8101 Resort Village Dr #3909 · Hunters Creek, FL 32821

$159,999

2 bd · 2.0 ba · 1,060 sqft · Condo public records · 418 Days on market

Built 2007 $813/mo HOA · 37% of rent ↓ 9% since listing

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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).

• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Appreciation +5.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• DSCR +1.3/10.0

Listing remarks

REDUCED TO SELL!!! THE MOST SOUGHT AFTER BUILDING OF THE RESORT BUIDLING 3 , ON THE 9TH FLOOR!!! One of the most sought after condos in this wonderful resort set smack bang in the building by the Grand pool, and water park. LOCATION LOCATION LOCATION. View of pool from a lovely large balcony! This is the most beautifully positioned unit, fully furnished condo, extra large furnished balcony. The two bedroom unit sports 3 TVs, a luxury master bedroom with Jacuzzi bath, granite counter tops, walk in closets. The Resort comes with on site Fitness Center, luxury Spa, Games room, Pizza Hut Express, Frankie Farrell's bar and Lani's Tiki bar. Located right in the heart of Lake Buena Vista. Shutt

Key facts

• Large balcony
• Jacuzzi bath
• View of pool

Tags

• VIEW OF POOL
• LARGE BALCONY
• FULLY FURNISHED CONDO
• LUXURY MASTER BEDROOM
• JACUZZI BATH
• GRANITE COUNTER TOPS

Property features AI

Finance

• Other: Furnished; Unit on record as part of a multi-unit building (building number 3); Universal property ID registered
• Financial info: Monthly HOA fee approximately $813.84; Total annual association fees approximately $9,766.08; Lease restrictions apply
• HOA & community: Part of Lake Buena Vista Resort Village association; Monthly association fee includes cable TV, common area taxes, pool, escrow reserves, structure and grounds maintenance, management, recreational facilities, sewer, trash and water; Association amenities include cable TV, fitness center and pool; Association approval not required for sale; Pets not allowed; Deed-restricted community with clubhouse, fitness center, pool, sidewalks and other community restrictions

Exterior

• Parking: Asphalt road access
• Security: Fire sprinkler system
• Utilities: Public water; Public sewer; Cable connected; Electricity available and connected; Phone available; Water connected
• Home design: Residential condo-hotel; Completed condition; South-facing; One level; Located on 9th floor
• Construction: Brick, concrete and stucco construction; Tile roof; Slab foundation; Built as part of a 15-story building
• Exterior features: Balcony; Outdoor lighting; Outdoor grill; Sliding doors; Gunite in-ground pool (heated); Heated in-ground spa

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Kitchen and family room combo; Solid surface counters; Thermostat; Blinds; Elevator in building; Fire sprinkler system
• Laundry & utility: Inside laundry in a laundry closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (25.3% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $120k (25.3% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.0% in Hunters Creek — 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 76/100 on livability (#222 in FL, #3,277 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: commute 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.
• Zoned schools: Sunshine Elementary (math 41% / reading 43%, grade F, #1,403 of 2,144 statewide, top 67%, 949 students, 41% FRL); Freedom Middle (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,159 students, 44% FRL); Lake Buena Vista High School (1,714 students, 49% FRL).
• Market conditions: Rents falling (-3.2%/yr); 281 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 38% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $475 appreciation (0.3% local appreciation)).
• 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 418 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $119,530 (25.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 418 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.36% ✓
• Cap rate: 4.57%
• Cash-on-cash: -6.14%
• DSCR: 0.73
• GRM: 6.1

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: -11.0%
• Equity multiple: 0.49×
• Total profit: $-22,870
• Equity at exit: $48,847

10-year hold

• IRR: -8.4%
• Equity multiple: 0.16×
• Total profit: $-37,620
• Equity at exit: $60,658

Cash invested: $44,800 (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: 281
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$839
• Tax from tax record: −$235 /mo · $2,822/yr
• Insurance: −$67
• HOA: −$813
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-229

Break-even live

Break-even rent $2,473

Max offer price $119,530

Occupancy floor —

Sensitivity live

Price	-10% $-139	-5% $-184	+0% $-229	+5% $-274	+10% $-320
Rent	-10% $-402	-5% $-315	+0% $-229	+5% $-143	+10% $-57
Rate	-1.0pp $-149	-0.5pp $-188	base $-229	+0.5pp $-271	+1.0pp $-313

