None · Williamsburg, FL 32821

$110,000

1 bd · 1.0 ba · 546 sqft · Condo public records · 80 Days on market

Built 1989 $49/mo HOA · 3% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks

Turnkey Investment Opportunity in Prime Orlando Location! Beautifully maintained condo located in the highly desirable area of Orlando, just minutes from world-renowned attractions, shopping, dining, and major highways. This well-appointed unit offers a functional layout with comfortable living space, abundant natural light, and a private balcony perfect for relaxing. Ideal for investors or end users, the property is fully equipped and ready for immediate use. Enjoy access to resort-style amenities and a prime location that attracts consistent demand year-round. Whether you’re looking for a vacation property or income-producing asset, this is an excellent opportunity in the heart of C

Key facts

• Private balcony
• Prime location
• $49 HOA

Tags

• PRIME LOCATION
• PRIVATE BALCONY
• RESORT STYLE AMENITIES

Property features AI

Finance

• Other: Property type: Residential (Condo - Hotel); Zoning: P-D; Furnished; Total acreage approximately 0.34 acres; Asphalt road surface; Total rooms: 5; Living area about 546 square feet; Total stories in building: 4
• HOA & community: Parc Corniche Condominium Association; HOA fee $594 annually ($49.50 monthly); Association fee required; Community features: Airport/Runway, Park; Pets not allowed

Exterior

• Parking: 1-car garage
• Utilities: Public water; No sewer (listed as none); Cable available; Electricity available
• Home design: Residential condo-hotel; One level; Faces west; Located on 3rd floor (unit on 3rd floor)
• Construction: Block and concrete construction; Shingle roof; Concrete perimeter foundation and slab
• Exterior features: Balcony; Outdoor shower; Exterior lighting; Sidewalks

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Building has elevator
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.9% in Williamsburg — 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 85/100 on livability (#29 in FL, #608 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D, schools 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 falling (-3.2%/yr); 275 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($761 loan paydown + $326 appreciation (0.3% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.39% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.11%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.3% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.71×
• Total profit: $21,835
• Equity at exit: $33,583

10-year hold

• IRR: 17.1%
• Equity multiple: 2.75×
• Total profit: $53,989
• Equity at exit: $41,703

Cash invested: $30,800 (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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 275
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$577
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$46
• HOA: −$49
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $439

Break-even live

Break-even rent $977

Max offer price $110,000

Occupancy floor 66%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$1,199	$1.23	1d	18	0.32mi
11508 Westwood Blvd #313 Orlando, FL	1.0	1.0	715	$2,800	$3.92	23d	1	0.54mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,500	$2.03	13d	1	0.56mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$1,845	$1.79	2d	18	0.81mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$1,921	$1.99	2d	30	0.82mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,305	$1.38	1d	24	0.96mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1094	$1,753	$1.60	2d	32	1.08mi
6701 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	735	$1,099	$1.50	2d	6	1.09mi
7010 Bayfront Scenic Dr Orlando, FL	1.0–2.0	1.0–2.0	903	$1,725	$1.91	2d	21	1.22mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1087	$1,475	$1.36	1d	21	1.33mi
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,110	$1.81	2d	36	1.35mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$1,814	$1.63	1d	50	1.39mi
7119 Sand Lake Reserve Dr Orlando, FL	1.0–3.0	1.0–2.0	1041	$1,780	$1.71	1d	17	1.40mi
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	936	$1,663	$1.78	2d	22	1.40mi

HOA detail condo

• Monthly dues: $49 · $588/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 80 DOM
2. 2026-06-17
   days on market $110,000 Active 79 DOM
3. 2026-06-16
   days on market $110,000 Active 78 DOM
4. 2026-06-15
   days on market $110,000 Active 77 DOM
5. 2026-06-13
   days on market $110,000 Active 75 DOM
6. 2026-06-13
   days on market $110,000 Active 74 DOM
7. 2026-06-09
   days on market $110,000 Active 71 DOM
8. 2026-06-08
   days on market $110,000 Active 70 DOM
9. 2026-06-07
   days on market $110,000 Active 69 DOM
10. 2026-06-04
    days on market $110,000 Active 66 DOM
11. 2026-06-03
    days on market $110,000 Active 65 DOM
12. 2026-06-02
    days on market $110,000 Active 64 DOM
13. 2026-06-02
    days on market $110,000 Active 63 DOM
14. 2026-05-31
    days on market $110,000 Active 62 DOM
15. 2026-03-30
    listed $110,000 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: $1,202 · $100/mo
• Projected year-2 tax: $1,202 · $100/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: $18,395
• − Mortgage interest: −$6,162
• − Property taxes: −$1,202
• − Insurance: −$550
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − HOA: −$588
• − Depreciation: −$3,200
• Taxable income: $3,750
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $4,370/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 — Williamsburg

• Score: 85/100
• State rank: #29
• US rank: #608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,161
• Household income: $69,348
• Rent vs Own: 68.3% rent · 31.7% own
• Severe rent burden: 1840.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 43% Hispanic / Latino 41% Two or more races 19% Black 6% Asian 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 1% Dominican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 4% Other Asian/Pacific 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: ▲ 0.30%
• Current HPI: 300.2268
• Rent YoY: ▼ -3.20%
• 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

1 event — show timeline

• 2026-03-30 Listed $110,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $1,202 · +0.0% YoY. Source: county tax records.