4339 Solomon Dr · Orlando, FL 32811

$220,900

3 bd · 2.0 ba · 1,735 sqft · SingleFamily public records · 61 Days on market

Built 1969 6,779 sqft lot Est $385k · 43% 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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale. Calling all investors, Orlando! This spacious 3-bedroom, 1.5-bath home offers incredible potential for renovation, making it the perfect project for an investor or a buyer looking for a fixer-upper to own a home in the Orlando market. Located just minutes from downtown. The roof was replaced in 2003, and while the A/C was not long ago replaced with new ductwork and was repiped recently, it is a great start for this property's home repair. The sellers are motivated and ready to review all. Reasonable offers

Key facts

• Repaired recently
• New ductwork
• Roof was replaced

Tags

• MINUTES FROM DOWNTOWN
• ROOF WAS REPLACED
• NEW DUCTWORK
• REPAIRED RECENTLY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $221k.

Deal economics

• At list price, monthly cash flow is $-48 ($-578/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (10.1% below list).
• Recommended offer: $199k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Market conditions: Rents flat; 241 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% of the median local income ($54k/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 $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

• It's been on market 61 days — a 6% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $27k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $221k implies a 1363% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,582 (10.1% 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 61 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $385,170
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4340 Kirkland Blvd	0.07mi	4/2.0 (+1)	1,530 (-12%)	5mo	$314,700	$206	68
4401 Marshall St	0.17mi	4/2.0 (+1)	1,489 (-14%)	13mo	$330,000	$222	53
4669 Vargas St	0.41mi	4/2.0 (+1)	1,535 (-12%)	6mo	$330,000	$215	52
3805 Roseboro St	0.60mi	3/2.0	1,579 (-9%)	22mo	$353,900	$224	39

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 · 0.15% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-44,316
• Equity at exit: $32,937

10-year hold

• IRR: -24.0%
• Equity multiple: -0.03×
• Total profit: $-63,655
• Equity at exit: $19,099

Cash invested: $61,852 (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 32811

• Home prices YoY: -33.8%
• Rents YoY: 0.1%
• Active inventory: 241
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$1,158
• Tax from tax record: −$367 /mo · $4,398/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-48

Break-even live

Break-even rent $2,047

Max offer price $212,388

Occupancy floor 97%

Sensitivity live

Price	-10% $77	-5% $14	+0% $-48	+5% $-111	+10% $-173
Rent	-10% $-205	-5% $-127	+0% $-48	+5% $30	+10% $109
Rate	-1.0pp $63	-0.5pp $8	base $-48	+0.5pp $-105	+1.0pp $-164

