5214 2nd St · Fairview Shores, FL 32810

$239,999

2 bd · 2.0 ba · 1,386 sqft · Townhouse public records · 70 Days on market

Built 1991 4,754 sqft lot

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Why this score? — see what drove the F 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 +9.0/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3 bedroom , 2 -bathroom half a duplex, perfectly situated near shopping , dining, and entertainment for ultimate convenience . This move in ready home offers a spacious open floor plan designed for comfortable living and entertainment. Step inside to find new luxury vinyl flooring , a modern kitchen features granite counter tops, an oversized island and stainless steel appliances-perfect for cooking and gatherings. The living area is warm and inviting, highlighted by real wood-burning fireplace , adding charm and character to the space. Major upgrades include newer roofing near AC, providing peace of mind for years to come. Enjoy outdoor living in the ov

Key facts

• Newer ac
• Newer roof
• Fresh interior paint

Tags

• NEW VINYL FLOORING
• FRESH INTERIOR PAINT
• NEWER ROOF
• NEWER AC
• OVERSIZED FULLY FENCED YARD

Property features AI

Finance

• Other: Zoned R-2; Lot about 0.11 acre (0 to less than 1/4 acre); Unfurnished; No home warranty
• HOA & community: No association fees

Exterior

• Parking: No designated parking
• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected
• Home design: Residential half duplex; One story; Facing east
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with approximately 1,386 living area (public records)
• Exterior features: Private mailbox; Paved lot; Asphalt road access

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen and family room combined; Dining area; Living room and dining room combined; Smoke detectors
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (25.2% below list).
• Recommended offer: $180k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.6% in Fairview Shores — 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 84/100 on livability (#36 in FL, #715 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, housing A+; Watch: 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 flat; 159 active listings in the ZIP; 40 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 35% of the median local income ($61k/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 70 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask is 12873% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $52k; list at $240k implies a 362% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,628 (25.2% 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 70 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.5% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.18×
• Total profit: $-55,432
• Equity at exit: $35,785

10-year hold

• IRR: -29.6%
• Equity multiple: -0.21×
• Total profit: $-81,107
• Equity at exit: $20,751

Cash invested: $67,200 (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 32810

• Home prices YoY: -18.5%
• Rents YoY: 0.5%
• Active inventory: 159
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$251 /mo · $3,011/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-190

Break-even live

Break-even rent $2,037

Max offer price $206,354

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4713 Thorpe Ave Orlando, FL	2.0	2.0	1000	$1,950	$1.95	24d	1	0.46mi
1700 Van Ness St Unit 5 Orlando, FL	2.0	1.0	920	$1,899	$2.06	20d	1	0.50mi
1700 Van Ness St Orlando, FL	2.0	1.0	920	$1,699	$1.85	12d	1	0.50mi
1821 Courtland St Orlando, FL	3.0	2.0	1428	$2,299	$1.61	14d	1	0.51mi
5205 Eggleston Ave Unit 102 Orlando, FL	3.0	2.0	1219	$1,895	$1.55	14d	1	0.52mi
5200 N Orange Blossom Trl Orlando, FL	1.0–3.0	1.0–2.0	976	$1,108	$1.14	14d	1	0.64mi
2905 Villa Dr Orlando, FL	1.0	1.0	1000	$1,157	$1.16	2d	1	0.68mi
1322 Carlson Dr Orlando, FL	3.0	2.0	1556	$2,195	$1.41	4d	1	0.86mi
110 Zora Pl Orlando, FL	1.0–3.0	1.0–2.0	1090	$2,193	$2.01	7d	9	0.94mi
3979 Versailles Dr Orlando, FL	2.0	2.0	1183	$1,450	$1.23	24d	1	0.94mi
4023 Versailles Dr Unit 4023F Orlando, FL	3.0	2.0	1348	$1,750	$1.30	14d	1	0.98mi
1051 Lee Rd Orlando, FL	1.0–3.0	1.0–2.0	934	$1,284	$1.38	20d	1	0.99mi
5175 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	751	$1,565	$2.08	2d	27	0.99mi
4022 Versailles Dr Unit C Orlando, FL	2.0	2.0	1165	$1,350	$1.16	17d	1	1.00mi
4106 Dijon Dr Unit 4106E Orlando, FL	2.0	2.0	1165	$1,395	$1.20	24d	1	1.03mi
4114 Dijon Dr Unit 4114E Orlando, FL	2.0	2.0	1165	$1,400	$1.20	24d	1	1.05mi
5300 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	824	$1,880	$2.28	2d	2	1.06mi
4177 S Orange Blossom Trl Orlando, FL	3.0	2.0	1822	$2,475	$1.36	24d	1	1.07mi
4177 N Orange Blossom Trl #505 Orlando, FL	3.0	2.0	1766	$2,450	$1.39	24d	1	1.07mi
4160 Versailles Dr Unit 4160D Orlando, FL	2.0	2.0	1165	$1,450	$1.24	24d	1	1.08mi
4170 Versailles Dr Orlando, FL	2.0	2.0	1165	$1,199	$1.03	24d	1	1.09mi
4176 Versailles Dr Unit D Orlando, FL	2.0	2.0	1165	$1,350	$1.16	24d	1	1.09mi
5536 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.5–2.0	1077	$1,699	$1.58	1d	7	1.10mi
7120 Forest City Rd Orlando, FL	1.0–3.0	1.0–2.0	912	$1,270	$1.39	7d	11	1.16mi
912 Neuse Ave Orlando, FL	3.0	2.0	1388	$2,079	$1.50	7d	1	1.16mi
1028 Canovia Ave Orlando, FL	2.0	1.0	1163	$1,925	$1.66	24d	1	1.17mi
5003 Adanson St Orlando, FL	2.0	2.0	875	$2,500	$2.86	24d	1	1.21mi
814 Malone Dr Orlando, FL	2.0	2.0	1211	$2,650	$2.19	24d	1	1.32mi
2200 Flagler Promenade Way Maitland, FL	1.0–3.0	1.0–2.0	1093	$2,158	$1.97	1d	24	1.34mi
3520 Seneca Club Loop Unit 51-102 Orlando, FL	3.0	2.5	1461	$2,295	$1.57	1d	1	1.34mi
3308 Azolla St Orlando, FL	3.0	2.0	1438	$2,200	$1.53	24d	1	1.35mi
101 Samuel St Orlando, FL	3.0	2.0	1580	$1,975	$1.25	17d	1	1.39mi
4414 Cluster Dr #4414 Orlando, FL	2.0	2.5	1444	$1,800	$1.25	24d	1	1.40mi
722 Baltimore Dr Orlando, FL	3.0	2.0	1453	$2,050	$1.41	7d	1	1.43mi
3911 Alpert Dr Orlando, FL	3.0	2.0	1278	$1,795	$1.40	2d	1	1.43mi
4437 Cluster Dr Orlando, FL	3.0	3.0	1518	$2,495	$1.64	24d	1	1.44mi
3940 Alpert Dr Orlando, FL	3.0	1.5	1100	$1,695	$1.54	14d	1	1.44mi
6741 Magnolia Pointe Cir Orlando, FL	3.0	2.0	1248	$1,695	$1.36	24d	1	1.45mi
735 Alton Ave Orlando, FL	3.0	2.0	1174	$1,800	$1.53	7d	1	1.45mi
5224 Long Rd Orlando, FL	2.0–4.0	1.5–2.5	1426	$1,366	$0.96	2d	17	1.45mi

