619 Grand St · Orlando, FL 32805

$235,000

3 bd · 2.0 ba · 1,434 sqft · SingleFamily public records · 4 Days on market

Built 1950 6,961 sqft lot Est $250k · 6% under

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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 +13.0/30.0
• ARV discount +10.1/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a charming, historic neighborhood, this beautifully maintained home offers timeless character and lasting comfort. Featuring a brand-new roof and thoughtfully preserved details throughout, the property blends classic appeal with everyday functionality. The spacious living area creates a warm and welcoming ambiance, while the expansive lot invites endless opportunities for outdoor relaxation and recreation. Conveniently located near major roads, bus lines, shopping, dining, banks, and schools — all less than a mile away — this home delivers both charm and accessibility in a prime location. Whether you’re a first-time homebuyer searching for a place to call home,

Key facts

• Expansive lot
• Spacious living area
• Brand-new roof

Tags

• BRAND-NEW ROOF
• HISTORIC NEIGHBORHOOD
• SPACIOUS LIVING AREA
• EXPANSIVE LOT
• PRIME LOCATION

Property features AI

Finance

• Other: Residential zoning R-2A/T/AN
• HOA & community: Senior community

Exterior

• Utilities: Public water; Public sewer; Cable connected; Electricity available
• Home design: Single-family residence; 1 story; Faces east
• Construction: Block construction; Shingle roof; Block and slab foundation; Built on one level
• Exterior features: Child safety fence around pool; Brick road surface

Interior

• Kitchen: Cooktop
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-11 ($-132/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (18.0% below list).
• Recommended offer: $193k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Jones High (math 9% / reading 25%, grade F, #597 of 667 statewide, top 90%, 1,672 students, 75% FRL) — zoned schools average 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 48% district-wide (-32 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 (+1.4%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $1,927/mo this rent would consume 57% of the median local household income ($41k/yr) (locally 1597% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,694 (18.0% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $249,516
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
939 W Kaley Ave	0.53mi	3/2.0	1,320 (-8%)	8mo	$225,000	$170	56
911 25th St	0.74mi	3/1.0	1,328 (-7%)	22mo	$231,000	$174	31

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

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-41,823
• Equity at exit: $35,039

10-year hold

• IRR: -13.9%
• Equity multiple: 0.25×
• Total profit: $-49,417
• Equity at exit: $20,319

Cash invested: $65,800 (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 32805

• Home prices YoY: -7.6%
• Rents YoY: 1.4%
• Active inventory: 142
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$203 /mo · $2,436/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-11

Break-even live

Break-even rent $1,941

Max offer price $233,059

Occupancy floor 96%

Sensitivity live

Price	-10% $122	-5% $56	+0% $-11	+5% $-78	+10% $-144
Rent	-10% $-163	-5% $-87	+0% $-11	+5% $65	+10% $141
Rate	-1.0pp $107	-0.5pp $49	base $-11	+0.5pp $-72	+1.0pp $-134

