4916 Silver Oaks Vlg Unit E · Orlando, FL 32808

$125,000

3 bd · 2.0 ba · 1,260 sqft · Condo public records · 89 Days on market

Built 1985 $353/mo HOA · 19% of rent

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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 +23.7/30.0
• 1% rule +9.8/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 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

3 bedroom, 2 bathroom two story condo in the heart of Orlando with a fire place. This condominium is conveniently located close to downtown Orlando, major highways and all Theme Parks like Universal & Disney. Perfect unit to live in or rent out. Move in ready. Come see it today.

Key facts

• Fire place
• Two story
• Theme parks

Tags

• FIRE PLACE
• TWO STORY
• HEART OF ORLANDO
• CLOSE TO DOWNTOWN
• MAJOR HIGHWAYS
• THEME PARKS

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre; Lot is paved and approximately 0.13 acres
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Natasha Staples/Towers Property Management; Monthly condo fee $353 (monthly); Association approval required; Association fees cover structure and grounds maintenance; Community has deed restrictions and sidewalks; Pets allowed (max ~35 lbs)

Exterior

• Utilities: Public water; Public sewer; Electricity connected; High-speed/BB internet available
• Home design: Residential condominium; Two stories; Unit located on 2nd floor; Faces west
• Construction: Block and wood siding construction; Shingle roof; Built on slab foundation
• Exterior features: Rear screened porch; Sidewalk; Sliding doors

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 soft (-0.3%/yr); 246 active listings in the ZIP; 40 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 45% 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 $864 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 89 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $125k implies a 312% gain — meaningful room to come down on a strong offer.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.48% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 5.6

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: -8.3%
• Equity multiple: 0.71×
• Total profit: $-10,223
• Equity at exit: $18,638

10-year hold

• IRR: -4.9%
• Equity multiple: 0.74×
• Total profit: $-9,268
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$656
• Tax from tax record: −$163 /mo · $1,950/yr
• Insurance: −$52
• HOA: −$353
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $239

