1110 Overdale St · Union Park, FL 32825

$100,000

3 bd · 1.0 ba · 1,315 sqft · SingleFamily public records · 1 Days on market

Built 1960 8,298 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
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cash or Hard Money. Priced to sell. Make an offer as this will not last long at this price.

Key facts

• 8,298 sq ft lot
• Parking
• Built 1960

Property features AI

Finance

• Other: Lot size about 0.19 acres (approximately 771 m²); Zoning: R-1

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Single Family Residence; Residential property; One-story; Faces east; Entry on one level
• Construction: Block construction; Shingle roof; Slab foundation; Built with total building area of 1629 square feet
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $905 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 17.1% vs local median 4.2% in Union Park — 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 79/100 on livability (#153 in FL, #2,308 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, commute A-; Watch: amenities F, health & safety 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 rising (+2.8%/yr); 279 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 33% of the median local income ($82k/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 $691 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 + 2.8% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $51k; list at $100k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• 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 $100,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.22% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.77%
• DSCR: 2.72
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $340,585
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9447 Dearmont Ave	0.20mi	3/2.0	1,290 (-2%)	8mo	$307,000	$238	77
1200 Vonderay Rd	0.14mi	3/1.5	1,225 (-7%)	8mo	$317,500	$259	74
1244 Bent Tree Dr	0.38mi	3/2.5	1,441 (+10%)	3mo	$318,000	$221	58
719 Oak Manor Cir	0.54mi	3/2.0	1,218 (-7%)	7mo	$345,000	$283	53
628 Valencia Place Cir	0.59mi	3/2.0	1,184 (-10%)	3mo	$360,000	$304	49
608 Maple Forest Dr	0.71mi	3/2.0	1,367 (+4%)	10mo	$360,000	$263	48
9393 Dubois Blvd	0.37mi	3/2.0	1,133 (-14%)	14mo	$265,320	$234	44
1517 Overdale St	0.32mi	3/1.0	1,125 (-14%)	22mo	$280,000	$249	43

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 2.47×
• Total profit: $41,023
• Equity at exit: $14,910

10-year hold

• IRR: 41.4%
• Equity multiple: 4.87×
• Total profit: $108,342
• Equity at exit: $8,646

Cash invested: $28,000 (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 32825

• Rents YoY: 2.8%
• Active inventory: 279
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$524
• Tax from tax record: −$284 /mo · $3,407/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $905