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
638 Columbia St Orlando, FL	4.0	1.0	1500	$1,500	$1.00	25d	1	0.03mi
644 Indiana St Orlando, FL	3.0	2.0	1308	$2,200	$1.68	25d	1	0.12mi
728 Columbia St Unit A Orlando, FL	3.0	1.0	1500	$1,500	$1.00	25d	1	0.13mi
728 Columbia St Orlando, FL	3.0	1.0	1500	$1,500	$1.00	16d	1	0.13mi
613 Citrus St Unit A Orlando, FL	3.0	1.0	926	$1,800	$1.94	25d	1	0.19mi
930 18th St Unit A Orlando, FL	4.0	1.0	1500	$1,500	$1.00	25d	1	0.42mi
96 Columbia St Unit 5 Orlando, FL	2.0	1.0	1000	$1,475	$1.48	25d	1	0.46mi
94 Columbia St Unit 4 Orlando, FL	2.0	1.0	1000	$1,510	$1.51	16d	1	0.47mi
904 24th St Orlando, FL	3.0	2.0	1088	$1,800	$1.65	21d	1	0.71mi
904 Randall St Orlando, FL	2.0	1.0	960	$1,300	$1.35	25d	1	0.73mi
20 W Lucerne Cir Orlando, FL	1.0–2.0	1.0–2.0	901	$1,650	$1.83	4d	6	0.75mi
733 Main Ln Orlando, FL	3.0	1.0–2.0	1044	$3,014	$2.89	3d	25	0.75mi
1401 19th St Orlando, FL	3.0	1.0	1100	$1,800	$1.64	25d	1	0.78mi
1040 Randall St Orlando, FL	3.0	1.0	958	$1,850	$1.93	25d	1	0.80mi
200 Agnes Ct Unit 10 Orlando, FL	2.0	1.0	900	$1,375	$1.53	23d	1	0.86mi
1907 S Rio Grande Ave Orlando, FL	3.0	2.0	1130	$1,600	$1.42	25d	1	0.87mi
1829 Hollenbeck Dr #1 Orlando, FL	3.0	1.0	1136	$3,300	$2.90	21d	1	0.88mi
1100 Delaney Ave Unit F201 Orlando, FL	2.0	2.0	1000	$2,050	$2.05	9d	1	0.90mi
100 W Grant St Orlando, FL	3.0	1.0–2.0	1088	$2,530	$2.32	4d	17	0.96mi
124 E Harding St Orlando, FL	2.0	1.0	1020	$1,900	$1.86	15d	1	0.98mi
332 E Kaley St Orlando, FL	3.0	2.5	1671	$2,500	$1.50	25d	1	1.03mi
332 E Kaley St Orlando, FL	3.0	2.5	1750	$2,695	$1.54	9d	1	1.03mi
204 E South St Orlando, FL	2.0	2.0	1169	$2,200	$1.88	25d	2	1.04mi
2720 Sunrise Ct Apt 2 Orlando, FL	3.0	1.0	910	$1,950	$2.14	5d	1	1.10mi
126 Page St Unit A Orlando, FL	2.0	2.0	890	$1,750	$1.97	25d	1	1.11mi
119 E Pine St Orlando, FL	2.0	2.0	960	$2,950	$3.07	25d	1	1.20mi
400 E Grant St Unit NA Orlando, FL	3.0	2.0	1548	$3,499	$2.26	25d	1	1.21mi
125 E Pine St Orlando, FL	2.0	2.0	1237	$3,150	$2.55	25d	1	1.24mi
1045 Polk St Unit 1049B Orlando, FL	3.0	1.0	1062	$1,650	$1.55	25d	1	1.27mi
666 W Robinson St Orlando, FL	3.0	1.0	1008	$1,190	$1.18	25d	1	1.28mi
407 E Crystal Lake St Orlando, FL	3.0	2.0	1370	$3,200	$2.34	25d	1	1.28mi
270 W Pineloch Ave Unit a Orlando, FL	2.0	1.0	940	$2,199	$2.34	19d	1	1.30mi
260 S Osceola Ave Orlando, FL	2.0	2.0–2.5	1882	$4,350	$2.31	17d	2	1.31mi
100 Lake Ave Orlando, FL	2.0	2.0	1075	$2,800	$2.60	25d	1	1.33mi
420 E Church St Orlando, FL	1.0–3.0	1.0–2.0	1086	$3,289	$3.03	4d	12	1.33mi
101 Lake Ave Orlando, FL	3.0	2.0	1706	$4,000	$2.34	25d	1	1.34mi
322 E Central Blvd Orlando, FL	2.0	2.0	1152	$2,398	$2.08	15d	2	1.35mi
322 E Central Blvd #1413 Orlando, FL	2.0	2.0	1157	$2,800	$2.42	25d	1	1.36mi
151 E Washington St Orlando, FL	2.0	2.0	1507	$3,250	$2.16	25d	2	1.36mi
413 E Pine St Orlando, FL	3.0	2.0	1743	$3,485	$2.00	25d	1	1.37mi

Listing history 3 events

1. 2026-06-21
   days on market $235,000 Active 4 DOM
2. 2026-06-17
   remarks 681-char remark
3. 2026-06-17
   listed $235,000 Active 1 DOM

ⓘ 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: $2,436 · $203/mo
• Projected year-2 tax: $2,436 · $203/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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,123
• − Mortgage interest: −$13,164
• − Property taxes: −$2,436
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$6,836
• Taxable loss: −$4,187
• Est. tax savings @ 24.0%: +$1,005
• After-tax cash flow: $873/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): 19,294
• Household income: $40,515
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1597.0

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 (70%)
• Race & ethnicity: Black 70% Hispanic / Latino 15% White 13% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 9% Russian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 11% French/Haitian/Cajun 8%

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: ▼ -35.19%
• Current HPI: 429.3242
• Rent YoY: ▲ 1.42%
• 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

+82.2% since first listed

2 events — show timeline

• 2026-06-17 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-22 Listed $129,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.0%/yr

Latest (2025): $2,436 · +4.5% YoY. Source: county tax records.