851 Miles Ave #13 · Winter Park, FL 32789

$209,999

2 bd · 1.0 ba · 808 sqft · Condo public records · 128 Days on market

Built 1984 $355/mo HOA · 17% 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).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER MOTIVATED!!! BRING ALL OFFERS!!! Ride your bike to Rollins College or Park Ave. Walk to restaurants, shops and more. Zoned for A-rated Audubon K-8 and Winter Park HS. This 2 bedroom 1 bath condo features an IN-UNIT WASHER AND DRYER!! Enjoy a completely renovated (2018) kitchen with dinette featuring stainless steel appliances, tile backsplash, built-in pantry, breakfast bar and modern cabinetry. You will be impressed with the updated (2018) bathroom vanity and tiled tub/shower. AC replaced 2017. The living room is spacious and lets in a nice amount of natural light! Generously sized bedrooms! Featured highlights: small quiet community, courtyard entry, garden view and screen enclosed community swimming pool for your enjoyment! Located just minutes to Winter Park Village, Rollins College, Park Ave, Mills and downtown Orlando. You will love the beauty, convenience and location of this highly sought after Winter Park residence. There is one assigned parking space for the unit, and plenty of additional visitor parking available. HOA INCLUDES WATER, SEWER AND TRASH. Come Work, Live and Play in the City Beautiful. Call today for your private showing!

Key facts

• Second floor
• Renovated condo
• Granite countertops

Tags

• RENOVATED CONDO
• PORCELAIN TILE FLOORING
• GRANITE COUNTERTOPS
• UPDATED FIXTURES
• SECOND FLOOR
• MINUTES FROM PARK AVENUE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-74 ($-883/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (6.2% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 1.8% in Winter 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 83/100 on livability (#44 in FL, #852 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, health & safety A+; Watch: cost of living 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.
• Zoned schools: Audubon Park School (math 74% / reading 77%, grade A, #211 of 2,144 statewide, top 10%, 1,123 students, 22% FRL); Winter Park High (math 42% / reading 64%, grade C-, #148 of 667 statewide, top 23%, 3,369 students, 37% FRL) — zoned schools average 30% FRL vs 56% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 48% district-wide (+16 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 rising (+1.2%/yr); 337 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); solid renter incomes; 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 $6k 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 128 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $184,799 (12.0% 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 128 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.02% ✓
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.28×
• Total profit: $-42,263
• Equity at exit: $31,312

10-year hold

• IRR: -20.3%
• Equity multiple: 0.03×
• Total profit: $-56,859
• Equity at exit: $18,157

Cash invested: $58,800 (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 32789

• Rents YoY: 1.2%
• Active inventory: 337
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$224 /mo · $2,694/yr
• Insurance: −$87
• HOA: −$355
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-74

