4305 Tony St · Orlando, FL 32808

$135,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 90 Days on market

Built 1970 0.27 ac lot ↓ 6% since listing

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Why this score? — see what drove the C+ 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 2BR/2BA mobile home built in 1970, located on a desirable corner lot with land included. Property is in good condition and move-in ready. Recent updates include fresh interior and exterior paint, new flooring throughout, and renovated bathrooms. Functional layout featuring a primary bedroom with private bath and a secondary bedroom suitable for guests or office use. Corner lot provides added space, privacy, and convenient access. Situated in a quiet, established neighborhood in a rapidly growing area of Orlando. Conveniently located near Winter Park, with easy access to major roadways, shopping, dining, and local landmarks including the Channel 6 (WKMG) area and nearby comme

Key facts

• Recent updates
• Renovated bathrooms
• Convenient access

Tags

• CORNER LOT
• RECENT UPDATES
• RENOVATED BATHROOMS
• FUNCTIONAL LAYOUT
• QUIET ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Homestead exemption applied
• HOA & community: No HOA; Senior community

Exterior

• Utilities: Public water; Septic tank sewer; Public utilities
• Home design: Residential mobile home (single wide); One story; Faces east; Completed condition
• Construction: Metal frame construction; Metal siding; Metal roof
• Exterior features: Asphalt road access; Quarter-acre lot (approx. 0.27 acres)

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Basement fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Zoned schools: Rosemont Elementary (math 30% / reading 24%, grade F, #1,969 of 2,144 statewide, top 94%, 555 students, 82% FRL); Edgewater High (math 14% / reading 46%, grade F, #441 of 667 statewide, top 67%, 2,059 students, 52% FRL).
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 246 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 39% of the median local income ($50k/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 $933 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 90 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1970 — 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: 1.19% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.37%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,789
• Equity at exit: $20,129

10-year hold

• IRR: 5.0%
• Equity multiple: 1.32×
• Total profit: $12,123
• Equity at exit: $11,672

Cash invested: $37,800 (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 32808

• Home prices YoY: -22.6%
• Rents YoY: -0.3%
• Active inventory: 246
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$708
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $390

Break-even live

Break-even rent $1,118

Max offer price $135,000

Occupancy floor 71%

Sensitivity live

Price	-10% $466	-5% $428	+0% $390	+5% $351	+10% $313
Rent	-10% $262	-5% $326	+0% $390	+5% $453	+10% $517
Rate	-1.0pp $458	-0.5pp $424	base $390	+0.5pp $355	+1.0pp $319

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	824	$1,880	$2.28	3d	2	0.16mi
5175 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	751	$1,565	$2.08	2d	27	0.26mi
3997 Rosewood Way Orlando, FL	1.0	1.0	501	$1,072	$2.14	24d	1	0.36mi
4901 Bottlebrush Ln Orlando, FL	1.0–2.0	1.0–2.0	833	$1,775	$2.13	2d	17	0.44mi
4501 Landing Dr Orlando, FL	1.0–2.0	1.0–2.0	787	$1,417	$1.80	2d	18	0.54mi
5200 N Orange Blossom Trl Orlando, FL	1.0–3.0	1.0–2.0	976	$1,108	$1.14	15d	1	0.58mi
5234 Journal Ave Orlando, FL	2.0	1.0	720	$1,600	$2.22	16d	1	0.62mi
3414 Doctor Love Rd Unit C Orlando, FL	1.0	1.0	400	$1,100	$2.75	24d	1	1.14mi
6750 Woodlake Dr Orlando, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	3d	18	1.14mi
4990 North Ln Orlando, FL	1.0	1.0	432	$1,230	$2.85	20d	5	1.16mi
7120 Forest City Rd Orlando, FL	1.0–3.0	1.0–2.0	912	$1,270	$1.39	8d	11	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 90 DOM
2. 2026-06-17
   days on market $135,000 Active 89 DOM
3. 2026-06-16
   days on market $135,000 Active 88 DOM
4. 2026-06-15
   price $135,000 Active 87 DOM
5. 2026-06-15
   days on market $145,000 Active 87 DOM
6. 2026-06-13
   days on market $145,000 Active 85 DOM
7. 2026-06-13
   days on market $145,000 Active 84 DOM
8. 2026-06-09
   days on market $145,000 Active 81 DOM
9. 2026-06-08
   days on market $145,000 Active 80 DOM
10. 2026-06-07
    days on market $145,000 Active 79 DOM
11. 2026-06-04
    days on market $145,000 Active 76 DOM
12. 2026-06-03
    days on market $145,000 Active 75 DOM
13. 2026-06-02
    days on market $145,000 Active 74 DOM
14. 2026-06-02
    days on market $145,000 Active 73 DOM
15. 2026-05-31
    days on market $145,000 Active 72 DOM
16. 2026-04-27
    price $145,000
17. 2026-03-20
    listed $155,000 Active

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/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 · 22 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: $19,332
• − Mortgage interest: −$7,562
• − Property taxes: −$1,426
• − Insurance: −$675
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$3,927
• Taxable income: $2,648
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $4,040/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): 60,203
• Household income: $49,700
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4039.0

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 (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 13% White 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Hispanic 20% Lithuanian 1% Scandinavian 0%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 18% Spanish 11% 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: ▼ -110.15%
• Current HPI: 376.3801
• Rent YoY: ▼ -0.27%
• 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

-6.5% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $155,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $1,426 · +12.4% YoY. Source: county tax records.