4522 Carter St · Orlando, FL 32811

$149,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 64 Days on market

Built 1964 6,760 sqft lot Est $184k · 19% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great for first time buyer or investor.

Key facts

• 6,760 sq ft lot
• Parking
• Built 1964

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Total acreage: under 1/4 acre (~0.16 acres); Lot surfaces: Asphalt and concrete roads; Lot size ~628 sq meters; Direction faces: North
• Financial info: No lease restrictions
• HOA & community: No association fees; No association approval required

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; Residential property; One level; Faces north; Fixer condition; Zoned R-2
• Construction: Block construction; Other roof; Slab foundation; Building area ~1,172 sq ft; Living area ~800 sq ft; Total building area ~108.88 sq meters
• Exterior features: Sidewalk; Other exterior features; Paved lot

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Storage rooms
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 238 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ($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 $1k of loan paydown is wiped out by about $4k 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 64 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $21k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $149k implies a 366% 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 $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $184,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4548 Piedmont St	0.32mi	3/1.0 (+1)	912 (+14%)	8mo	$210,000	$230	50

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: -4.5%
• Equity multiple: 0.84×
• Total profit: $-6,837
• Equity at exit: $22,216

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $4,869
• Equity at exit: $12,883

Cash invested: $41,720 (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: 238
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$781
• Tax from tax record: −$53 /mo · $630/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $341

Break-even live

Break-even rent $1,134

Max offer price $149,000

Occupancy floor 73%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
767 Willie Mays Pkwy Orlando, FL	2.0	1.0	630	$1,470	$2.33	23d	1	0.10mi
769 Willie Mays Pkwy Orlando, FL	2.0	1.0	700	$1,500	$2.14	4d	1	0.10mi
701 S Ivey Ln Orlando, FL	2.0–3.0	1.0	871	$1,134	$1.30	23d	1	0.25mi
200 Fanfair Ave Orlando, FL	3.0	1.0	941	$1,730	$1.84	7d	1	0.39mi
4610 Barley St Orlando, FL	2.0	1.0	805	$1,699	$2.11	23d	1	0.43mi
4333 Cynthia St Orlando, FL	3.0	2.0	1039	$1,813	$1.74	21d	1	0.62mi
1036 Ola Dr Unit 2 Orlando, FL	2.0	1.0	552	$1,195	$2.16	23d	1	0.80mi
5132 Elese St Orlando, FL	3.0	2.0	960	$1,800	$1.88	16d	1	0.83mi
5235 Florida Holly Dr Orlando, FL	3.0	2.0	1107	$2,100	$1.90	23d	1	0.87mi
3950 Columbia St Orlando, FL	1.0–2.0	1.0–2.0	875	$1,416	$1.62	23d	1	0.90mi
1025 Clovercrest Rd Orlando, FL	3.0	2.0	1050	$2,100	$2.00	23d	1	0.94mi
1025 Clovercrest Rd Orlando, FL	3.0	2.0	1050	$2,100	$2.00	17d	1	0.94mi
3810 Thompson St Orlando, FL	2.0	1.0	900	$1,500	$1.67	2d	1	1.13mi
2151 S Ivey Ln Orlando, FL	3.0	1.5	1080	$1,993	$1.85	4d	1	1.15mi
3205 Orange Center Blvd Orlando, FL	2.0	1.0	600	$1,336	$2.23	23d	1	1.22mi
907 S Kirkman Rd Orlando, FL	2.0–4.0	2.0	1131	$1,450	$1.28	2d	14	1.24mi
3025 Long St Unit A Orlando, FL	2.0	1.0	678	$1,650	$2.43	23d	1	1.31mi
464 S Kirkman Rd Orlando, FL	1.0–3.0	1.0–2.0	977	$1,890	$1.93	2d	19	1.40mi
1401 S Kirkman Rd Orlando, FL	1.0–3.0	1.0–2.0	975	$1,804	$1.85	1d	32	1.41mi

Listing history 24 events

1. 2026-06-18
   days on market $149,000 Active 64 DOM
2. 2026-06-17
   days on market $149,000 Active 63 DOM
3. 2026-06-16
   days on market $149,000 Active 62 DOM
4. 2026-06-15
   days on market $149,000 Active 61 DOM
5. 2026-06-13
   days on market $149,000 Active 59 DOM
6. 2026-06-13
   days on market $149,000 Active 58 DOM
7. 2026-06-09
   days on market $149,000 Active 55 DOM
8. 2026-06-08
   days on market $149,000 Active 54 DOM
9. 2026-06-07
   pricedays on market $149,000 Active 53 DOM
10. 2026-06-04
    days on market $149,900 Active 50 DOM
11. 2026-06-03
    days on market $149,900 Active 49 DOM
12. 2026-06-02
    days on market $149,900 Active 48 DOM
13. 2026-06-02
    days on market $149,900 Active 47 DOM
14. 2026-05-31
    days on market $149,900 Active 46 DOM
15. 2026-05-14
    price $149,900
16. 2026-05-07
    price $150,000
17. 2026-04-27
    price $159,900
18. 2026-04-20
    status Active
19. 2026-04-12
    listed $169,900 Active
20. 2016-03-28
    listed $40,000
21. 2015-01-28
    soldstatus $32,000 Sold 39-char remark

    Show marketing remark (39 chars)

    Great for first time buyer or investor.

22. 2015-01-10
    status Pending 39-char remark

    Show marketing remark (39 chars)

    Great for first time buyer or investor.

23. 2015-01-03
    price $32,000 39-char remark

    Show marketing remark (39 chars)

    Great for first time buyer or investor.

24. 2014-12-05
    listed $33,600 Active 39-char remark

    Show marketing remark (39 chars)

    Great for first time buyer or investor.

ⓘ 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: $630 · $53/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$607/yr (+$51/mo · 96.3%)

ⓘ 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: $18,793
• − Mortgage interest: −$8,346
• − Property taxes: −$630
• − Insurance: −$745
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$4,335
• Taxable income: $1,730
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $3,680/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

• 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

+346.1% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2016-03-28 Listed $40,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-28 Sold (MLS) $32,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-01-03 Price Changed $32,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-05 Listed $33,600 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2025): $630 · +23.2% YoY. Source: county tax records.