1930 Teaberry Ct · Orlando, FL 32824

$342,500

4 bd · 2.0 ba · 1,308 sqft · SingleFamily public records · 218 Days on market

Built 1996 5,053 sqft lot Est $375k · 9% under $21/mo HOA · 1% of rent

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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).

• Cash flow +14.2/30.0
• ARV discount +11.4/15.0
• DSCR +4.3/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Reduced Price! A sweet move in ready home in the attractive neighborhood of Meadows of Boggy Creek, with fresh paint inside and out, updated double pane windows, all new shiny stainless steel appliances in the kitchen complementing the natural wood cabinets & pantry for extra storage. A passthrough to the tiled living area that opens to your personal choice of a dining area, den or 4th bedroom. This room has been opened to the living room to enjoy a fully tiled 'great room' effect however an enclosed closet remains to easily convert back to a bedroom as was originally designed by the builder. The 3 bedrooms have new carpeting, the master

Key facts

• Updated windows
• Walk-in closet
• Large walk-in shower

Tags

• UPDATED WINDOWS
• STAINLESS STEEL APPLIANCES
• NATURAL WOOD CABINETS
• PANTRY FOR EXTRA STORAGE
• WALK-IN CLOSET
• LARGE WALK-IN SHOWER

Property features AI

Finance

• Other: Homestead exempt; Zoning: R-3A; Lease restrictions apply
• HOA & community: Homeowners association managed by Specialty Management of CFL/Sheree Scott; HOA fees required: $252 annually ($21 monthly equivalent); Community features include sidewalks; Pets allowed

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Security: Security system
• Utilities: Electricity connected; Public water connected; Public sewer connected
• Home design: Single-family residence; One-story; East-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built area consistent with public records
• Exterior features: Sidewalk; Chain link fencing; Mature landscaping; Located within city limits; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Solid wood cabinets; Walk-in closets; Window treatments; Double-pane energy-efficient windows
• Laundry & utility: Washer and dryer; Laundry located in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $342k.

Deal economics

• At list price, monthly cash flow is $55 ($662/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 $264k (22.9% below list).
• Recommended offer: $264k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Sally Ride Elementary (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 406 students, 71% FRL); Judson B Walker Middle (math 31% / reading 31%, grade F, #462 of 571 statewide, top 81%, 933 students, 73% FRL); Cypress Creek High (math 20% / reading 44%, grade F, #415 of 667 statewide, top 63%, 3,467 students, 43% FRL).
• Market conditions: Rents soft (-0.2%/yr); 344 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($85k/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 $10k 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 218 days — a 12% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $14k; list at $342k implies a 2437% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,223 (22.9% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 23% 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. 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: 0.77% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $375,396
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9510 9th Ave	0.39mi	3/2.0 (-1)	1,134 (-13%)	8mo	$324,999	$287	48
9732 8th Ave	0.36mi	3/1.0 (-1)	1,152 (-12%)	16mo	$125,000	$109	41

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-59,893
• Equity at exit: $51,068

10-year hold

• IRR: -16.7%
• Equity multiple: 0.18×
• Total profit: $-78,226
• Equity at exit: $29,613

Cash invested: $95,900 (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 32824

• Rents YoY: -0.2%
• Active inventory: 344
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,642 high
• Mortgage (P&I): −$1,796
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$143
• HOA: −$21
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $55

Break-even live

Break-even rent $2,572

Max offer price $342,500

Occupancy floor 93%

Sensitivity live

Price	-10% $249	-5% $152	+0% $55	+5% $-42	+10% $-139
Rent	-10% $-154	-5% $-49	+0% $55	+5% $160	+10% $264
Rate	-1.0pp $228	-0.5pp $142	base $55	+0.5pp $-34	+1.0pp $-124

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: $85,625
• Closing costs: $10,275
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 Teaberry Ct Orlando, FL	4.0	2.0	1177	$2,550	$2.17	24d	1	0.01mi
1930 Teaberry Ct Orlando, FL	3.0	2.0	1308	$2,450	$1.87	0d	1	0.01mi
9751 Red Clover Ave Orlando, FL	3.0	2.0	1224	$2,210	$1.81	22d	1	0.03mi
9599 Lupine Ave Orlando, FL	3.0	2.0	1248	$2,290	$1.83	0d	1	0.19mi
9663 Cypress Park Dr Unit m9663c Orlando, FL	3.0	2.0	1056	$1,750	$1.66	20d	1	0.26mi
9854 5th Ave Orlando, FL	3.0	2.0	1346	$2,100	$1.56	9d	1	0.54mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-05-04
   price $342,500
3. 2026-04-30
   status Active
4. 2026-04-27
   status Pending
5. 2026-03-03
   price $345,000
6. 2026-01-16
   price $348,500
7. 2025-10-06
   listed $355,000 Active
8. 1995-05-25
   soldstatus $13,500

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $2,843 · $237/mo
• Expected delta: +$1,975/yr (+$165/mo · 227.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $31,707
• − Mortgage interest: −$19,185
• − Property taxes: −$868
• − Insurance: −$1,712
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − HOA: −$252
• − Depreciation: −$9,964
• Taxable loss: −$5,348
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $1,946/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): 58,368
• Household income: $84,841
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 1015.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 34% White 15% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 26% Cuban 2% Dominican 6%
• Common ancestry: Romanian 1% Hispanic 1% Russian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 36% English-only · Spanish 54% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -165.20%
• Current HPI: 280.977
• Rent YoY: ▼ -0.21%
• 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

+2437.0% since first listed

8 events — show timeline

• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $342,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $348,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Listed $355,000 Stellar MLS as Distributed by MLS Grid
• 1995-05-25 Sold (Public Records) $13,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $868 · +8.7% YoY. Source: county tax records.