5433 Brookswood Way #806 · Pine Hills, FL 32808

$105,000

2 bd · 2.0 ba · 1,097 sqft · Condo public records · 178 Days on market

Built 1972 $520/mo HOA · 31% of rent

---

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 +21.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this rare opportunity to own a first-floor, corner/end unit in a well-maintained, small community in West Orlando! This spacious 2-bedroom, 2-bath condo features large rooms, laundry room, a HUGE 33x12 rear patio with storage, and no upstairs neighbors for added peace and privacy. Enjoy a big eat-in kitchen and breakfast bar — perfect for everyday living or entertaining. The open-concept layout includes a large great room with neutral carpet and tile. 2 car covered car port with This unit is ideal for first-time buyers, downsizers, or investors looking for a solid rental property in a prime location. Walk to nearby shopping and enjoy easy access to major highways,

Key facts

• Laundry room
• First floor
• Corner unit

Tags

• FIRST FLOOR
• CORNER UNIT
• REAR PATIO
• LAUNDRY ROOM
• EAT-IN KITCHEN
• BREAKFAST BAR

Property features AI

Finance

• Other: No lease restrictions indicated; Condo land included
• Financial info: Total monthly fees: $520.44; Total annual fees: $6,245.28
• HOA & community: HOA managed by ODIN PROPERTY MANAGEMENT; Monthly association fee of $520.44 (includes pool, building maintenance, grounds maintenance, trash); Community pool; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Irrigation equipment
• Home design: Condominium; Residential property; Single-story; Faces north; Entry level: 1
• Construction: Block construction; Built-up roof; Shingle roof; Slab foundation; Built in 1 story
• Exterior features: Patio; Porch; Other patio/porch features; Near public transit; Paved lot; Asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (Floor 1)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Blinds; Attic; Great room; Inside utility; Smoke detectors
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (-0.3%/yr); 246 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% 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 $726 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.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $91k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.58% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 5.3

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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-11,419
• Equity at exit: $15,656

10-year hold

• IRR: -10.1%
• Equity multiple: 0.51×
• Total profit: $-14,447
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,655 high
• Mortgage (P&I): −$551
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$44
• HOA: −$520
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $160