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: $55,225
• Closing costs: $6,627
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2151 S Ivey Ln Orlando, FL	3.0	1.5	1080	$1,993	$1.85	5d	1	0.18mi
4226 Kelly Miller Ct Orlando, FL	3.0	1.0	1126	$1,950	$1.73	24d	1	0.23mi
1822 Horne Ave Orlando, FL	3.0	1.0	1249	$1,600	$1.28	24d	1	0.42mi
1920 Willie Mays Pkwy Orlando, FL	4.0	2.0	1446	$2,070	$1.43	21d	1	0.44mi
4487 Wheatley St Orlando, FL	4.0	2.0	1249	$1,950	$1.56	21d	1	0.50mi
1661 Gammon Ln Unit 1 Orlando, FL	4.0	3.0	1511	$2,500	$1.65	24d	1	0.53mi
4201 Cepeda St Orlando, FL	4.0	2.0	1500	$1,800	$1.20	24d	1	0.61mi
Unit 3-207 Orlando, FL	2.0	2.0	1159	$1,600	$1.38	5d	1	0.69mi
4655 Cepeda St Orlando, FL	3.0	1.5	1266	$1,695	$1.34	24d	1	0.70mi
4118 Minoso St Orlando, FL	3.0	1.0	1213	$1,860	$1.53	24d	1	0.79mi
3950 Columbia St Orlando, FL	1.0–2.0	1.0–2.0	875	$1,416	$1.62	24d	1	0.91mi
1343 Croyle Dr Orlando, FL	4.0	2.0	1273	$1,900	$1.49	24d	1	1.03mi
4529 W Gore Ave Orlando, FL	3.0	2.0	1439	$2,549	$1.77	21d	1	1.12mi
5300 Lescot Ln Orlando, FL	3.0	2.0	1143	$1,900	$1.66	24d	1	1.22mi
4700 Cason Cove Dr Orlando, FL	1.0–4.0	1.0–2.0	1002	$2,132	$2.13	4d	12	1.25mi
4822 Cason Cove Dr Orlando, FL	1.0–3.0	1.0–2.0	884	$2,199	$2.49	3d	9	1.31mi
2805 Gulfstream Ct Orlando, FL	3.0	2.0	1574	$2,375	$1.51	15d	1	1.33mi
2751 L B McLeod Rd Unit 2751-A Orlando, FL	3.0	2.0	1338	$1,600	$1.20	18d	1	1.33mi
5377 Rosegay Ct Orlando, FL	4.0	2.0	1815	$2,100	$1.16	24d	1	1.36mi
4673 Gardens Park Blvd Orlando, FL	1.0–3.0	1.0–2.0	1109	$3,200	$2.89	2d	16	1.37mi
5235 Florida Holly Dr Orlando, FL	3.0	2.0	1107	$2,100	$1.90	24d	1	1.37mi
5536 Metrowest Blvd Bldg 8 Orlando, FL	2.0	2.0	1205	$1,800	$1.49	24d	1	1.40mi
5542 Metrowest Blvd Orlando, FL	2.0	2.0	1116	$1,720	$1.54	2d	2	1.41mi
5542 Metrowest Blvd Unit 106 Orlando, FL	2.0	2.0	1159	$1,765	$1.52	5d	1	1.41mi
4803 Normandy Pl Orlando, FL	3.0	2.0	1262	$1,800	$1.43	4d	1	1.42mi
4957 Vista Lago Dr Orlando, FL	4.0	2.0	1364	$2,228	$1.63	8d	1	1.43mi
1025 Clovercrest Rd Orlando, FL	3.0	2.0	1050	$2,100	$2.00	18d	1	1.45mi
1025 Clovercrest Rd Orlando, FL	3.0	2.0	1050	$2,100	$2.00	24d	1	1.45mi
5584 Metrowest Blvd Orlando, FL	1.0–2.0	1.0–2.0	1051	$1,876	$1.78	24d	8	1.45mi
5548 Metrowest Blvd Orlando, FL	2.0	1.0	1093	$1,460	$1.34	3d	2	1.46mi
5548 Metrowest Blvd Orlando, FL	2.0	1.0	1093	$1,470	$1.34	5d	1	1.47mi
5572 Metrowest Blvd #311 Orlando, FL	2.0	2.0	1073	$2,000	$1.86	24d	1	1.50mi

Listing history 13 events

1. 2025-08-24
   status Pending
2. 2025-08-24
   price $220,900
3. 2025-08-24
   status Active
4. 2025-06-12
   listed $247,900 Active
5. 2025-06-02
   historical
6. 2025-04-22
   price $249,500
7. 2025-04-17
   price $250,000
8. 2025-01-03
   listed $275,000 Active
9. 2007-09-18
   historical
10. 2007-06-11
    listed $157,900
11. 2007-03-22
    historical
12. 2007-02-15
    listed $159,900
13. 1969-06-01
    soldstatus $15,100

ⓘ 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: $4,398 · $367/mo
• Projected year-2 tax: $4,398 · $367/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 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $23,830
• − Mortgage interest: −$12,374
• − Property taxes: −$4,398
• − Insurance: −$1,104
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$6,426
• Taxable loss: −$4,286
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $450/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): 41,475
• Household income: $54,082
• Rent vs Own: 69.9% rent · 30.1% own
• Severe rent burden: 2728.0

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 0.66)
• Race & ethnicity: Black 50% Hispanic / Latino 27% Two or more races 17% White 12% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 4% Russian 1%
• Foreign-born: 31% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 21% French/Haitian/Cajun 8% Other Indo-European 6%

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: ▼ -145.37%
• Current HPI: 284.9191
• Rent YoY: ▲ 0.15%
• 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

+1362.9% since first listed

13 events — show timeline

• 2025-08-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-24 Price Changed $220,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Listed $247,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-22 Price Changed $249,500 Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-03 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2007-09-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-06-11 Listed $157,900 Stellar MLS as Distributed by MLS Grid
• 2007-03-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-02-15 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 1969-06-01 Sold (Public Records) $15,100 Public Records

Property tax history

+21.8%/yr

Latest (2025): $4,398 · +3.2% YoY. Source: county tax records.