None · Pine Hills, FL 32818

$120,000

2 bd · 1.0 ba · 832 sqft · Condo public records · 222 Days on market

Built 1979 $322/mo HOA · 20% 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 +22.9/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

Looking for an affordable ownership in Orlando? Welcome to Oak Shadows. A gated, no rentals community. This home can be purchased with NO MONEY DOWN with Lender approval. Perfect for first time buyers, downsizers and anyone seeking low-maintenance living in a well kept community. Second floor walk-up and laundry room just a few steps from your front door. Updated kitchen and bath. Amenities include; community pool, tennis court, shuffleboard, Clubhouse, BBQ area and pet run. Enjoy the view from your rear, screened balcony with views of the landscaping.

Key facts

• Gated community
• Tennis court
• Community pool

Tags

• GATED COMMUNITY
• LAUNDRY ROOM
• UPDATED KITCHEN
• COMMUNITY POOL
• TENNIS COURT
• SHUFFLEBOARD

Property features AI

Finance

• Other: Association name: HMI/Janice Loran
• Financial info: Total monthly fees listed as $322; total annual fees listed as $3,864; Lease restrictions apply
• HOA & community: Monthly association fee of $322; Association amenities include clubhouse, pool, tennis courts, playground, laundry, maintenance, and management; Association fee covers water, sewer, trash, pool, maintenance (structure & grounds), and management; Buyer approval required for community; Pets allowed with breed restrictions; cats and dogs OK

Exterior

• Parking: Assigned parking; Ground-level parking; Guest parking available
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium (residential); One story; Unit on first floor; North-facing
• Construction: Block construction; Tile roof; Slab foundation; Built/completed condition
• Exterior features: Covered, enclosed rear porch with screening; Balcony; Sliding glass doors; Asphalt paved road access; Fruit trees and mature landscaping

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open living/dining layout; Walk-in closet(s); Window treatments (blinds, drapes)
• Laundry & utility: Shared laundry room with corridor access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Zoned schools: Ridgewood Park Elementary (math 19% / reading 25%, grade F, #2,080 of 2,144 statewide, top 97%, 460 students, 81% FRL); Meadowbrook Middle (math 24% / reading 24%, grade F, #532 of 571 statewide, top 94%, 957 students, 78% FRL); Maynard Evans High (math 12% / reading 27%, grade F, #562 of 667 statewide, top 85%, 2,417 students, 69% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 48% district-wide (-27 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.7%/yr); 181 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% 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 $830 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 222 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $120k implies a 380% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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. 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?
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: 1.35% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 6.2

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-10,615
• Equity at exit: $17,892

10-year hold

• IRR: -5.3%
• Equity multiple: 0.71×
• Total profit: $-9,619
• Equity at exit: $10,375

Cash invested: $33,600 (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: 181
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$629
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$50
• HOA: −$322
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $210

Break-even live

Break-even rent $1,352

Max offer price $120,000

Occupancy floor 82%

Sensitivity live

Price	-10% $278	-5% $244	+0% $210	+5% $176	+10% $142
Rent	-10% $83	-5% $146	+0% $210	+5% $274	+10% $338
Rate	-1.0pp $271	-0.5pp $241	base $210	+0.5pp $179	+1.0pp $148

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3024 N Powers Dr Orlando, FL	1.0–2.0	1.0–2.0	915	$1,470	$1.61	18d	80	0.21mi
6408 Sunshine St Orlando, FL	3.0	1.5	1000	$1,900	$1.90	6d	1	0.33mi
6872 Alta Westgate Dr Orlando, FL	2.0–3.0	2.0	1190	$1,466	$1.23	9d	1	0.59mi
5600 Silver Star Rd Orlando, FL	1.0–3.0	1.0–2.0	850	$1,310	$1.54	16d	6	0.62mi
6508 Spring Glade Ct Orlando, FL	3.0	2.0	1032	$1,325	$1.28	23d	1	0.68mi
1537 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$2,200	$1.99	25d	1	0.79mi
1529 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$1,995	$1.80	9d	1	0.80mi
2603 Silkwood Cir Orlando, FL	2.0–3.0	2.0	1114	$1,532	$1.37	0d	16	0.84mi
2203 Silver Pines Pl #601 Orlando, FL	2.0	1.0	962	$1,500	$1.56	25d	1	0.85mi
5249 Champagne Cir Orlando, FL	2.0	2.0	980	$1,795	$1.83	25d	1	1.02mi
5505 Hernandes Dr #113 Orlando, FL	2.0	1.0	728	$1,175	$1.61	25d	1	1.09mi
3285 Split Willow Dr Orlando, FL	2.0	1.0	845	$1,400	$1.66	25d	1	1.37mi
3043 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,450	$1.61	25d	1	1.40mi
2920 Eastern Willow Ave Orlando, FL	2.0	2.0	868	$1,500	$1.73	25d	1	1.44mi
3071 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,525	$1.69	25d	1	1.44mi
4705 Almond Willow Dr Orlando, FL	2.0	2.0	864	$1,600	$1.85	25d	1	1.45mi
4757 Silver Star Rd Orlando, FL	1.0	1.0	728	$1,189	$1.63	25d	1	1.48mi

HOA detail condo

• Monthly dues: $322 · $3,864/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $120,000 Active 222 DOM
2. 2026-06-18
   days on market $120,000 Active 219 DOM
3. 2026-06-17
   days on market $120,000 Active 218 DOM
4. 2026-06-16
   days on market $120,000 Active 217 DOM
5. 2026-06-15
   days on market $120,000 Active 216 DOM
6. 2026-06-13
   days on market $120,000 Active 214 DOM
7. 2026-06-13
   days on market $120,000 Active 213 DOM
8. 2026-06-09
   days on market $120,000 Active 210 DOM
9. 2026-06-08
   days on market $120,000 Active 209 DOM
10. 2026-06-07
    days on market $120,000 Active 208 DOM
11. 2026-06-04
    days on market $120,000 Active 205 DOM
12. 2026-06-03
    days on market $120,000 Active 204 DOM
13. 2026-06-02
    days on market $120,000 Active 203 DOM
14. 2026-06-02
    days on market $120,000 Active 202 DOM
15. 2026-05-31
    days on market $120,000 Active 201 DOM
16. 2025-11-11
    listed $120,000 Active
17. 1994-07-05
    soldstatus $25,000
18. 1980-05-01
    soldstatus $28,350

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$195/yr (+$16/mo · 24.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $19,420
• − Mortgage interest: −$6,722
• − Property taxes: −$801
• − Insurance: −$600
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$3,864
• − Depreciation: −$3,491
• Taxable income: $835
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $2,325/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

+323.3% since first listed

3 events — show timeline

• 2025-11-11 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 1994-07-05 Sold (Public Records) $25,000 Public Records
• 1980-05-01 Sold (Public Records) $28,350 Public Records

Property tax history

+7.5%/yr

Latest (2025): $801 · +202.6% YoY. Source: county tax records.