Break-even live

Break-even rent $1,453

Max offer price $105,000

Occupancy floor 85%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5402 Pine Chase Dr Orlando, FL	2.0–3.0	2.0	1133	$1,449	$1.28	1d	4	0.05mi
2222 Silver Pines Pl #902 Orlando, FL	3.0	2.5	1472	$1,500	$1.02	7d	1	0.08mi
2203 Silver Pines Pl #601 Orlando, FL	2.0	1.0	962	$1,500	$1.56	23d	1	0.11mi
5600 Silver Star Rd Orlando, FL	1.0–3.0	1.0–2.0	850	$1,310	$1.54	14d	6	0.17mi
1537 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$2,200	$1.99	23d	1	0.24mi
1529 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$1,995	$1.80	7d	1	0.26mi
5505 Hernandes Dr #113 Orlando, FL	2.0	1.0	728	$1,175	$1.61	23d	1	0.37mi
1214 N Pine Hills Rd Unit 2 Orlando, FL	1.0	1.0	868	$2,100	$2.42	20d	1	0.83mi
5249 Champagne Cir Orlando, FL	2.0	2.0	980	$1,795	$1.83	23d	1	0.86mi
2429 Sandy Ln Orlando, FL	3.0	2.0	1418	$2,490	$1.76	21d	1	0.86mi
4757 Silver Star Rd Orlando, FL	1.0	1.0	728	$1,189	$1.63	23d	1	0.86mi
4697 Rose Coral Dr Orlando, FL	2.0	1.0	576	$1,437	$2.49	1d	15	0.87mi
4919 Erleen Pl Orlando, FL	1.0	1.0	965	$800	$0.83	23d	1	0.88mi
4705 Almond Willow Dr Orlando, FL	2.0	2.0	864	$1,600	$1.85	23d	1	0.88mi
2637 Healy Dr Orlando, FL	3.0	1.5	1300	$1,900	$1.46	4d	1	0.89mi
3043 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,450	$1.61	23d	1	0.89mi
2920 Eastern Willow Ave Orlando, FL	2.0	2.0	868	$1,500	$1.73	23d	1	0.90mi
3071 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,525	$1.69	23d	1	0.92mi
3024 N Powers Dr Orlando, FL	1.0–2.0	1.0–2.0	915	$1,470	$1.61	16d	80	0.96mi
3285 Split Willow Dr Orlando, FL	2.0	1.0	845	$1,400	$1.66	23d	1	0.96mi
1407 Sunridge Rd Orlando, FL	3.0	2.0	1124	$1,945	$1.73	7d	1	0.97mi
4566 Chateau Rd Orlando, FL	3.0	1.5	1377	$1,800	$1.31	23d	1	0.97mi
1020 barnett villas Dr Orlando, FL	1.0–3.0	1.0–2.0	934	$1,439	$1.54	23d	1	1.00mi
6408 Sunshine St Orlando, FL	3.0	1.5	1000	$1,900	$1.90	4d	1	1.03mi
4500 Silver Star Rd Orlando, FL	2.0	2.0	1000	$1,309	$1.31	23d	1	1.05mi
6872 Alta Westgate Dr Orlando, FL	2.0–3.0	2.0	1190	$1,466	$1.23	7d	1	1.07mi
6033 Balboa Dr Orlando, FL	3.0	2.0	1269	$2,300	$1.81	21d	1	1.10mi
520 Hacienda Ct Pine Hills, FL	3.0	1.0	825	$1,850	$2.24	23d	1	1.24mi
4306 Silver Star Rd Orlando, FL	3.0	2.0	1080	$1,800	$1.67	23d	1	1.24mi
6521 Garden Spring Ct Orlando, FL	3.0	2.0	1131	$2,200	$1.95	11d	1	1.42mi
6508 Spring Glade Ct Orlando, FL	3.0	2.0	1032	$1,325	$1.28	21d	1	1.43mi
6517 Spring Glade Ct Orlando, FL	3.0	2.0	1425	$1,320	$0.93	23d	1	1.46mi
3723 Narroline Dr Orlando, FL	3.0	2.0	1370	$2,000	$1.46	7d	1	1.48mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-04
   days on market $105,000 Active 178 DOM
2. 2026-06-03
   days on market $105,000 Active 177 DOM
3. 2026-06-02
   days on market $105,000 Active 176 DOM
4. 2026-06-02
   days on market $105,000 Active 175 DOM
5. 2026-05-31
   days on market $105,000 Active 174 DOM
6. 2026-05-12
   status Active
7. 2026-04-08
   price $105,000
8. 2026-01-27
   status Active
9. 2025-12-31
   historical
10. 2025-10-23
    listed $110,000 Active
11. 2018-10-16
    status Pending
12. 2018-10-16
    historical
13. 2018-10-09
    listed $45,000 Active
14. 2017-05-17
    status Pending
15. 2017-05-17
    historical
16. 2017-05-11
    listed $45,000 Active
17. 2017-02-06
    historical
18. 2016-12-17
    listed $45,000 Active
19. 2006-11-14
    soldstatus $91,000
20. 2006-09-29
    soldstatus $91,000
21. 2006-07-11
    listed $96,500
22. 2006-07-11
    historical
23. 2006-04-18
    listed $96,500
24. 2004-07-23
    soldstatus $63,900
25. 1976-06-01
    soldstatus $24,700

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$472/yr (+$39/mo · 117.9%)

ⓘ 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: $19,857
• − Mortgage interest: −$5,882
• − Property taxes: −$400
• − Insurance: −$525
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − HOA: −$6,240
• − Depreciation: −$3,055
• Taxable income: $579
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $1,775/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): 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

+325.1% since first listed

20 events — show timeline

• 2026-05-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-23 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-10-09 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-05-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-05-11 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-12-17 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-14 Sold (Public Records) $91,000 Public Records
• 2006-09-29 Sold (MLS) $91,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-07-11 Listed $96,500 Stellar MLS as Distributed by MLS Grid
• 2006-04-18 Listed $96,500 Stellar MLS as Distributed by MLS Grid
• 2004-07-23 Sold (Public Records) $63,900 Public Records
• 1976-06-01 Sold (Public Records) $24,700 Public Records

Property tax history

+4.2%/yr

Latest (2025): $400 · +33.3% YoY. Source: county tax records.