1108 N Hart Blvd · Pine Hills, FL 32818

$175,000

2 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 1 Days on market

Built 1980 10,137 sqft lot Est $278k · 37% under ↓ 7% since listing

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.2/10.0
• 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 MLS

LOVELY TWO BED/TWO BATH HOME WITH BONUS ROOM. PERFECT FOR FIRST TIME BUYERS. SPACIOUS LIVING ROOM/GREAT ROOM, EAT-IN KITCHEN, SCREENED PORCH, LARGE BACKYARD WITH SHED, BONUS ROOM CAN BE USED AS OFFICE OR 3RD BEDROOM. INSIDE UTILITY. CLOSE TO SHOPPING, RESTAURANTS, I-4 AND MUCH MORE. THIS IS A GREAT STARTER HOME, COME SEE INSIDE!

Key facts

• 0.23 acre lot
• Built 1980

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.6% 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); 178 active listings in the ZIP; 31 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 37% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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.

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 $175,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $278,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6206 N Hudson St	0.55mi	3/2.0 (+1)	1,308 (+1%)	8mo	$280,000	$214	62
6154 Balboa Dr	0.40mi	3/1.5 (+1)	1,206 (-7%)	9mo	$215,250	$178	55
424 N Powers Dr	0.59mi	3/1.0 (+1)	1,185 (-9%)	14mo	$252,000	$213	37
1182 Lake Blanche Dr	0.59mi	3/2.0 (+1)	1,409 (+8%)	22mo	$320,000	$227	35

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-3,523
• Equity at exit: $26,093

10-year hold

• IRR: 4.5%
• Equity multiple: 1.29×
• Total profit: $13,980
• Equity at exit: $15,131

Cash invested: $49,000 (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: 178
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$918
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $481

Break-even live

Break-even rent $1,346

Max offer price $175,000

Occupancy floor 70%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1303 Charles St Orlando, FL	3.0	2.0	1780	$2,200	$1.24	22d	1	0.31mi
6033 Balboa Dr Orlando, FL	3.0	2.0	1269	$2,300	$1.81	22d	1	0.52mi
812 N Hudson St Pine Hills, FL	2.0	2.0	950	$1,600	$1.68	24d	1	0.59mi
7097 Balboa Dr #7097 Orlando, FL	2.0	1.0	1042	$1,500	$1.44	24d	1	0.62mi
6215 Melbourne Ave Orlando, FL	3.0	2.0	1250	$850	$0.68	18d	1	0.70mi
6119 Melbourne Ave Orlando, FL	3.0	2.0	1109	$1,999	$1.80	20d	1	0.72mi
7108 Steffie Ln Orlando, FL	3.0	2.0	1501	$2,277	$1.52	22d	1	0.72mi
137 N Nowell St Orlando, FL	3.0	1.5	1167	$2,300	$1.97	18d	1	0.94mi
222 N Hiawassee Rd Orlando, FL	2.0	1.0–2.5	875	$1,514	$1.73	10d	9	0.96mi
7222 Nima Ct Orlando, FL	3.0	2.5	1449	$2,400	$1.66	15d	1	0.99mi
7320 Balboa Dr #7320 Orlando, FL	2.0	1.0	1000	$1,600	$1.60	24d	1	1.01mi
245 Alston Dr Orlando, FL	3.0	2.5	1385	$2,300	$1.66	4d	1	1.03mi
7364 Balboa Dr #7364 Orlando, FL	2.0	1.0	971	$1,500	$1.54	24d	1	1.06mi
1020 barnett villas Dr Orlando, FL	1.0–3.0	1.0–2.0	934	$1,439	$1.54	24d	1	1.06mi
7376 Balboa Dr #7376 Orlando, FL	2.0	1.0	971	$1,500	$1.54	24d	1	1.07mi
7350 Oak Meadows Cir Orlando, FL	2.0	2.0	1012	$2,350	$2.32	24d	1	1.20mi
6872 Alta Westgate Dr Orlando, FL	2.0–3.0	2.0	1190	$1,466	$1.23	7d	1	1.25mi
7102 Harbor Heights Cir Orlando, FL	3.0	2.0	1192	$2,400	$2.01	24d	1	1.30mi
1529 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$1,995	$1.80	7d	1	1.30mi
1537 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$2,200	$1.99	24d	1	1.32mi
2429 Sandy Ln Orlando, FL	3.0	2.0	1418	$2,490	$1.76	22d	1	1.36mi
414 Sandpiper Ridge Dr Orlando, FL	3.0	2.0	1620	$2,500	$1.54	18d	1	1.40mi
8008 Balasands Blvd Orlando, FL	1.0–3.0	1.0–2.0	1091	$1,870	$1.71	1d	11	1.40mi
4918 Cortez Dr Orlando, FL	1.0	1.0	1511	$788	$0.52	24d	1	1.40mi
325 Crabtree Ave Orlando, FL	3.0	2.0	1749	$2,106	$1.20	22d	1	1.41mi
403 Crabtree Ave Orlando, FL	3.0	2.0	1105	$2,095	$1.90	24d	1	1.42mi
219 Ashbourne Dr Orlando, FL	3.0	2.0	1080	$2,205	$2.04	7d	1	1.43mi
1109 Woodman Way Orlando, FL	3.0	2.0	1124	$1,750	$1.56	22d	1	1.43mi
1275 Woodman Way Orlando, FL	2.0	2.0	891	$1,450	$1.63	7d	1	1.46mi
4919 Erleen Pl Orlando, FL	1.0	1.0	965	$800	$0.83	24d	1	1.47mi
1300 Woodman Way Orlando, FL	2.0	2.0	1240	$2,300	$1.85	24d	1	1.50mi