Break-even live

Break-even rent $1,076

Max offer price $100,000

Occupancy floor 54%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Constantine St Orlando, FL	4.0	2.0	1491	$2,350	$1.58	2d	1	0.06mi
1108 Constantine St Orlando, FL	4.0	2.0	1491	$2,375	$1.59	10d	1	0.06mi
1228 Pine Sap Ct Orlando, FL	3.0	2.0	1366	$2,300	$1.68	12d	1	0.20mi
933 Vista Palma Way Orlando, FL	3.0	2.0	1016	$2,150	$2.12	23d	1	0.42mi
1000 Avery Village Loop Orlando, FL	2.0–3.0	2.0	1206	$2,327	$1.93	1d	13	0.64mi
1000 Avida Village Cir Orlando, FL	1.0–3.0	1.0–2.0	977	$2,488	$2.55	1d	22	0.71mi
466 Valencia Place Cir Orlando, FL	3.0	2.0	1184	$2,470	$2.09	10d	1	0.72mi
8211 Sun Spring Cir #41 Orlando, FL	2.0	2.0	1064	$1,499	$1.41	4d	1	0.83mi
8215 Sun Spring Cir #23 Orlando, FL	2.0	2.0	1064	$1,550	$1.46	21d	1	0.88mi
2282 Grenwich Ave #2282 Orlando, FL	2.0	2.0	978	$1,345	$1.38	23d	1	0.91mi
8693 Foley Dr Orlando, FL	3.0	2.0	1178	$1,500	$1.27	23d	1	0.93mi
9342 Shepton St Orlando, FL	3.0	2.5	1714	$2,250	$1.31	23d	1	0.95mi
9201 Nelson Park Cir Orlando, FL	1.0–3.0	1.0–2.0	844	$1,839	$2.18	2d	25	0.96mi
8225 Claire Ann Dr #203 Orlando, FL	2.0	2.0	1046	$1,725	$1.65	3d	1	1.02mi
8103 Lillies Way #107 Orlando, FL	2.0	2.0	1000	$1,600	$1.60	7d	1	1.04mi
9332 Trevarthon Rd Orlando, FL	3.0	2.0	1804	$2,800	$1.55	23d	1	1.04mi
9332 Trevarthon Rd Orlando, FL	3.0	2.0	1804	$2,690	$1.49	4d	1	1.04mi
469 Glastonbury Dr Orlando, FL	3.0	2.5	1300	$2,195	$1.69	21d	1	1.04mi
604 Laurel Cove Ct Orlando, FL	1.0–3.0	1.0–2.0	892	$1,968	$2.21	1d	15	1.05mi
949 Crowsnest Cir Orlando, FL	1.0–2.0	1.0–2.0	822	$1,754	$2.13	1d	31	1.07mi
2300 Econ Cir Orlando, FL	1.0–2.0	1.0–2.0	897	$1,558	$1.74	14d	1	1.08mi
8137 Claire Ann Dr #207 Orlando, FL	2.0	2.0	1046	$1,750	$1.67	21d	1	1.08mi
7909 Richwood Dr Orlando, FL	2.0	2.0	936	$1,950	$2.08	21d	1	1.09mi
1222 Tino Ct Orlando, FL	2.0	2.0	1000	$1,575	$1.57	7d	1	1.11mi
10039 Massey St Orlando, FL	2.0	2.0	948	$1,595	$1.68	2d	1	1.13mi
10041 Massey St Alafaya, FL	2.0	2.0	948	$1,595	$1.68	23d	1	1.14mi
9942 Dean Oaks Ct Orlando, FL	3.0	2.0	1140	$2,095	$1.84	21d	1	1.27mi
1312 Ravida Cir Orlando, FL	2.0	2.0	1044	$1,650	$1.58	3d	1	1.27mi
2526 Poet Ln Orlando, FL	4.0	2.0	1276	$2,300	$1.80	20d	1	1.27mi
2526 Poet Ln Orlando, FL	3.0	2.0	1176	$2,300	$1.96	21d	1	1.27mi
1509 Regan Ave Orlando, FL	4.0	2.0	1382	$2,375	$1.72	10d	1	1.31mi
7934 Winter Song Dr Orlando, FL	3.0	2.0	1315	$2,205	$1.68	10d	1	1.33mi
8212 Troxler Dr Orlando, FL	3.0	1.0	1200	$2,250	$1.88	2d	1	1.39mi
454 Loblolly Ln Unit Labs Orlando, FL	3.0	2.0	1315	$2,300	$1.75	4d	1	1.41mi
314 Muscogee Ln Orlando, FL	3.0	2.5	1296	$2,500	$1.93	23d	1	1.41mi
9010 Running Bull Rd Orlando, FL	1.0–4.0	1.0–4.0	1032	$1,632	$1.58	4d	1	1.44mi

Listing history 2 events

1. 2026-06-18
   remarks 91-char remark
2. 2026-06-18
   listed $100,000 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: $3,407 · $284/mo
• Projected year-2 tax: $3,407 · $284/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 3/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,651
• − Mortgage interest: −$5,602
• − Property taxes: −$3,407
• − Insurance: −$500
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$2,909
• Taxable income: $9,969
• Est. tax owed @ 24.0%: −$2,393
• After-tax cash flow: $8,462/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 — Union Park

• Score: 79/100
• State rank: #153
• US rank: #2308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 63,698
• Household income: $81,651
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 1458.0

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: Hispanic / Latino 47% White 32% Two or more races 23% Black 11% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 25% Cuban 6% Dominican 3%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 20% · Canada, Vietnam, Jamaica
• Languages at home: 56% English-only · Spanish 35% Other Indo-European 3% Vietnamese 2%

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: ▼ -171.52%
• Current HPI: 315.8496
• Rent YoY: ▲ 2.77%
• 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

+163.2% since first listed

3 events — show timeline

• 2026-06-18 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2003-05-30 Sold (Public Records) $51,000 Public Records
• 1989-06-01 Sold (Public Records) $38,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $3,407 · +8.8% YoY. Source: county tax records.