1224 Polk St · Orlando, FL 32805

$84,900

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 5 Days on market

Built 1952 3,132 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cash or Hard Money Only – Prime Orlando Investment / Rehab Opportunity! 1224 Polk St is a major renovation or redevelopment project ready for your vision. The property requires a full rehab or possible teardown, making it ideal for experienced investors, flippers, or builders looking for their next value-add deal. This is a true blank slate with strong upside potential. Situated on a residential street in central Orlando, the lot offers excellent resale or rental potential in a high-demand area. Surrounded by ongoing renovations and steady growth, this location supports solid ARVs and long-term appreciation. Perfect opportunity for a fix-and-flip, rental hold, or redevelopment play

Key facts

• Possible teardown
• Blank slate
• Residential street

Tags

• MAJOR RENOVATION PROJECT
• FULL REHAB
• POSSIBLE TEARDOWN
• BLANK SLATE
• STRONG UPSIDE POTENTIAL
• RESIDENTIAL STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 15.7% 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 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 $1,592/mo this rent would consume 47% 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 $587 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.88% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.71%
• DSCR: 2.50
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $187,516
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 Polk St	0.24mi	3/1.0	1,086 (+5%)	12mo	$197,000	$181	71
111 Mcquigg Ave	0.41mi	3/2.0	998 (-4%)	21mo	$270,000	$271	53
919 Colyer St	0.48mi	3/1.0	1,092 (+5%)	19mo	$157,000	$144	53

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: 27.2%
• Equity multiple: 2.11×
• Total profit: $26,309
• Equity at exit: $12,659

10-year hold

• IRR: 33.8%
• Equity multiple: 3.86×
• Total profit: $67,878
• Equity at exit: $7,341

Cash invested: $23,772 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$445
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $668

Break-even live

Break-even rent $747

Max offer price $84,900

Occupancy floor 53%

Sensitivity live

Price	-10% $716	-5% $692	+0% $668	+5% $644	+10% $620
Rent	-10% $542	-5% $605	+0% $668	+5% $731	+10% $794
Rate	-1.0pp $711	-0.5pp $689	base $668	+0.5pp $646	+1.0pp $623

