1012 W Jefferson St · Orlando, FL 32805

$285,000

4 bd · 2.0 ba · 1,662 sqft · SingleFamily public records · 101 Days on market

Built 1920 5,424 sqft lot Est $465k · 39% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom, 2 bath home in the heart of downtown. Located on a large corner lot close to everything. There are 2 bedrooms and 1 bathroom on each floor. The home needs a lot of TLC but could potentially be a great fix and flip investment property!

Key facts

• 5,424 sq ft lot
• Built 1920
• Listed 100 days

Property features AI

Finance

• Other: Zoned R-2B/T/PH; Lot approximately 0.12 acres (115 x 41), asphalt and concrete road access
• Financial info: No lease restrictions; Tax info available (not included per instructions)
• HOA & community: No HOA/association indicated; No association approval required

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; Residential property; Two stories; Faces east; Entry level: 1
• Construction: Vinyl siding and frame construction; Shingle roof; Crawlspace foundation; Built with approximately 1,662 sq ft of living area
• Exterior features: Exterior lighting; Other exterior features

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 7 bedrooms
• Flooring: Ceramic tile; Laminate; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $5 ($61/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (19.0% below list).
• Recommended offer: $231k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,309/mo this rent would consume 68% 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 $2k of loan paydown is wiped out by about $9k 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 101 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $112k; list at $285k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $230,913 (19.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 0.81% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $465,360
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Randall St	0.52mi	3/2.5 (-1)	1,720 (+4%)	13mo	$460,000	$267	52
919 Boardman St	0.71mi	3/2.0 (-1)	1,611 (-3%)	13mo	$589,000	$366	46
1911 Rock Lake Dr	0.73mi	3/2.0 (-1)	1,538 (-8%)	6mo	$181,000	$118	44
610 Kittredge Dr	0.71mi	3/2.0 (-1)	1,456 (-12%)	11mo	$407,000	$280	32

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: -17.9%
• Equity multiple: 0.38×
• Total profit: $-49,531
• Equity at exit: $42,494

10-year hold

• IRR: -13.2%
• Equity multiple: 0.28×
• Total profit: $-57,316
• Equity at exit: $24,642

Cash invested: $79,800 (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 32805

• Home prices YoY: -7.6%
• Rents YoY: 1.4%
• Active inventory: 142
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$206 /mo · $2,470/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $5

Break-even live

Break-even rent $2,303

Max offer price $285,000

Occupancy floor 95%

Sensitivity live

Price	-10% $166	-5% $86	+0% $5	+5% $-76	+10% $-156
Rent	-10% $-177	-5% $-86	+0% $5	+5% $96	+10% $187
Rate	-1.0pp $149	-0.5pp $78	base $5	+0.5pp $-69	+1.0pp $-144

