2173 Pebble Beach Blvd · University, FL 32826

$78,000

2 bd · 2.0 ba · 1,456 sqft · Manufactured · 72 Days on market

Built 1987 Good condition $1050/mo HOA · 50% of rent

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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 +17.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Outstanding opportunity !! LOCATION, LOCATION, LOCATION!!!! This well-maintained mobile home is located within a highly desirable 55+ active community in East Orlando, offering comfort, convenience, and a low-maintenance lifestyle. The monthly HOA fee includes land rent, water, grounds maintenance, internet, and cable—providing exceptional value and ease of living. The home features a functional and efficient layout, ideal for comfortable single-family occupancy. Conveniently situated near major highways, shopping centers, medical facilities, dining options, and the University of Central Florida (UCF), this property offers both accessibility and tranquility. Truly a one-of-a-kind home

Key facts

• Shopping centers
• Dining options
• Functional layout

Tags

• ACTIVE COMMUNITY
• FUNCTIONAL LAYOUT
• MAJOR HIGHWAYS
• SHOPPING CENTERS
• MEDICAL FACILITIES
• DINING OPTIONS

Property features AI

Finance

• Other: Property is offered furnished; Pets allowed (maximum pet weight 25 lbs)
• Financial info: Total annual fees $12,600; Monthly fees $1,050
• HOA & community: Has HOA (monthly fee $1,050); Association approval required; Association amenities: Clubhouse, Fitness center, Gated access, Golf course, Pickleball courts, Pool, Shuffleboard court, Spa/Hot tub; HOA fee includes cable TV, internet, grounds maintenance, sewer, trash, water, and other services

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured double-wide home; Single-story; Faces east
• Construction: Metal frame and frame construction; Metal roof; Other foundation
• Exterior features: Patio; Balcony; Sidewalk; Storage; Tennis court(s); Landscaped grounds; Near golf course; Mature landscaping with oak trees; Canal water view with freshwater canal access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable interior features specified
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $56 ($674/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.9% in University — 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 85/100 on livability (#28 in FL, #603 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living 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.
• Market conditions: Rents falling (-4.0%/yr); 101 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 39% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k 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 72 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 50% of rent.

Recommended offer $73,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 2.67% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.34×
• Total profit: $-14,489
• Equity at exit: $11,630

10-year hold

• IRR: -84.1%
• Equity multiple: -0.32×
• Total profit: $-28,848
• Equity at exit: $6,744

Cash invested: $21,840 (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 32826

• Home prices YoY: -17.0%
• Rents YoY: -4.0%
• Active inventory: 101
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$1,050
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $56

Break-even live

Break-even rent $2,011

Max offer price $78,000

Occupancy floor 92%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2645 Talladega Dr Orlando, FL	3.0	2.0	1236	$2,281	$1.85	15d	1	0.47mi
14050 Ithaca Way Orlando, FL	3.0	2.0	1228	$2,115	$1.72	8d	1	0.50mi
14122 Newcomb Ave Orlando, FL	3.0	2.0	1203	$1,945	$1.62	14d	1	0.53mi
2930 Slippery Rock Ave Orlando, FL	3.0	2.0	1026	$2,350	$2.29	22d	1	0.59mi
3229 New Mexico Ct Orlando, FL	3.0	2.0	1303	$2,370	$1.82	24d	1	0.83mi
2219 Justin Ave Orlando, FL	3.0	2.0	1200	$2,100	$1.75	18d	1	0.86mi
1911 Colonial Woods Blvd Orlando, FL	3.0	2.0	1480	$2,100	$1.42	24d	1	0.86mi
1705 Circe Lake Ct Orlando, FL	3.0	2.0	1215	$2,100	$1.73	24d	1	1.03mi
1928 Bonneville Dr Orlando, FL	2.0	2.0	1000	$1,590	$1.59	8d	1	1.10mi
13087 Odyssey Lake Way Orlando, FL	3.0	2.0	1148	$2,350	$2.05	24d	1	1.10mi
12949 Odyssey Lake Way Orlando, FL	3.0	2.0	1303	$2,100	$1.61	8d	1	1.17mi
2612 Bonneville Dr Orlando, FL	3.0	2.0	1628	$2,100	$1.29	24d	1	1.18mi
13645 E Colonial Dr Orlando, FL	2.0	1.0–2.0	857	$2,235	$2.61	3d	10	1.24mi
2708 Geoffrey Dr Orlando, FL	3.0	1.0	1043	$1,700	$1.63	4d	1	1.28mi
2810 Geoffrey Dr Orlando, FL	3.0	2.0	1200	$2,150	$1.79	18d	1	1.36mi
525 Loyola Cir Orlando, FL	1.0–3.0	1.0–3.0	1400	$2,216	$1.58	2d	43	1.39mi

