1768 Torrey Dr · Pine Hills, FL 32818

$299,000

4 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 5 Days on market

Built 1988 10,092 sqft lot Est $379k · 21% 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 +14.1/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

"Priced for a quick sale! This property offers incredible potential for buyers looking to customize and add value. Being sold AS-IS and ready for your personal touch. A great opportunity for investors or homeowners willing to put in some TLC - don't miss out!"

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1988

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $45 ($540/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 $230k (23.1% below list).
• Recommended offer: $230k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.9% in Pine Hills — 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 73/100 on livability (#317 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment D, amenities 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 soft (-2.7%/yr); 178 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 44% of the median local income ($63k/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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $230,079 (23.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 0.77% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $379,260
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7366 Briarlyn Ct	0.13mi	3/2.0 (-1)	1,454 (-1%)	18mo	$365,000	$251	72
1909 Torrey Dr	0.18mi	3/2.0 (-1)	1,642 (+12%)	2mo	$355,000	$216	65
1236 Lamplighter Way	0.14mi	3/2.0 (-1)	1,258 (-14%)	3mo	$330,000	$262	62
1726 Torrey Dr	0.10mi	3/2.0 (-1)	1,302 (-11%)	13mo	$355,000	$273	60
7139 Blair Dr	0.67mi	3/2.0 (-1)	1,432 (-3%)	24mo	$370,000	$258	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-52,476
• Equity at exit: $44,582

10-year hold

• IRR: -16.8%
• Equity multiple: 0.18×
• Total profit: $-68,657
• Equity at exit: $25,852

Cash invested: $83,720 (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 32818

• Home prices YoY: -22.5%
• Rents YoY: -2.7%
• Active inventory: 178
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,301 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $45

Break-even live

Break-even rent $2,244

Max offer price $299,000

Occupancy floor 93%

Sensitivity live

Price	-10% $214	-5% $130	+0% $45	+5% $-40	+10% $-124
Rent	-10% $-137	-5% $-46	+0% $45	+5% $136	+10% $227
Rate	-1.0pp $196	-0.5pp $121	base $45	+0.5pp $-33	+1.0pp $-111

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Woodman Way Orlando, FL	3.0	2.0	1124	$1,750	$1.56	22d	1	0.22mi
1748 Brightmeadow Ct Orlando, FL	3.0	2.0	1685	$2,200	$1.31	18d	1	0.63mi
7108 Steffie Ln Orlando, FL	3.0	2.0	1501	$2,277	$1.52	22d	1	0.67mi
8008 Balasands Blvd Orlando, FL	1.0–3.0	1.0–2.0	1091	$2,290	$2.10	2d	11	0.69mi
929 Pahoa St Orlando, FL	3.0	2.0	1625	$2,390	$1.47	5d	1	0.80mi
1005 Delnova Ln Orlando, FL	4.0	2.0	1554	$2,650	$1.71	12d	1	0.88mi
1826 Mulberrywood Ct Orlando, FL	4.0	2.0	1782	$2,225	$1.25	22d	1	0.92mi
1826 Mulberrywood Ct Orlando, FL	4.0	2.0	1782	$2,225	$1.25	24d	1	0.92mi
414 Sandpiper Ridge Dr Orlando, FL	3.0	2.0	1620	$2,500	$1.54	18d	1	1.01mi
2310 Aloha Bay Ct Ocoee, FL	3.0	2.5	1562	$1,995	$1.28	12d	1	1.01mi
2310 Aloha Bay Ct Ocoee, FL	3.0	2.5	1562	$1,995	$1.28	11d	1	1.01mi
371 Snowshoe Ct Orlando, FL	3.0	2.0	1417	$2,540	$1.79	14d	1	1.01mi
6623 Swyear Ct Orlando, FL	4.0	2.0	1842	$2,300	$1.25	22d	1	1.04mi
2299 Aloha Bay Ct Ocoee, FL	3.0	2.5	1630	$2,200	$1.35	17d	1	1.06mi
2000 Erving Cir Ocoee, FL	2.0–3.0	2.0	1161	$1,950	$1.68	24d	2	1.17mi
2000 Erving Cir #208 Ocoee, FL	3.0	2.0	1292	$1,950	$1.51	8d	1	1.17mi
7222 Nima Ct Orlando, FL	3.0	2.5	1449	$2,400	$1.66	15d	1	1.20mi
247 Grove St Orlando, FL	3.0	2.0	1113	$2,250	$2.02	2d	1	1.21mi
247 Grove St Orlando, FL	3.0	2.0	1113	$2,250	$2.02	24d	1	1.21mi
219 Ashbourne Dr Orlando, FL	3.0	2.0	1080	$2,205	$2.04	8d	1	1.25mi
245 Alston Dr Orlando, FL	3.0	2.5	1385	$2,300	$1.66	5d	1	1.29mi
2603 Silkwood Cir Orlando, FL	2.0–3.0	2.0	1114	$1,898	$1.70	3d	18	1.33mi
106 Cranfield Ct Orlando, FL	4.0	2.0	1263	$2,500	$1.98	22d	1	1.35mi
6872 Alta Westgate Dr Orlando, FL	2.0–3.0	2.0	1190	$1,700	$1.43	8d	1	1.38mi
204 Hawthorne Groves Blvd Orlando, FL	1.0–3.0	1.0–2.0	1126	$2,001	$1.78	2d	32	1.41mi
1737 Hinckley Rd Orlando, FL	4.0	2.0	1661	$2,481	$1.49	2d	1	1.44mi

Listing history 2 events

1. 2026-04-08
   status Pending
2. 2026-04-03
   listed $299,000 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: $961 · $80/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$1,521/yr (+$127/mo · 158.2%)

ⓘ 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: $27,609
• − Mortgage interest: −$16,749
• − Property taxes: −$961
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$8,698
• Taxable loss: −$4,711
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $1,670/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 — Pine Hills

• Score: 73/100
• State rank: #317
• US rank: #5362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Hills, FL
• County: Orange County · 1,471,359 people
• City population: 60,203
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 59,114
• Household income: $63,061
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 2059.0

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 (69%)
• Race & ethnicity: Black 69% Hispanic / Latino 14% White 10% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 1%
• Common ancestry: Hispanic 21% Estonian 1% Romanian 1%
• Foreign-born: 40% · Canada, Vietnam, China
• Languages at home: 59% English-only · French/Haitian/Cajun 25% Spanish 11% 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: ▼ -93.40%
• Current HPI: 321.5821
• Rent YoY: ▼ -2.66%
• 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

2 events — show timeline

• 2026-04-08 Pending — Beaches MLS
• 2026-04-03 Listed $299,000 Beaches MLS

Property tax history

+1.1%/yr

Latest (2025): $961 · +15.3% YoY. Source: county tax records.