7212 Balboa Dr #7212 · Pine Hills, FL 32818

$105,000

2 bd · 2.0 ba · 1,042 sqft · Condo public records · 52 Days on market

Built 1973 $225/mo HOA · 13% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Short Sale. End unit 2 bedroom 1 bath condo located in Laurel Hills. Screened in rear patio with no rear neighbors. Spacious floor plan with large kitchen and a dining and living room combination. Close to transportation, shopping and dining with easy access to downtown Orlando, Universal and all major highways. All room sizes are estimated and must be measured for accuracy. Buyer and buyers agent to verify all information provided.

Key facts

• Large kitchen
• $225 HOA
• Built 1973

Tags

• SCREENED IN REAR PATIO
• LARGE KITCHEN
• CLOSE TO TRANSPORTATION

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 $490 ($6k/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: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 (-2.7%/yr); 180 active listings in the ZIP; 25 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 34% of the median local income ($63k/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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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. 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?
8. 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.
9. 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.
10. 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: 1.69% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.98%
• DSCR: 1.89
• GRM: 4.9

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: 8.2%
• Equity multiple: 1.31×
• Total profit: $9,109
• Equity at exit: $15,656

10-year hold

• IRR: 14.3%
• Equity multiple: 1.97×
• Total profit: $28,564
• 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 32818

• Home prices YoY: -22.5%
• Rents YoY: -2.7%
• Active inventory: 180
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$551
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$44
• HOA: −$225
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $490

Break-even live

Break-even rent $1,154

Max offer price $105,000

Occupancy floor 67%

Sensitivity live

Price	-10% $549	-5% $519	+0% $490	+5% $460	+10% $430
Rent	-10% $349	-5% $420	+0% $490	+5% $560	+10% $630
Rate	-1.0pp $542	-0.5pp $516	base $490	+0.5pp $462	+1.0pp $435

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7320 Balboa Dr #7320 Orlando, FL	2.0	1.0	1000	$1,600	$1.60	25d	1	0.14mi
7364 Balboa Dr #7364 Orlando, FL	2.0	1.0	971	$1,500	$1.54	25d	1	0.18mi
7376 Balboa Dr #7376 Orlando, FL	2.0	1.0	971	$1,500	$1.54	25d	1	0.20mi
7097 Balboa Dr #7097 Orlando, FL	2.0	1.0	1042	$1,500	$1.44	25d	1	0.27mi
1109 Woodman Way Orlando, FL	3.0	2.0	1124	$1,750	$1.56	23d	1	0.57mi
1275 Woodman Way Orlando, FL	2.0	2.0	891	$1,450	$1.63	9d	1	0.60mi
1300 Woodman Way Orlando, FL	2.0	2.0	1240	$2,300	$1.85	25d	1	0.63mi
8008 Balasands Blvd Orlando, FL	1.0–3.0	1.0–2.0	1091	$1,870	$1.71	3d	11	0.75mi
7222 Nima Ct Orlando, FL	3.0	2.5	1449	$2,400	$1.66	16d	1	0.92mi
245 Alston Dr Orlando, FL	3.0	2.5	1385	$2,300	$1.66	5d	1	1.01mi
371 Snowshoe Ct Orlando, FL	3.0	2.0	1417	$2,540	$1.79	15d	1	1.02mi
219 Ashbourne Dr Orlando, FL	3.0	2.0	1080	$2,205	$2.04	9d	1	1.13mi
222 N Hiawassee Rd Orlando, FL	2.0	1.0–2.5	875	$1,514	$1.73	12d	9	1.20mi
6872 Alta Westgate Dr Orlando, FL	2.0–3.0	2.0	1190	$1,466	$1.23	9d	1	1.20mi
7350 Oak Meadows Cir Orlando, FL	2.0	2.0	1012	$2,350	$2.32	25d	1	1.22mi
247 Grove St Orlando, FL	3.0	2.0	1113	$2,250	$2.02	25d	1	1.26mi
247 Grove St Orlando, FL	3.0	2.0	1113	$2,250	$2.02	3d	1	1.26mi
6033 Balboa Dr Orlando, FL	3.0	2.0	1269	$2,300	$1.81	23d	1	1.29mi
2603 Silkwood Cir Orlando, FL	2.0–3.0	2.0	1114	$1,632	$1.46	4d	18	1.32mi
6215 Melbourne Ave Orlando, FL	3.0	2.0	1250	$850	$0.68	19d	1	1.40mi
2429 Sandy Ln Orlando, FL	3.0	2.0	1418	$2,490	$1.76	23d	1	1.43mi
6119 Melbourne Ave Orlando, FL	3.0	2.0	1109	$1,999	$1.80	21d	1	1.45mi
812 N Hudson St Pine Hills, FL	2.0	2.0	950	$1,600	$1.68	25d	1	1.46mi
8019 Lesia Cir Orlando, FL	3.0	2.0	1500	$2,700	$1.80	5d	1	1.49mi
7102 Harbor Heights Cir Orlando, FL	3.0	2.0	1192	$2,400	$2.01	25d	1	1.50mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-03-01
   status Pending
2. 2026-02-27
   historical
3. 2026-01-29
   status Active
4. 2026-01-29
   status Pending
5. 2026-01-06
   listed $105,000 Active
6. 2020-03-28
   historical
7. 2020-01-29
   listed $90,000 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: $1,111 · $93/mo
• Projected year-2 tax: $1,111 · $93/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: $21,290
• − Mortgage interest: −$5,882
• − Property taxes: −$1,111
• − Insurance: −$525
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − HOA: −$2,700
• − Depreciation: −$3,055
• Taxable income: $4,611
• Est. tax owed @ 24.0%: −$1,107
• After-tax cash flow: $4,768/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): 59,114
• Household income: $63,061
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 2059.0

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 (69%)
• Race & ethnicity: Black 69% Hispanic / Latino 14% White 10% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 1%
• Common ancestry: Hispanic 21% Estonian 1% Romanian 1%
• Foreign-born: 40% · Canada, Vietnam, China
• Languages at home: 59% English-only · French/Haitian/Cajun 25% Spanish 11% Vietnamese 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: ▼ -93.40%
• Current HPI: 321.5821
• Rent YoY: ▼ -2.66%
• 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

+16.7% since first listed

7 events — show timeline

• 2026-03-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-01-29 Listed $90,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $1,111 · -21.7% YoY. Source: county tax records.