, 663 students, 26% FRL); Lake Nona Middle (math 72% / reading 64%, grade A-, #74 of 571 statewide, top 13%, 1,715 students, 31% FRL); Lake Nona High (math 45% / reading 64%, grade C-, #138 of 667 statewide, top 21%, 4,362 students, 34% FRL) — zoned schools average 30% FRL vs 56% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 66% at this address vs 48% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Orange average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.6%/yr); 423 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $2k of equity ($2k loan paydown + $-711 appreciation (-0.2% local appreciation)).
• 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 31 days — a 3% lower offer ($333k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,104 (23.0% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.84% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.58%
• DSCR: 0.75
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $365,228
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10255 Hartford Maroon Rd	0.12mi	3/2.5	1,318 (-6%)	12mo	$345,000	$262	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.21% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.48×
• Total profit: $-50,009
• Equity at exit: $96,058

10-year hold

• IRR: -7.7%
• Equity multiple: 0.27×
• Total profit: $-70,551
• Equity at exit: $112,679

Cash invested: $96,040 (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 32827

• Home prices YoY: -0.1%
• Rents YoY: -0.6%
• Active inventory: 423
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,890 high
• Mortgage (P&I): −$1,799
• Tax from tax record: −$270 /mo · $3,237/yr
• Insurance: −$143
• HOA: −$518
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $-447

Break-even live

Break-even rent $3,455

Max offer price $264,104

Occupancy floor —

Sensitivity live

Price	-10% $-252	-5% $-350	+0% $-447	+5% $-544	+10% $-641
Rent	-10% $-675	-5% $-561	+0% $-447	+5% $-332	+10% $-218
Rate	-1.0pp $-274	-0.5pp $-359	base $-447	+0.5pp $-535	+1.0pp $-626

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: $85,750
• Closing costs: $10,290
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7975 Northlake Pkwy Orlando, FL	4.0	2.5	1648	$2,750	$1.67	23d	1	0.06mi
10133 Randolphs Orchard Ln Orlando, FL	3.0	2.0	1809	$3,200	$1.77	25d	1	0.13mi
9101 Camden Gardens St Orlando, FL	4.0	3.0	1504	$2,350	$1.56	9d	1	1.11mi
9319 Strongbark Ln Orlando, FL	3.0	2.5	1508	$2,300	$1.53	25d	1	1.42mi
9576 Silver Buttonwood St Orlando, FL	3.0	2.0	1863	$2,126	$1.14	0d	1	1.44mi
9571 Silver Buttonwood St Orlando, FL	3.0	2.5	1608	$2,500	$1.55	25d	1	1.47mi
9571 Silver Buttonwood St Orlando, FL	3.0	2.5	1608	$2,500	$1.55	5d	1	1.47mi
9464 Tawnyberry St Orlando, FL	3.0	2.5	1738	$2,200	$1.27	25d	1	1.48mi

HOA detail

• Monthly dues: $518 · $6,216/yr
• Likely covers: waterinternetexterior maint.security

Listing history 18 events

1. 2026-06-21
   days on market $343,000 Active 31 DOM
2. 2026-06-18
   days on market $343,000 Active 28 DOM
3. 2026-06-17
   days on market $343,000 Active 27 DOM
4. 2026-06-16
   days on market $343,000 Active 26 DOM
5. 2026-06-15
   days on market $343,000 Active 25 DOM
6. 2026-06-13
   days on market $343,000 Active 23 DOM
7. 2026-06-13
   days on market $343,000 Active 22 DOM
8. 2026-06-10
   price $343,000 Active 19 DOM
9. 2026-06-09
   days on market $350,000 Active 19 DOM
10. 2026-06-08
    days on market $350,000 Active 18 DOM
11. 2026-06-07
    days on market $350,000 Active 17 DOM
12. 2026-06-04
    days on market $350,000 Active 14 DOM
13. 2026-06-03
    days on market $350,000 Active 13 DOM
14. 2026-06-02
    days on market $350,000 Active 12 DOM
15. 2026-06-01
    days on market $350,000 Active 11 DOM
16. 2026-05-31
    days on market $350,000 Active 10 DOM
17. 2026-05-21
    listed $350,000 Active
18. 2009-12-31
    soldstatus $4,477,700

ⓘ 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: $3,237 · $270/mo
• Projected year-2 tax: $3,237 · $270/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $34,675
• − Mortgage interest: −$19,213
• − Property taxes: −$3,237
• − Insurance: −$1,715
• − Repairs & maintenance: −$2,774
• − Management: −$2,774
• − HOA: −$6,216
• − Depreciation: −$9,978
• Taxable loss: −$11,232
• Est. tax savings @ 24.0%: +$2,696
• After-tax cash flow: $-2,664/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): 19,711
• Household income: $117,483
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 956.0

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: White 42% Hispanic / Latino 35% Two or more races 19% Black 10% Asian 7%
• Hispanic origin (detail): Puerto Rican 16% Cuban 4% Dominican 5%
• Common ancestry: Estonian 4% Lithuanian 2% Italian 1%
• Foreign-born: 24% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 27% Other Indo-European 10% Arabic 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: ▼ -0.21%
• Current HPI: 265.2611
• Rent YoY: ▼ -0.56%
• 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

-92.2% since first listed

2 events — show timeline

• 2026-05-21 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-31 Sold (Public Records) $4,477,700 Public Records

Property tax history

+19.6%/yr

Latest (2025): $3,237 · +4.0% YoY. Source: county tax records.