Break-even live

Break-even rent $2,238

Max offer price $197,002

Occupancy floor 98%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 Nicolet Ave Winter Park, FL	1.0	1.0	740	$1,628	$2.20	4d	5	0.30mi
925 Mead Ave Winter Park, FL	2.0	1.0	800	$2,095	$2.62	23d	1	0.36mi
1555 Michigan Ave Winter Park, FL	1.0	1.0	800	$1,450	$1.81	23d	1	0.40mi
853 W Lyman Ave Winter Park, FL	3.0	1.0	820	$3,300	$4.02	23d	1	0.40mi
731 W Comstock Ave Winter Park, FL	3.0	1.5	1024	$1,950	$1.90	23d	1	0.44mi
503 Kilshore Ln Winter Park, FL	2.0	1.0	1125	$2,250	$2.00	17d	1	0.44mi
540 W Comstock Ave Winter Park, FL	3.0	1.0	1056	$2,900	$2.75	21d	1	0.52mi
747 Maryland Ave Winter Park, FL	3.0	2.0	786	$2,500	$3.18	17d	1	0.57mi
741 Clay St Winter Park, FL	2.0	1.0–2.0	860	$2,880	$3.35	2d	17	0.58mi
151 N Orlando Ave Winter Park, FL	2.0–3.0	1.0–2.0	1134	$2,500	$2.20	4d	3	0.62mi
1874 Harmon Ave Winter Park, FL	2.0	1.0–2.0	870	$2,333	$2.68	1d	19	0.68mi
940 W Canton Ave Winter Park, FL	1.0	1.0	758	$2,506	$3.31	2d	3	0.71mi
1500 Gay Rd Unit Chateaux du Lac Winter Park, FL	2.0	2.0	1026	$1,850	$1.80	23d	1	0.78mi
2007 Cornell Ave Unit 1032296P Winter Park, FL	3.0	2.0	990	$2,778	$2.81	1d	1	0.82mi
1550 Gay Rd Winter Park, FL	1.0	1.0	490	$1,448	$2.96	7d	4	0.86mi
520 N Orlando Ave Winter Park, FL	1.0	1.0	759	$1,675	$2.21	23d	1	0.90mi
662 Callahan St Unit 1545989P Winter Park, FL	2.0	1.0	882	$2,097	$2.38	16d	1	0.98mi
2902 N Orange Ave Orlando, FL	2.0	2.0	1045	$1,620	$1.55	23d	2	1.00mi
2326 Wellington Blvd Winter Park, FL	1.0	1.0	755	$1,024	$1.36	23d	1	1.07mi
830 Carver St Winter Park, FL	3.0	1.0	1038	$1,995	$1.92	13d	1	1.07mi
121 E Evans St Orlando, FL	2.0	1.0	824	$1,425	$1.73	23d	1	1.12mi
2680 N Orange Ave Orlando, FL	3.0	1.0–3.0	1054	$2,983	$2.83	2d	33	1.13mi
29 W Preston St Orlando, FL	3.0	2.0	1056	$2,999	$2.84	23d	1	1.16mi
401 Niblick Way Orlando, FL	2.0	1.0	930	$1,675	$1.80	23d	1	1.21mi
2650 Dade Ave Orlando, FL	2.0	1.0–2.0	942	$2,659	$2.82	1d	23	1.22mi
8 E Evans St Unit 8 Orlando, FL	2.0	1.0	744	$1,725	$2.32	4d	1	1.25mi
1305 Morgan Stanley Ave Winter Park, FL	3.0	1.0–3.0	1102	$3,202	$2.90	2d	23	1.27mi
109 E Winter Park St Orlando, FL	2.0	1.0	819	$2,000	$2.44	23d	1	1.28mi
29 E Spruce St Orlando, FL	2.0	1.0	900	$1,895	$2.11	7d	1	1.28mi
1 E King St Orlando, FL	3.0	1.0	1040	$1,895	$1.82	23d	1	1.29mi
1695 Lee Rd Winter Park, FL	1.0–2.0	1.0	759	$1,595	$2.10	2d	6	1.31mi
690 Osceola Ave #405 Winter Park, FL	1.0	1.5	850	$2,795	$3.29	21d	1	1.35mi
102 W King St Unit 1029870P Orlando, FL	2.0	1.0	710	$1,989	$2.80	7d	1	1.37mi
1701 Lee Rd Winter Park, FL	3.0	1.0–2.0	813	$1,828	$2.25	2d	18	1.41mi
17 W Winter Park St Orlando, FL	2.0	1.0	849	$1,750	$2.06	23d	1	1.41mi

HOA detail condo

• Monthly dues: $355 · $4,260/yr
• Likely covers: watersewertrashpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-04-24
   status Pending
2. 2026-02-27
   price $209,999
3. 2026-01-26
   price $215,000
4. 2025-12-18
   listed $219,000 Active
5. 2023-04-06
   soldstatus $187,000
6. 2023-04-05
   soldstatus $187,000 Closed 1170-char remark

   Show marketing remark (1170 chars)