HOA detail

• Monthly dues: $1,050 · $12,600/yr
• Likely covers: waterinternetcablelandscaping

Listing history 15 events

1. 2026-06-18
   days on market $78,000 Active 72 DOM
2. 2026-06-17
   days on market $78,000 Active 71 DOM
3. 2026-06-16
   days on market $78,000 Active 70 DOM
4. 2026-06-15
   days on market $78,000 Active 69 DOM
5. 2026-06-13
   days on market $78,000 Active 67 DOM
6. 2026-06-13
   days on market $78,000 Active 66 DOM
7. 2026-06-09
   days on market $78,000 Active 63 DOM
8. 2026-06-08
   days on market $78,000 Active 62 DOM
9. 2026-06-07
   days on market $78,000 Active 61 DOM
10. 2026-06-04
    days on market $78,000 Active 58 DOM
11. 2026-06-03
    days on market $78,000 Active 57 DOM
12. 2026-06-02
    days on market $78,000 Active 56 DOM
13. 2026-06-02
    days on market $78,000 Active 55 DOM
14. 2026-05-31
    days on market $78,000 Active 54 DOM
15. 2026-04-07
    listed $78,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,990
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$12,600
• − Depreciation: −$2,269
• Taxable income: $194
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $627/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in a highly desirable 55+ active community offers a low-maintenance lifestyle and is ready for a fresh coat of paint and some minor updates to increase its value.

Repairs flagged

• Minor Living area flooring — The flooring in the living areas looks worn and could benefit from a fresh coat of paint.
• Minor Interior walls/paint — The interior walls and paint appear to be in fair condition with some wear.

Value-add opportunities

• Both Paint the interior walls and living area flooring — Painting the interior walls and flooring will improve the home's appearance and increase its value for both resale and rental.
• Both Upgrade the kitchen appliances — Upgrading the kitchen appliances will make the home more appealing to potential buyers and renters.
• Both Replace the carpet in the bedrooms — Replacing the carpet in the bedrooms will improve the home's appearance and increase its value for both resale and rental.
• Both Install new window treatments — New window treatments will improve the home's curb appeal and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Living area flooring · The flooring in the living areas looks worn and could benefit from a fresh coat of paint.	Minor	$500–3,000
Interior walls/paint · The interior walls and paint appear to be in fair condition with some wear.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint the interior walls and living area flooring — Painting the interior walls and flooring will improve the home's appearance and increase its value for both resale and rental. ↑
• Both Upgrade the kitchen appliances — Upgrading the kitchen appliances will make the home more appealing to potential buyers and renters. ↑
• Both Replace the carpet in the bedrooms — Replacing the carpet in the bedrooms will improve the home's appearance and increase its value for both resale and rental. ↑
• Both Install new window treatments — New window treatments will improve the home's curb appeal and increase its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — University

• Score: 85/100
• State rank: #28
• US rank: #603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 41,570
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 29,006
• Household income: $64,755
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1705.0

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 0.64)
• Race & ethnicity: White 48% Hispanic / Latino 34% Two or more races 19% Black 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 16% Cuban 6% Dominican 1%
• Common ancestry: Romanian 2% Slovak 1% Serbian 1%
• Foreign-born: 15% · Canada
• Languages at home: 70% English-only · Spanish 22% Other Indo-European 3% Other Asian/Pacific 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: ▼ -65.30%
• Current HPI: 318.563
• Rent YoY: ▼ -4.05%
• 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

1 event — show timeline

• 2026-04-07 Listed $78,000 Stellar MLS as Distributed by MLS Grid