Listing history 8 events

1. 2021-04-01
   status Pending
2. 2019-07-25
   status Pending
3. 2019-07-25
   listed $175,000 Active
4. 2008-01-16
   soldstatus $162,000
5. 2007-12-28
   soldstatus $162,000 330-char remark

   Show marketing remark (330 chars)

   LOVELY TWO BED/TWO BATH HOME WITH BONUS ROOM. PERFECT FOR FIRST TIME BUYERS. SPACIOUS LIVING ROOM/GREAT ROOM, EAT-IN KITCHEN, SCREENED PORCH, LARGE BACKYARD WITH SHED, BONUS ROOM CAN BE USED AS OFFICE OR 3RD BEDROOM. INSIDE UTILITY. CLOSE TO SHOPPING, RESTAURANTS, I-4 AND MUCH MORE. THIS IS A GREAT STARTER HOME, COME SEE INSIDE!

6. 2007-08-21
   listed $179,900 330-char remark

   Show marketing remark (330 chars)

   LOVELY TWO BED/TWO BATH HOME WITH BONUS ROOM. PERFECT FOR FIRST TIME BUYERS. SPACIOUS LIVING ROOM/GREAT ROOM, EAT-IN KITCHEN, SCREENED PORCH, LARGE BACKYARD WITH SHED, BONUS ROOM CAN BE USED AS OFFICE OR 3RD BEDROOM. INSIDE UTILITY. CLOSE TO SHOPPING, RESTAURANTS, I-4 AND MUCH MORE. THIS IS A GREAT STARTER HOME, COME SEE INSIDE!

7. 2007-08-07
   historical
8. 2007-06-11
   listed $189,000

ⓘ 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: $875 · $73/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$578/yr (+$48/mo · 66.1%)

ⓘ 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: $23,458
• − Mortgage interest: −$9,803
• − Property taxes: −$875
• − Insurance: −$875
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$5,091
• Taxable income: $3,062
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $5,035/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

-7.4% since first listed

8 events — show timeline

• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-25 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2008-01-16 Sold (Public Records) $162,000 Public Records
• 2007-12-28 Sold (MLS) $162,000 Stellar MLS as Distributed by MLS Grid
• 2007-08-21 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2007-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-06-11 Listed $189,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $875 · +13.8% YoY. Source: county tax records.