   SELLER MOTIVATED!!! BRING ALL OFFERS!!! Ride your bike to Rollins College or Park Ave. Walk to restaurants, shops and more. Zoned for A-rated Audubon K-8 and Winter Park HS. This 2 bedroom 1 bath condo features an IN-UNIT WASHER AND DRYER!! Enjoy a completely renovated (2018) kitchen with dinette featuring stainless steel appliances, tile backsplash, built-in pantry, breakfast bar and modern cabinetry. You will be impressed with the updated (2018) bathroom vanity and tiled tub/shower. AC replaced 2017. The living room is spacious and lets in a nice amount of natural light! Generously sized bedrooms! Featured highlights: small quiet community, courtyard entry, garden view and screen enclosed community swimming pool for your enjoyment! Located just minutes to Winter Park Village, Rollins College, Park Ave, Mills and downtown Orlando. You will love the beauty, convenience and location of this highly sought after Winter Park residence. There is one assigned parking space for the unit, and plenty of additional visitor parking available. HOA INCLUDES WATER, SEWER AND TRASH. Come Work, Live and Play in the City Beautiful. Call today for your private showing!

7. 2023-03-05
   status Pending 1170-char remark

   Show marketing remark (1170 chars)

   SELLER MOTIVATED!!! BRING ALL OFFERS!!! Ride your bike to Rollins College or Park Ave. Walk to restaurants, shops and more. Zoned for A-rated Audubon K-8 and Winter Park HS. This 2 bedroom 1 bath condo features an IN-UNIT WASHER AND DRYER!! Enjoy a completely renovated (2018) kitchen with dinette featuring stainless steel appliances, tile backsplash, built-in pantry, breakfast bar and modern cabinetry. You will be impressed with the updated (2018) bathroom vanity and tiled tub/shower. AC replaced 2017. The living room is spacious and lets in a nice amount of natural light! Generously sized bedrooms! Featured highlights: small quiet community, courtyard entry, garden view and screen enclosed community swimming pool for your enjoyment! Located just minutes to Winter Park Village, Rollins College, Park Ave, Mills and downtown Orlando. You will love the beauty, convenience and location of this highly sought after Winter Park residence. There is one assigned parking space for the unit, and plenty of additional visitor parking available. HOA INCLUDES WATER, SEWER AND TRASH. Come Work, Live and Play in the City Beautiful. Call today for your private showing!

8. 2023-03-02
   price $200,000 1170-char remark

   Show marketing remark (1170 chars)

   SELLER MOTIVATED!!! BRING ALL OFFERS!!! Ride your bike to Rollins College or Park Ave. Walk to restaurants, shops and more. Zoned for A-rated Audubon K-8 and Winter Park HS. This 2 bedroom 1 bath condo features an IN-UNIT WASHER AND DRYER!! Enjoy a completely renovated (2018) kitchen with dinette featuring stainless steel appliances, tile backsplash, built-in pantry, breakfast bar and modern cabinetry. You will be impressed with the updated (2018) bathroom vanity and tiled tub/shower. AC replaced 2017. The living room is spacious and lets in a nice amount of natural light! Generously sized bedrooms! Featured highlights: small quiet community, courtyard entry, garden view and screen enclosed community swimming pool for your enjoyment! Located just minutes to Winter Park Village, Rollins College, Park Ave, Mills and downtown Orlando. You will love the beauty, convenience and location of this highly sought after Winter Park residence. There is one assigned parking space for the unit, and plenty of additional visitor parking available. HOA INCLUDES WATER, SEWER AND TRASH. Come Work, Live and Play in the City Beautiful. Call today for your private showing!

