8100 Poinciana Blvd #2403 · Hunters Creek, FL 32821

$189,000

2 bd · 2.0 ba · 1,060 sqft · Condo public records · 65 Days on market

Built 2006 $706/mo HOA · 33% 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 +7.5/15.0
• Cash flow +7.2/30.0
• 1% rule +6.5/10.0
• Appreciation +5.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• DSCR +1.3/10.0

Listing remarks

Welcome to a vacationer’s paradise in the heart of Lake Buena Vista! This beautifully renovated, Hollywood-themed 2-bedroom, 2-bathroom condo is designed to impress, featuring stylish new furniture and décor that creates a fun yet upscale retreat just minutes from the action. Ideally located near world-famous attractions like Walt Disney World Resort, Universal Orlando Resort, and SeaWorld Orlando, this property offers both an exceptional lifestyle getaway and a strong investment opportunity. Situated within the award-winning Lake Buena Vista Resort Village & Spa—recently recognized with TripAdvisor’s Travelers’ Choice Best of the Best and Travelers&rsqu

Key facts

• Granite countertops
• Large jacuzzi tub
• $706 HOA

Tags

• BALCONY OVERLOOKING LAKE
• GRANITE COUNTERTOPS
• LARGE JACUZZI TUB

Property features AI

Finance

• Other: Living area approximately 1,060 (public records); Lot about 0.03 acres (approx. 102 m²)
• Financial info: Total annual fees: $8,474.76; Lease restrictions: None indicated; Furnished
• HOA & community: Monthly HOA fee of $706.23, includes cable TV, internet, sewer and water; Community amenities: Fitness center, Pool; Association requires fees; association listed

Exterior

• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Condo - Hotel; Residential property; One level; South-facing; Located on 4th floor (unit 2403)
• Construction: Block, cement siding and concrete construction; Concrete and tile roof; Slab foundation; Built as part of a 16-story building (Building 2)
• Exterior features: Balcony; Private maintained asphalt road

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Attic fan
• Interior features: Elevator in building; Convection oven, Dishwasher, Microwave, Refrigerator; Electric water heater
• Laundry & utility: Laundry closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (24.6% below list).
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $143k (24.6% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.3% in Hunters Creek — 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 76/100 on livability (#222 in FL, #3,277 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: commute D, 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 falling (-3.2%/yr); 275 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $561 appreciation (0.3% 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 65 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $114k; list at $189k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $142,580 (24.6% 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 65 days. Have you received any prior offers? Is the seller open to a 25% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.15% ✓
• Cap rate: 4.62%
• Cash-on-cash: -5.96%
• DSCR: 0.73
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.3% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.52×
• Total profit: $-25,522
• Equity at exit: $57,701

10-year hold

• IRR: -7.2%
• Equity multiple: 0.27×
• Total profit: $-38,694
• Equity at exit: $71,653

Cash invested: $52,920 (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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 275
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$991
• Tax from tax record: −$200 /mo · $2,395/yr
• Insurance: −$79
• HOA: −$706
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-263