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1045 Polk St Unit 1049B Orlando, FL	3.0	1.0	1062	$1,650	$1.55	25d	1	0.06mi
1045 W Washington St Orlando, FL	2.0	1.0	715	$1,095	$1.53	25d	1	0.06mi
1032 W Jefferson St Unit 5 Orlando, FL	2.0	1.0	810	$940	$1.16	5d	1	0.09mi
1032 W Jefferson St Unit 5 Orlando, FL	2.0	1.0	810	$940	$1.16	12d	1	0.09mi
811 Hills St Orlando, FL	2.0	1.0	792	$1,399	$1.77	25d	1	0.28mi
817 Bentley St Unit A Orlando, FL	2.0	1.0	730	$1,300	$1.78	25d	1	0.32mi
812 W Livingston St Unit A Orlando, FL	3.0	2.0	1299	$1,595	$1.23	25d	1	0.35mi
1028 W South St Unit 1 Orlando, FL	2.0	1.0	830	$995	$1.20	25d	1	0.42mi
666 W Robinson St Orlando, FL	3.0	1.0	1008	$1,190	$1.18	25d	1	0.47mi
1040 Randall St Orlando, FL	3.0	1.0	958	$1,850	$1.93	25d	1	0.49mi
904 Randall St Orlando, FL	2.0	1.0	960	$1,300	$1.35	25d	1	0.54mi
1322 Arlington St Orlando, FL	3.0	1.0	846	$1,750	$2.07	25d	1	0.54mi
659 W Amelia St Orlando, FL	1.0–3.0	1.0–2.0	849	$2,282	$2.69	3d	27	0.61mi
740 W Anderson St Orlando, FL	2.0	1.0	700	$1,180	$1.69	23d	1	0.62mi
480 N Terry Ave Orlando, FL	3.0	1.0–2.0	841	$2,709	$3.22	4d	29	0.65mi
2023 W Pine St Unit 4 Orlando, FL	2.0	1.0	720	$1,195	$1.66	25d	1	0.68mi
711 Arlington St Orlando, FL	3.0	1.0	1194	$1,995	$1.67	13d	1	0.69mi
505 Chatham Ave Orlando, FL	3.0	1.0–2.0	1022	$3,144	$3.08	4d	27	0.70mi
1016 Alba Dr Unit 1016 Orlando, FL	2.0	1.0	1008	$2,100	$2.08	4d	1	0.81mi
637 N Tampa Ave Orlando, FL	4.0	2.0	1378	$2,300	$1.67	5d	1	0.81mi
727 Edgewater Dr Orlando, FL	2.0	1.0	900	$1,700	$1.89	25d	1	0.86mi
414 Sunset Dr Orlando, FL	3.0	1.0	1268	$1,850	$1.46	25d	1	0.90mi
822 S Parramore Ave Apt C Orlando, FL	2.0	1.0	754	$940	$1.25	5d	1	0.92mi
2314 W South St Orlando, FL	3.0	2.0	1440	$2,000	$1.39	16d	1	1.04mi
410 N Orange Ave Orlando, FL	3.0	1.0–3.0	854	$4,725	$5.53	3d	181	1.05mi
613 Citrus St Unit A Orlando, FL	3.0	1.0	926	$1,800	$1.94	25d	1	1.10mi
119 E Pine St Orlando, FL	2.0	2.0	960	$2,950	$3.07	25d	1	1.17mi
2800 W Concord St Orlando, FL	3.0	1.0	864	$844	$0.98	25d	1	1.17mi
335 N Magnolia Ave Orlando, FL	3.0	1.0–3.0	1041	$2,640	$2.54	3d	35	1.17mi
151 E Robinson St Orlando, FL	4.0	1.0–3.5	1815	$7,950	$4.38	16d	2	1.19mi
150 E Robinson St Unit 31B Orlando, FL	2.0	2.0	1237	$3,400	$2.75	19d	1	1.20mi
151 E Washington St Orlando, FL	2.0	2.0	1507	$3,250	$2.16	25d	2	1.20mi
150 E Robinson St Orlando, FL	2.0	1.0–2.0	829	$3,650	$4.40	4d	9	1.20mi
150 E Robinson St Orlando, FL	2.0	1.0–2.0	829	$3,650	$4.40	15d	6	1.20mi
125 E Pine St Orlando, FL	2.0	2.0	1237	$3,150	$2.55	25d	1	1.20mi
750 N Orange Ave Orlando, FL	1.0–2.0	1.0–2.0	883	$2,385	$2.70	3d	18	1.20mi
728 Columbia St Unit A Orlando, FL	3.0	1.0	1500	$1,500	$1.00	25d	1	1.21mi
728 Columbia St Orlando, FL	3.0	1.0	1500	$1,500	$1.00	16d	1	1.21mi
777 N Orange Ave Orlando, FL	2.0	1.0–2.0	858	$2,329	$2.71	4d	8	1.23mi
638 Columbia St Orlando, FL	4.0	1.0	1500	$1,500	$1.00	25d	1	1.24mi

Listing history 3 events

1. 2026-02-08
   status Pending
2. 2026-02-03
   listed $84,900 Active
3. 2006-06-13
   soldstatus $45,000

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,312 · $109/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 · 22 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: $19,104
• − Mortgage interest: −$4,756
• − Property taxes: −$1,312
• − Insurance: −$424
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$2,470
• Taxable income: $7,086
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $6,313/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

+88.7% since first listed

3 events — show timeline

• 2026-02-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-13 Sold (Public Records) $45,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,312 · +7.6% YoY. Source: county tax records.