Break-even live

Break-even rent $1,548

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4918 Silver Oaks Village Unit F Orlando, FL	3.0	3.0	1260	$1,750	$1.39	23d	1	0.02mi
4966 Sanoma Village Unit D Orlando, FL	3.0	1.5	1252	$1,650	$1.32	7d	1	0.05mi
4974 Sanoma Vlg Orlando, FL	3.0	2.0	1182	$1,699	$1.44	14d	1	0.05mi
4907 Lake Ridge Rd Orlando, FL	2.0	2.0	947	$1,475	$1.56	23d	1	0.07mi
4758 Muir Village Orlando, FL	3.0	2.0	1097	$2,063	$1.88	14d	1	0.16mi
4825 Lighthouse Cir #4825 Orlando, FL	2.0	1.5	1169	$1,800	$1.54	23d	1	0.16mi
5061 Barnegat Point Rd Orlando, FL	4.0	2.0	1712	$2,400	$1.40	21d	1	0.18mi
4793 N Pine Hills Rd Orlando, FL	2.0	2.0	890	$1,554	$1.75	2d	1	0.21mi
4793 N Pine Hills Rd Unit 41-101 Pine Hills, FL	3.0	2.0	1019	$1,649	$1.62	7d	1	0.21mi
4793 N Pine Hills Rd Orlando, FL	2.0–3.0	2.0	954	$1,754	$1.84	16d	56	0.21mi
4587 Lighthouse Cir Orlando, FL	2.0	2.0	1210	$1,525	$1.26	21d	1	0.23mi
4603 Lighthouse Cir Orlando, FL	2.0	2.5	1177	$1,550	$1.32	21d	1	0.27mi
4620 Lighthouse Cir Orlando, FL	2.0	1.5	1328	$1,475	$1.11	21d	1	0.29mi
4638 Lighthouse Cir Unit 1 Orlando, FL	2.0	2.5	1330	$1,500	$1.13	23d	1	0.31mi
4901 Bottlebrush Ln Orlando, FL	1.0–2.0	1.0–2.0	833	$1,775	$2.13	1d	17	0.53mi
4501 Landing Dr Orlando, FL	1.0–2.0	1.0–2.0	787	$1,417	$1.80	2d	18	0.54mi
4751 Beacon St Orlando, FL	4.0	2.0	1624	$2,500	$1.54	7d	1	0.64mi
5224 Long Rd Orlando, FL	2.0–4.0	1.5–2.5	1426	$1,754	$1.23	2d	17	0.70mi
5410 Old Oak Tree Dr Orlando, FL	3.0	2.0	1627	$2,100	$1.29	19d	1	0.71mi
4093 Shannon Brown Dr Orlando, FL	2.0	2.5	1272	$1,800	$1.42	3d	1	0.75mi
3903 Pine Ridge Rd Orlando, FL	4.0	1.5	1450	$1,949	$1.34	23d	1	0.87mi
4176 Versailles Dr Unit D Orlando, FL	2.0	2.0	1165	$1,350	$1.16	23d	1	0.93mi
4414 Cluster Dr #4414 Orlando, FL	2.0	2.5	1444	$1,800	$1.25	23d	1	0.94mi
4170 Versailles Dr Orlando, FL	2.0	2.0	1165	$1,199	$1.03	23d	1	0.94mi
4160 Versailles Dr Unit 4160D Orlando, FL	2.0	2.0	1165	$1,450	$1.24	23d	1	0.94mi
4437 Cluster Dr Orlando, FL	3.0	3.0	1518	$2,495	$1.64	23d	1	0.94mi
4114 Dijon Dr Unit 4114E Orlando, FL	2.0	2.0	1165	$1,400	$1.20	23d	1	0.99mi
4106 Dijon Dr Unit 4106E Orlando, FL	2.0	2.0	1165	$1,395	$1.20	23d	1	0.99mi
5300 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	824	$1,880	$2.28	2d	2	1.00mi
5175 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	751	$1,565	$2.08	2d	27	1.03mi
4022 Versailles Dr Unit C Orlando, FL	2.0	2.0	1165	$1,350	$1.16	17d	1	1.05mi
4023 Versailles Dr Unit 4023F Orlando, FL	3.0	2.0	1348	$1,750	$1.30	14d	1	1.05mi
5536 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.5–2.0	1077	$1,699	$1.58	1d	7	1.05mi
4006 Luan Dr Orlando, FL	3.0	2.0	1717	$2,095	$1.22	23d	1	1.09mi
5419 Stirrup Way Orlando, FL	3.0	2.0	1420	$2,000	$1.41	23d	1	1.09mi
3979 Versailles Dr Orlando, FL	2.0	2.0	1183	$1,450	$1.23	23d	1	1.09mi
5249 Champagne Cir Orlando, FL	2.0	2.0	980	$1,795	$1.83	23d	1	1.12mi
4358 South Lake Orlando Pkwy Unit 3-3 Orlando, FL	2.0	2.0	1089	$1,800	$1.65	7d	1	1.16mi
4148 Player Cir #106 Orlando, FL	4.0	3.0	1634	$2,350	$1.44	23d	1	1.22mi
5717 Fernhill Dr Orlando, FL	3.0	1.0	1619	$1,700	$1.05	3d	1	1.27mi

HOA detail condo

• Monthly dues: $353 · $4,236/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 89 DOM
2. 2026-06-17
   days on market $125,000 Active 88 DOM
3. 2026-06-16
   days on market $125,000 Active 87 DOM
4. 2026-06-15
   days on market $125,000 Active 86 DOM
5. 2026-06-13
   days on market $125,000 Active 84 DOM
6. 2026-06-13
   days on market $125,000 Active 83 DOM
7. 2026-06-09
   days on market $125,000 Active 80 DOM
8. 2026-06-08
   days on market $125,000 Active 79 DOM
9. 2026-06-07
   days on market $125,000 Active 78 DOM
10. 2026-06-04
    days on market $125,000 Active 75 DOM
11. 2026-06-03
    days on market $125,000 Active 74 DOM
12. 2026-06-02
    days on market $125,000 Active 73 DOM
13. 2026-06-02
    days on market $125,000 Active 72 DOM
14. 2026-05-31
    days on market $125,000 Active 71 DOM
15. 2026-05-05
    price $125,000
16. 2026-03-22
    price $130,000
17. 2026-03-21
    listed $150,000 Active
18. 2012-04-12
    soldstatus $30,314
19. 2005-09-07
    soldstatus $117,000
20. 1998-05-01
    soldstatus $52,900

ⓘ 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: $1,950 · $163/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,206
• − Mortgage interest: −$7,002
• − Property taxes: −$1,950
• − Insurance: −$625
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$4,236
• − Depreciation: −$3,636
• Taxable income: $1,203
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,576/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): 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

+136.3% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-12 Sold (Public Records) $30,314 Public Records
• 2005-09-07 Sold (Public Records) $117,000 Public Records
• 1998-05-01 Sold (Public Records) $52,900 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,950 · +24.1% YoY. Source: county tax records.