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8097 Poinciana Blvd Orlando, FL	1.0–3.0	1.0–2.0	1075	$2,394	$2.23	0d	29	0.07mi
6011 Vineland Resort Way Orlando, FL	1.0–3.0	1.0–2.0	1082	$2,146	$1.98	0d	14	0.11mi
7261 Crossroads Garden Dr Orlando, FL	3.0	1.0–2.0	981	$2,280	$2.32	0d	20	0.38mi
4950 Lunar Ln Kissimmee, FL	3.0	1.0–3.0	981	$2,961	$3.02	0d	43	0.57mi
14051 International Dr Orlando, FL	1.0–3.0	1.0–2.0	1115	$2,444	$2.19	0d	48	0.57mi
3285 Peace Pipe Dr Kissimmee, FL	3.0	2.0	1377	$1,900	$1.38	25d	1	0.57mi
5270 Warrior Ln Kissimmee, FL	3.0	2.0	1123	$1,995	$1.78	25d	1	0.67mi
5212 Broken Arrow Dr Kissimmee, FL	3.0	2.0	1377	$2,250	$1.63	25d	1	0.71mi
3251 Prime Park Cir Kissimmee, FL	1.0–3.0	1.0–2.0	1020	$2,096	$2.05	0d	21	0.82mi
4865 Big Pine Loop Kissimmee, FL	3.0	1.0–2.0	1023	$2,955	$2.89	16d	127	0.83mi
4865 Big Pine Loop Kissimmee, FL	3.0	1.0–2.0	1023	$2,827	$2.76	4d	320	0.83mi
14501 Gateway Point Cir Orlando, FL	1.0–4.0	1.0–2.0	1023	$1,849	$1.81	0d	19	0.85mi
5316 Barefoot Path Kissimmee, FL	3.0	2.0	1410	$2,100	$1.49	25d	1	0.91mi
4741 Clock Tower Dr #107 Kissimmee, FL	2.0	2.0	1186	$2,800	$2.36	25d	1	0.98mi
4701 Luminous Loop Kissimmee, FL	1.0–3.0	1.0–2.0	973	$1,978	$2.03	0d	34	1.01mi
5087 Dominica Dr Kissimmee, FL	2.0	2.5	1304	$1,650	$1.27	25d	1	1.01mi
5279 Images Cir #207 Kissimmee, FL	2.0	1.0	774	$979	$1.26	25d	1	1.02mi
5095 Dominica Dr Kissimmee, FL	2.0	3.0	1304	$2,400	$1.84	0d	1	1.02mi
5095 Dominica Dr Kissimmee, FL	2.0	3.0	1304	$2,400	$1.84	12d	1	1.02mi
3111 Paradox Cir Unit 1018148P Kissimmee, FL	3.0	2.0	1184	$3,391	$2.86	0d	1	1.03mi
3087 Seaview Castle Dr Unit 1549038P Kissimmee, FL	3.0	3.0	1463	$3,742	$2.56	5d	1	1.04mi
4721 Clock Tower Dr Unit 1359866P Kissimmee, FL	2.0	2.0	1184	$3,280	$2.77	4d	1	1.04mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	25d	1	1.05mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	12d	1	1.05mi
5002 Mangrove Aly #104 Kissimmee, FL	2.0	2.0	1066	$1,749	$1.64	12d	1	1.05mi
5116 Dominica Dr Kissimmee, FL	3.0	3.0	1394	$2,100	$1.51	0d	1	1.06mi
3120 Paradox Cir #108 Kissimmee, FL	3.0	2.0	1329	$2,600	$1.96	25d	1	1.08mi
5299 Images Cir Kissimmee, FL	1.0–3.0	1.0–3.0	1027	$1,592	$1.55	0d	14	1.10mi
3191 Paradox Cir Unit 205 Kissimmee, FL	2.0	2.5	1126	$2,500	$2.22	25d	1	1.10mi
2954 Sadina St Kissimmee, FL	2.0	2.5	885	$1,500	$1.69	4d	2	1.12mi
5404 Paradise Cay Cir Kissimmee, FL	3.0	2.5	1364	$2,000	$1.47	25d	1	1.13mi
3171 Paradox Cir Unit 1UNIT 103 Kissimmee, FL	2.0	2.0	1181	$2,250	$1.91	25d	1	1.14mi
3151 Paradox Cir Unit 1UNIT 202 Kissimmee, FL	2.0	2.0	1181	$2,700	$2.29	25d	1	1.16mi
5492 Paradise Cay Cir Kissimmee, FL	3.0	3.0	1337	$2,200	$1.65	25d	1	1.21mi
1110 Spaceport Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	25d	1	1.21mi
5311 Paradise Cay Cir Kissimmee, FL	3.0	3.0	1187	$1,700	$1.43	9d	1	1.21mi
1024 Baseball and Boardwalk Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	25d	1	1.23mi
8815 Worldquest Blvd #2403 Orlando, FL	2.0	2.0	1178	$2,100	$1.78	19d	1	1.25mi
15050 Ember Springs Cir Orlando, FL	1.0–3.0	1.0–3.0	1066	$1,938	$1.82	0d	29	1.33mi
2904 Edenshire Way #106 Kissimmee, FL	3.0	2.0	1300	$2,650	$2.04	25d	1	1.35mi

HOA detail condo

• Monthly dues: $813 · $9,756/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $159,999 Active 418 DOM
2. 2026-06-18
   days on market $159,999 Active 415 DOM
3. 2026-06-17
   days on market $159,999 Active 414 DOM
4. 2026-06-16
   days on market $159,999 Active 413 DOM
5. 2026-06-15
   days on market $159,999 Active 412 DOM
6. 2026-06-13
   days on market $159,999 Active 410 DOM
7. 2026-06-13
   days on market $159,999 Active 409 DOM
8. 2026-06-09
   days on market $159,999 Active 406 DOM
9. 2026-06-08
   days on market $159,999 Active 405 DOM
10. 2026-06-07
    days on market $159,999 Active 404 DOM
11. 2026-06-04
    days on market $159,999 Active 401 DOM
12. 2026-06-03
    days on market $159,999 Active 400 DOM
13. 2026-06-02
    days on market $159,999 Active 399 DOM
14. 2026-06-02
    days on market $159,999 Active 398 DOM
15. 2026-05-31
    days on market $159,999 Active 397 DOM
16. 2026-05-04
    price $159,999
17. 2025-04-29
    listed $175,000 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: $2,822 · $235/mo
• Projected year-2 tax: $2,822 · $235/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: $26,200
• − Mortgage interest: −$8,962
• − Property taxes: −$2,822
• − Insurance: −$800
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$9,756
• − Depreciation: −$4,655
• Taxable loss: −$4,987
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $-1,552/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 — Hunters Creek

• Score: 76/100
• State rank: #222
• US rank: #3277

Category grades

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

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

-8.6% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $159,999 Stellar MLS as Distributed by MLS Grid
• 2025-04-29 Listed $175,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $2,822 · -4.1% YoY. Source: county tax records.