Listing history 39 events

1. 2026-06-18
   days on market $239,999 Active 70 DOM
2. 2026-06-17
   days on market $239,999 Active 69 DOM
3. 2026-06-16
   days on market $239,999 Active 68 DOM
4. 2026-06-15
   days on market $239,999 Active 67 DOM
5. 2026-06-13
   days on market $239,999 Active 65 DOM
6. 2026-06-13
   days on market $239,999 Active 64 DOM
7. 2026-06-09
   days on market $239,999 Active 61 DOM
8. 2026-06-08
   days on market $239,999 Active 60 DOM
9. 2026-06-07
   days on market $239,999 Active 59 DOM
10. 2026-06-04
    days on market $239,999 Active 56 DOM
11. 2026-06-03
    days on market $239,999 Active 55 DOM
12. 2026-06-02
    days on market $239,999 Active 54 DOM
13. 2026-06-02
    days on market $239,999 Active 53 DOM
14. 2026-05-31
    days on market $239,999 Active 52 DOM
15. 2026-05-24
    price $1,750
16. 2026-05-18
    listed $1,850
17. 2026-05-16
    price $239,999
18. 2026-05-03
    price $249,999
19. 2026-04-09
    listed $260,000 Active
20. 2026-01-07
    listed $210,000 Active
21. 2021-09-15
    status Active
22. 2021-07-30
    price $152,000
23. 2021-07-30
    price $150,000
24. 2021-07-06
    price $154,900
25. 2021-07-01
    status Active
26. 2021-06-24
    listed $160,000 Active
27. 2015-03-18
    historical
28. 2014-12-01
    price $42,000
29. 2014-11-21
    price $52,500
30. 2014-09-15
    listed $45,000 Active
31. 2014-08-14
    historical
32. 2014-08-04
    price $52,000
33. 2014-07-08
    price $56,000
34. 2014-06-30
    listed $45,000 Active
35. 2014-06-19
    historical
36. 2014-06-14
    historical Contingent - Pending 3rd Party Approval
37. 2014-06-10
    historical
38. 2013-07-27
    listed Contingent - Pending 3rd Party Appro
39. 1998-08-13
    soldstatus $52,000

ⓘ 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: $3,011 · $251/mo
• Projected year-2 tax: $3,011 · $251/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,555
• − Mortgage interest: −$13,444
• − Property taxes: −$3,011
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$6,982
• Taxable loss: −$6,530
• Est. tax savings @ 24.0%: +$1,567
• After-tax cash flow: $-718/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 — Fairview Shores

• Score: 84/100
• State rank: #36
• US rank: #715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview Shores, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 36,927
• Household income: $60,799
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1859.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 35% Hispanic / Latino 29% White 25% Two or more races 16% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 9% Lithuanian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam, Jamaica
• Languages at home: 67% English-only · Spanish 21% French/Haitian/Cajun 7% Other Indo-European 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: ▼ -78.77%
• Current HPI: 347.7447
• Rent YoY: ▲ 0.50%
• 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

-96.6% since first listed

25 events — show timeline

• 2026-05-24 Price Changed $1,750 STELLARMLS
• 2026-05-18 Listed for Rent $1,850 STELLARMLS
• 2026-05-16 Price Changed $239,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Price Changed $249,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-07-30 Price Changed $152,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-30 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-06 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2021-07-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-06-24 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-12-01 Price Changed $42,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-21 Price Changed $52,500 Stellar MLS as Distributed by MLS Grid
• 2014-09-15 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-08-04 Price Changed $52,000 Stellar MLS as Distributed by MLS Grid
• 2014-07-08 Price Changed $56,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-30 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-07-27 Listed — Stellar MLS as Distributed by MLS Grid
• 1998-08-13 Sold (Public Records) $52,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $3,011 · +15.1% YoY. Source: county tax records.