9. 2023-02-20
   price $219,000 1170-char remark

   Show marketing remark (1170 chars)

   SELLER MOTIVATED!!! BRING ALL OFFERS!!! Ride your bike to Rollins College or Park Ave. Walk to restaurants, shops and more. Zoned for A-rated Audubon K-8 and Winter Park HS. This 2 bedroom 1 bath condo features an IN-UNIT WASHER AND DRYER!! Enjoy a completely renovated (2018) kitchen with dinette featuring stainless steel appliances, tile backsplash, built-in pantry, breakfast bar and modern cabinetry. You will be impressed with the updated (2018) bathroom vanity and tiled tub/shower. AC replaced 2017. The living room is spacious and lets in a nice amount of natural light! Generously sized bedrooms! Featured highlights: small quiet community, courtyard entry, garden view and screen enclosed community swimming pool for your enjoyment! Located just minutes to Winter Park Village, Rollins College, Park Ave, Mills and downtown Orlando. You will love the beauty, convenience and location of this highly sought after Winter Park residence. There is one assigned parking space for the unit, and plenty of additional visitor parking available. HOA INCLUDES WATER, SEWER AND TRASH. Come Work, Live and Play in the City Beautiful. Call today for your private showing!

10. 2023-02-06
    listed $239,000 Active 1170-char remark

    Show marketing remark (1170 chars)

    SELLER MOTIVATED!!! BRING ALL OFFERS!!! Ride your bike to Rollins College or Park Ave. Walk to restaurants, shops and more. Zoned for A-rated Audubon K-8 and Winter Park HS. This 2 bedroom 1 bath condo features an IN-UNIT WASHER AND DRYER!! Enjoy a completely renovated (2018) kitchen with dinette featuring stainless steel appliances, tile backsplash, built-in pantry, breakfast bar and modern cabinetry. You will be impressed with the updated (2018) bathroom vanity and tiled tub/shower. AC replaced 2017. The living room is spacious and lets in a nice amount of natural light! Generously sized bedrooms! Featured highlights: small quiet community, courtyard entry, garden view and screen enclosed community swimming pool for your enjoyment! Located just minutes to Winter Park Village, Rollins College, Park Ave, Mills and downtown Orlando. You will love the beauty, convenience and location of this highly sought after Winter Park residence. There is one assigned parking space for the unit, and plenty of additional visitor parking available. HOA INCLUDES WATER, SEWER AND TRASH. Come Work, Live and Play in the City Beautiful. Call today for your private showing!

11. 2017-03-07
    soldstatus $89,900
12. 2004-03-04
    soldstatus $80,000
13. 2000-08-11
    soldstatus $52,500
14. 1993-07-02
    soldstatus $30,000

ⓘ 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: $2,694 · $224/mo
• Projected year-2 tax: $2,694 · $224/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: $25,742
• − Mortgage interest: −$11,763
• − Property taxes: −$2,694
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − HOA: −$4,260
• − Depreciation: −$6,109
• Taxable loss: −$4,253
• Est. tax savings @ 24.0%: +$1,021
• After-tax cash flow: $138/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 — Winter Park

• Score: 83/100
• State rank: #44
• US rank: #852

Category grades

Amenities A Commute A+ Cost of living F Crime B- 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 Park, FL
• County: Orange County · 1,471,359 people
• City population: 80,764
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 27,788
• Household income: $106,671
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1178.0

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 White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 13% Two or more races 10% Asian 5% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 3% German/W. Germanic 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: ▼ -1111.99%
• Current HPI: 342.0935
• Rent YoY: ▲ 1.22%
• 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

+600.0% since first listed

14 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $209,999 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-06 Sold (Public Records) $187,000 Public Records
• 2023-04-05 Sold (MLS) $187,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-02 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-20 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-06 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-07 Sold (Public Records) $89,900 Public Records
• 2004-03-04 Sold (Public Records) $80,000 Public Records
• 2000-08-11 Sold (Public Records) $52,500 Public Records
• 1993-07-02 Sold (Public Records) $30,000 Public Records

Property tax history

+22.9%/yr

Latest (2025): $2,694 · -2.2% YoY. Source: county tax records.