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	24d	1	0.08mi
812 W Livingston St Unit A Orlando, FL	3.0	2.0	1299	$1,595	$1.23	24d	1	0.21mi
659 W Amelia St Orlando, FL	1.0–3.0	1.0–2.0	849	$2,282	$2.69	2d	27	0.47mi
480 N Terry Ave Orlando, FL	3.0	1.0–2.0	841	$2,709	$3.22	3d	29	0.51mi
505 Chatham Ave Orlando, FL	3.0	1.0–2.0	1022	$3,144	$3.08	4d	27	0.56mi
711 Arlington St Orlando, FL	3.0	1.0	1194	$1,995	$1.67	13d	1	0.57mi
732 Edgewater Dr Orlando, FL	4.0	2.5	2112	$3,740	$1.77	24d	1	0.73mi
816 Putnam Ave Orlando, FL	3.0	2.0	1678	$2,750	$1.64	24d	1	0.76mi
732 S Lee Ave Orlando, FL	3.0	2.5	1914	$2,295	$1.20	18d	1	0.80mi
637 N Tampa Ave Orlando, FL	4.0	2.0	1378	$2,300	$1.67	5d	1	0.86mi
410 N Orange Ave Orlando, FL	3.0	1.0–3.0	854	$4,725	$5.53	2d	181	0.91mi
414 Sunset Dr Orlando, FL	3.0	1.0	1268	$1,850	$1.46	24d	1	1.04mi
335 N Magnolia Ave Orlando, FL	3.0	1.0–3.0	1041	$2,640	$2.54	2d	35	1.04mi
151 E Robinson St Orlando, FL	4.0	1.0–3.5	1815	$10,000	$5.51	15d	2	1.07mi
2314 W South St Orlando, FL	3.0	2.0	1440	$2,000	$1.39	15d	1	1.18mi
728 Columbia St Unit A Orlando, FL	3.0	1.0	1500	$1,500	$1.00	24d	1	1.24mi
728 Columbia St Orlando, FL	3.0	1.0	1500	$1,500	$1.00	15d	1	1.24mi
638 Columbia St Orlando, FL	4.0	1.0	1500	$1,500	$1.00	24d	1	1.27mi
413 E Pine St Orlando, FL	3.0	2.0	1743	$3,485	$2.00	24d	1	1.31mi
101 Lake Ave Orlando, FL	3.0	2.0	1706	$4,000	$2.34	24d	1	1.33mi
733 Main Ln Orlando, FL	3.0	1.0–2.0	1044	$3,014	$2.89	2d	25	1.34mi
2419 Orange Center Blvd Orlando, FL	3.0	2.0	1526	$2,600	$1.70	24d	1	1.37mi
266 Park Lake St Unit 19 Orlando, FL	3.0	3.5	1785	$4,600	$2.58	24d	1	1.37mi
431 E Central Blvd Orlando, FL	3.0	1.0–3.0	1228	$3,420	$2.79	2d	24	1.37mi
420 E Church St Orlando, FL	1.0–3.0	1.0–2.0	1086	$3,289	$3.03	3d	12	1.38mi
644 Indiana St Orlando, FL	3.0	2.0	1308	$2,200	$1.68	24d	1	1.39mi
520 E Church St Orlando, FL	1.0–3.0	1.0–2.0	1108	$3,829	$3.45	4d	14	1.45mi
97 N Goldwyn Ave Orlando, FL	3.0	2.0	1531	$2,400	$1.57	24d	1	1.46mi
1028 Yates St Orlando, FL	3.0	2.0	1808	$900	$0.50	14d	1	1.47mi
1 S Eola Dr #11 Orlando, FL	3.0	3.0	1978	$3,795	$1.92	24d	1	1.49mi

Listing history 36 events

1. 2026-06-21
   days on market $285,000 Active 101 DOM
2. 2026-06-18
   days on market $285,000 Active 98 DOM
3. 2026-06-17
   days on market $285,000 Active 97 DOM
4. 2026-06-16
   days on market $285,000 Active 96 DOM
5. 2026-06-15
   days on market $285,000 Active 95 DOM
6. 2026-06-13
   days on market $285,000 Active 93 DOM
7. 2026-06-13
   days on market $285,000 Active 92 DOM
8. 2026-06-09
   days on market $285,000 Active 89 DOM
9. 2026-06-08
   days on market $285,000 Active 88 DOM
10. 2026-06-07
    days on market $285,000 Active 87 DOM
11. 2026-06-04
    days on market $285,000 Active 84 DOM
12. 2026-06-03
    days on market $285,000 Active 83 DOM
13. 2026-06-02
    days on market $285,000 Active 82 DOM
14. 2026-06-02
    days on market $285,000 Active 81 DOM
15. 2026-05-31
    days on market $285,000 Active 80 DOM
16. 2026-03-12
    listed $285,000 Active
17. 2024-05-22
    status Pending
18. 2024-05-20
    status Active
19. 2024-05-20
    status Pending
20. 2024-05-20
    status Active
21. 2024-05-15
    status Pending
22. 2024-05-14
    historical
23. 2024-03-07
    status Active
24. 2024-02-20
    historical
25. 2024-01-23
    listed $340,000 Active
26. 2022-03-10
    soldstatus $112,000 Closed 245-char remark

    Show marketing remark (245 chars)

    4 bedroom, 2 bath home in the heart of downtown. Located on a large corner lot close to everything. There are 2 bedrooms and 1 bathroom on each floor. The home needs a lot of TLC but could potentially be a great fix and flip investment property!

