4616 Robbins Ave · Pine Hills, FL 32808

$211,000

3 bd · 2.0 ba · 1,154 sqft · SingleFamily public records · 14 Days on market

Built 1959 10,855 sqft lot Est $314k · 33% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT BIG BACKYARD ON A LARGE CORNER LOT! WELL KEPT BY PRIDEFULL OWNERS. SHOWS GREAT! A WONDERFUL STARTER HOME! BRING YOUR FUSSIEST BUYERS AND VALUE MINDED INVESTORS! NICE 3BR WITH 1 & 1/2 BATHS ON LARGE CORNER LOT.

Key facts

• 0.25 acre lot
• Built 1959
• Listed 14 days

Property features AI

Finance

• Other: Unfurnished
• Financial info: Lease restrictions apply
• HOA & community: No community association; No community features

Exterior

• Parking: No parking
• Security: Owned security system
• Utilities: Public water; Septic tank sewer; Electricity available; Water available
• Home design: Single Family Residence; One level; Faces east
• Construction: Wood siding; Membrane roof; Slab foundation; Built on approximately 0.25 acre lot
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Stone counters; Other interior features
• Laundry & utility: Laundry: Other; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $68 ($811/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 $184k (13.0% below list).
• Recommended offer: $184k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.8% 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: Rolling Hills Elementary (math 32% / reading 27%, grade F, #1,896 of 2,144 statewide, top 90%, 472 students, 77% 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 75% FRL vs 56% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-24 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 (-0.3%/yr); 251 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.
• Current owner paid $100k; list at $211k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,537 (13.0% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $313,888
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5843 Hutton Dr	0.35mi	3/2.0	1,120 (-3%)	8mo	$305,000	$272	72
4773 Robbins Ave	0.17mi	3/2.0	1,128 (-2%)	22mo	$215,000	$191	70
5172 Clarion Hammock Dr	0.59mi	3/2.0	1,156 (+0%)	15mo	$330,000	$285	59

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-35,282
• Equity at exit: $31,461

10-year hold

• IRR: -16.0%
• Equity multiple: 0.22×
• Total profit: $-46,040
• Equity at exit: $18,243

Cash invested: $59,080 (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 32808

• Home prices YoY: -22.6%
• Rents YoY: -0.3%
• Active inventory: 251
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$1,107
• Tax from tax record: −$188 /mo · $2,255/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $68

Break-even live

Break-even rent $1,750

Max offer price $211,000

Occupancy floor 91%

Sensitivity live

Price	-10% $187	-5% $127	+0% $68	+5% $8	+10% $-52
Rent	-10% $-77	-5% $-5	+0% $68	+5% $140	+10% $213
Rate	-1.0pp $174	-0.5pp $121	base $68	+0.5pp $13	+1.0pp $-43