Break-even live

Break-even rent $2,501

Max offer price $142,580

Occupancy floor —

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8097 Poinciana Blvd Orlando, FL	1.0–3.0	1.0–2.0	1075	$2,339	$2.18	2d	31	0.05mi
6011 Vineland Resort Way Orlando, FL	1.0–3.0	1.0–2.0	1082	$2,153	$1.99	8d	14	0.15mi
7261 Crossroads Garden Dr Orlando, FL	3.0	1.0–2.0	981	$2,268	$2.31	2d	19	0.45mi
4950 Lunar Ln Kissimmee, FL	3.0	1.0–3.0	981	$2,961	$3.02	2d	41	0.51mi
3285 Peace Pipe Dr Kissimmee, FL	3.0	2.0	1377	$1,900	$1.38	24d	1	0.53mi
14051 International Dr Orlando, FL	1.0–3.0	1.0–2.0	1115	$2,444	$2.19	2d	53	0.64mi
5270 Warrior Ln Kissimmee, FL	3.0	2.0	1123	$1,995	$1.78	24d	1	0.64mi
5212 Broken Arrow Dr Kissimmee, FL	3.0	2.0	1377	$2,250	$1.63	24d	1	0.64mi
3251 Prime Park Cir Kissimmee, FL	1.0–3.0	1.0–2.0	1020	$2,106	$2.06	2d	21	0.78mi
4865 Big Pine Loop Kissimmee, FL	3.0	1.0–2.0	1023	$2,955	$2.89	15d	127	0.80mi
4865 Big Pine Loop Kissimmee, FL	3.0	1.0–2.0	1023	$2,827	$2.76	2d	320	0.80mi
14501 Gateway Point Cir Orlando, FL	1.0–4.0	1.0–2.0	1023	$1,859	$1.82	8d	18	0.85mi
5316 Barefoot Path Kissimmee, FL	3.0	2.0	1410	$2,100	$1.49	24d	1	0.86mi
4741 Clock Tower Dr #107 Kissimmee, FL	2.0	2.0	1186	$2,800	$2.36	24d	1	0.94mi
5087 Dominica Dr Kissimmee, FL	2.0	2.5	1304	$1,650	$1.27	24d	1	0.94mi
5279 Images Cir #207 Kissimmee, FL	2.0	1.0	774	$979	$1.26	24d	1	0.95mi
5095 Dominica Dr Kissimmee, FL	2.0	3.0	1304	$2,400	$1.84	11d	1	0.96mi
3087 Seaview Castle Dr Unit 1549038P Kissimmee, FL	3.0	3.0	1463	$3,742	$2.56	3d	1	0.97mi
3111 Paradox Cir Unit 1018148P Kissimmee, FL	3.0	2.0	1184	$2,593	$2.19	8d	1	0.98mi
4701 Luminous Loop Kissimmee, FL	1.0–3.0	1.0–2.0	973	$1,968	$2.02	2d	36	0.98mi
5002 Mangrove Aly #104 Kissimmee, FL	2.0	2.0	1066	$1,749	$1.64	11d	1	0.98mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	11d	1	0.99mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	24d	1	0.99mi
4721 Clock Tower Dr Unit 1359866P Kissimmee, FL	2.0	2.0	1184	$3,280	$2.77	2d	1	1.00mi
3120 Paradox Cir #108 Kissimmee, FL	3.0	2.0	1329	$2,600	$1.96	24d	1	1.04mi
5299 Images Cir Kissimmee, FL	1.0–3.0	1.0–3.0	1027	$1,592	$1.55	2d	13	1.04mi
2954 Sadina St Kissimmee, FL	2.0	2.5	885	$1,500	$1.69	3d	2	1.05mi
3191 Paradox Cir Unit 205 Kissimmee, FL	2.0	2.5	1126	$2,500	$2.22	24d	1	1.06mi
5404 Paradise Cay Cir Kissimmee, FL	3.0	2.5	1364	$2,000	$1.47	24d	1	1.07mi
3171 Paradox Cir Unit 1UNIT 103 Kissimmee, FL	2.0	2.0	1181	$2,250	$1.91	24d	1	1.10mi
3151 Paradox Cir Unit 1UNIT 202 Kissimmee, FL	2.0	2.0	1181	$2,700	$2.29	24d	1	1.12mi
1110 Spaceport Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	24d	1	1.14mi
5492 Paradise Cay Cir Kissimmee, FL	3.0	3.0	1337	$2,200	$1.65	24d	1	1.14mi
5311 Paradise Cay Cir Kissimmee, FL	3.0	3.0	1187	$1,700	$1.43	8d	1	1.15mi
1024 Baseball and Boardwalk Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	24d	1	1.17mi
8815 Worldquest Blvd #2403 Orlando, FL	2.0	2.0	1178	$2,100	$1.78	18d	1	1.24mi
2904 Edenshire Way #106 Kissimmee, FL	3.0	2.0	1300	$2,650	$2.04	24d	1	1.29mi
15050 Ember Springs Cir Orlando, FL	1.0–3.0	1.0–3.0	1066	$1,938	$1.82	2d	34	1.33mi

HOA detail condo

• Monthly dues: $706 · $8,472/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $189,000 Active 65 DOM
2. 2026-06-17
   days on market $189,000 Active 64 DOM
3. 2026-06-16
   days on market $189,000 Active 63 DOM
4. 2026-06-15
   days on market $189,000 Active 62 DOM
5. 2026-06-13
   days on market $189,000 Active 60 DOM
6. 2026-06-13
   days on market $189,000 Active 59 DOM
7. 2026-06-09
   days on market $189,000 Active 56 DOM
8. 2026-06-08
   days on market $189,000 Active 55 DOM
9. 2026-06-07
   days on market $189,000 Active 54 DOM
10. 2026-06-04
    days on market $189,000 Active 51 DOM
11. 2026-06-03
    days on market $189,000 Active 50 DOM
12. 2026-06-02
    days on market $189,000 Active 49 DOM
13. 2026-06-02
    days on market $189,000 Active 48 DOM
14. 2026-05-31
    days on market $189,000 Active 47 DOM
15. 2026-04-14
    listed $189,000 Active
16. 2021-06-01
    soldstatus $114,000

ⓘ 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: $2,395 · $200/mo
• Projected year-2 tax: $2,395 · $200/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: $26,015
• − Mortgage interest: −$10,587
• − Property taxes: −$2,395
• − Insurance: −$945
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − HOA: −$8,472
• − Depreciation: −$5,498
• Taxable loss: −$6,044
• Est. tax savings @ 24.0%: +$1,451
• After-tax cash flow: $-1,703/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 — Hunters Creek

• Score: 76/100
• State rank: #222
• US rank: #3277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,161
• Household income: $69,348
• Rent vs Own: 68.3% rent · 31.7% own
• Severe rent burden: 1840.0

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 43% Hispanic / Latino 41% Two or more races 19% Black 6% Asian 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 1% Dominican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 4% Other Asian/Pacific 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: ▲ 0.30%
• Current HPI: 300.2268
• Rent YoY: ▼ -3.20%
• 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

+65.8% since first listed

2 events — show timeline

• 2026-04-14 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-01 Sold (Public Records) $114,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,395 · -2.9% YoY. Source: county tax records.