27. 2022-02-24
    status Pending 245-char remark

    Show marketing remark (245 chars)

    4 bedroom, 2 bath home in the heart of downtown. Located on a large corner lot close to everything. There are 2 bedrooms and 1 bathroom on each floor. The home needs a lot of TLC but could potentially be a great fix and flip investment property!

28. 2022-02-22
    status Active 245-char remark

    Show marketing remark (245 chars)

    4 bedroom, 2 bath home in the heart of downtown. Located on a large corner lot close to everything. There are 2 bedrooms and 1 bathroom on each floor. The home needs a lot of TLC but could potentially be a great fix and flip investment property!

29. 2022-01-13
    status Pending 245-char remark

    Show marketing remark (245 chars)

    4 bedroom, 2 bath home in the heart of downtown. Located on a large corner lot close to everything. There are 2 bedrooms and 1 bathroom on each floor. The home needs a lot of TLC but could potentially be a great fix and flip investment property!

30. 2022-01-10
    status Active 245-char remark

    Show marketing remark (245 chars)

    4 bedroom, 2 bath home in the heart of downtown. Located on a large corner lot close to everything. There are 2 bedrooms and 1 bathroom on each floor. The home needs a lot of TLC but could potentially be a great fix and flip investment property!

31. 2021-12-19
    status Pending 245-char remark

    Show marketing remark (245 chars)

    4 bedroom, 2 bath home in the heart of downtown. Located on a large corner lot close to everything. There are 2 bedrooms and 1 bathroom on each floor. The home needs a lot of TLC but could potentially be a great fix and flip investment property!

32. 2021-12-06
    status Active 245-char remark

    Show marketing remark (245 chars)

    4 bedroom, 2 bath home in the heart of downtown. Located on a large corner lot close to everything. There are 2 bedrooms and 1 bathroom on each floor. The home needs a lot of TLC but could potentially be a great fix and flip investment property!

33. 2021-11-30
    status Pending 245-char remark

    Show marketing remark (245 chars)

    4 bedroom, 2 bath home in the heart of downtown. Located on a large corner lot close to everything. There are 2 bedrooms and 1 bathroom on each floor. The home needs a lot of TLC but could potentially be a great fix and flip investment property!

34. 2021-11-22
    status Active 245-char remark

    Show marketing remark (245 chars)

    4 bedroom, 2 bath home in the heart of downtown. Located on a large corner lot close to everything. There are 2 bedrooms and 1 bathroom on each floor. The home needs a lot of TLC but could potentially be a great fix and flip investment property!

35. 2021-10-24
    status Pending 245-char remark

    Show marketing remark (245 chars)

    4 bedroom, 2 bath home in the heart of downtown. Located on a large corner lot close to everything. There are 2 bedrooms and 1 bathroom on each floor. The home needs a lot of TLC but could potentially be a great fix and flip investment property!

36. 2021-10-09
    listed $200,000 Active 245-char remark

    Show marketing remark (245 chars)

    4 bedroom, 2 bath home in the heart of downtown. Located on a large corner lot close to everything. There are 2 bedrooms and 1 bathroom on each floor. The home needs a lot of TLC but could potentially be a great fix and flip investment property!

ⓘ 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: $2,470 · $206/mo
• Projected year-2 tax: $2,470 · $206/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: $27,710
• − Mortgage interest: −$15,964
• − Property taxes: −$2,470
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$8,291
• Taxable loss: −$4,874
• Est. tax savings @ 24.0%: +$1,170
• After-tax cash flow: $1,231/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

+42.5% since first listed

21 events — show timeline

• 2026-03-12 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-02-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-23 Listed $340,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-10 Sold (MLS) $112,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-01-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-12-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-11-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-09 Listed $200,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.3%/yr

Latest (2025): $2,470 · +8.2% YoY. Source: county tax records.