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4793 N Pine Hills Rd Orlando, FL	2.0–3.0	2.0	954	$1,754	$1.84	18d	56	0.44mi
4793 N Pine Hills Rd Orlando, FL	2.0	2.0	890	$1,554	$1.75	5d	1	0.44mi
4793 N Pine Hills Rd Unit 41-101 Pine Hills, FL	3.0	2.0	1019	$1,649	$1.62	9d	1	0.44mi
3903 Pine Ridge Rd Orlando, FL	4.0	1.5	1450	$1,949	$1.34	26d	1	0.51mi
4907 Lake Ridge Rd Orlando, FL	2.0	2.0	947	$1,475	$1.56	26d	1	0.59mi
4974 Sanoma Vlg Orlando, FL	3.0	2.0	1182	$1,699	$1.44	17d	1	0.59mi
4966 Sanoma Village Unit D Orlando, FL	3.0	1.5	1252	$1,650	$1.32	9d	1	0.59mi
4758 Muir Village Orlando, FL	3.0	2.0	1097	$2,043	$1.86	0d	1	0.60mi
4918 Silver Oaks Village Unit F Orlando, FL	3.0	3.0	1260	$1,750	$1.39	26d	1	0.62mi
4825 Lighthouse Cir #4825 Orlando, FL	2.0	1.5	1169	$1,800	$1.54	26d	1	0.70mi
4587 Lighthouse Cir Orlando, FL	2.0	2.0	1210	$1,525	$1.26	24d	1	0.80mi
4603 Lighthouse Cir Orlando, FL	2.0	2.5	1177	$1,550	$1.32	24d	1	0.84mi
5249 Champagne Cir Orlando, FL	2.0	2.0	980	$1,795	$1.83	26d	1	0.85mi
4638 Lighthouse Cir Unit 1 Orlando, FL	2.0	2.5	1330	$1,500	$1.13	26d	1	0.89mi
4620 Lighthouse Cir Orlando, FL	2.0	1.5	1328	$1,475	$1.11	24d	1	0.89mi
4564 Pheasant Run Dr Orlando, FL	2.0	2.0	1084	$1,495	$1.38	0d	1	0.98mi
6138 Ranier Dr Orlando, FL	3.0	2.0	1314	$1,980	$1.51	22d	1	1.06mi
3639 Shalimar Ct Orlando, FL	4.0	2.0	1136	$1,796	$1.58	24d	1	1.08mi
4501 Landing Dr Orlando, FL	1.0–2.0	1.0–2.0	775	$1,418	$1.83	0d	18	1.12mi
3285 Split Willow Dr Orlando, FL	2.0	1.0	845	$1,400	$1.66	26d	1	1.12mi
4901 Bottlebrush Ln Orlando, FL	1.0–2.0	1.0–2.0	833	$1,770	$2.12	0d	15	1.14mi
3723 Narroline Dr Orlando, FL	3.0	2.0	1370	$2,000	$1.46	0d	1	1.17mi
3723 Narroline Dr Orlando, FL	3.0	2.0	1370	$2,000	$1.46	9d	1	1.17mi
4093 Shannon Brown Dr Orlando, FL	2.0	2.5	1272	$1,800	$1.42	5d	1	1.20mi
5419 Stirrup Way Orlando, FL	3.0	2.0	1420	$2,000	$1.41	26d	1	1.29mi
3043 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,450	$1.61	26d	1	1.31mi
6408 Sunshine St Orlando, FL	3.0	1.5	1000	$1,900	$1.90	6d	1	1.33mi
5224 Long Rd Orlando, FL	2.0–4.0	1.5–2.5	1426	$1,754	$1.23	0d	16	1.33mi
3071 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,525	$1.69	26d	1	1.34mi
2920 Eastern Willow Ave Orlando, FL	2.0	2.0	868	$1,500	$1.73	26d	1	1.37mi
4705 Almond Willow Dr Orlando, FL	2.0	2.0	864	$1,600	$1.85	26d	1	1.43mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $211,000 Pending 14 DOM
2. 2026-06-09
   days on market $211,000 Active 13 DOM
3. 2026-06-08
   days on market $211,000 Active 12 DOM
4. 2026-06-07
   statusdays on market $211,000 Active 11 DOM
5. 2026-05-14
   status Pending
6. 2026-05-05
   listed $211,000 Active
7. 2008-08-21
   soldstatus $100,000
8. 2008-08-06
   soldstatus $100,000 221-char remark

   Show marketing remark (221 chars)

   GREAT BIG BACKYARD ON A LARGE CORNER LOT! WELL KEPT BY PRIDEFULL OWNERS. SHOWS GREAT! A WONDERFUL STARTER HOME! BRING YOUR FUSSIEST BUYERS AND VALUE MINDED INVESTORS! NICE 3BR WITH 1 & 1/2 BATHS ON LARGE CORNER LOT.

9. 2008-03-05
   listed $99,900 221-char remark

   Show marketing remark (221 chars)

   GREAT BIG BACKYARD ON A LARGE CORNER LOT! WELL KEPT BY PRIDEFULL OWNERS. SHOWS GREAT! A WONDERFUL STARTER HOME! BRING YOUR FUSSIEST BUYERS AND VALUE MINDED INVESTORS! NICE 3BR WITH 1 & 1/2 BATHS ON LARGE CORNER LOT.

10. 2008-01-03
    listed $155,000
11. 1976-06-01
    soldstatus $21,000
12. 1968-06-01
    soldstatus $10,000
13. 1966-06-01
    soldstatus $8,000

ⓘ 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: $2,255 · $188/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 4 d/yr ≥108°F today · 12 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: $22,024
• − Mortgage interest: −$11,819
• − Property taxes: −$2,255
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$6,138
• Taxable loss: −$2,767
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $1,475/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): 60,203
• Household income: $49,700
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4039.0

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 (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 13% White 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Hispanic 20% Lithuanian 1% Scandinavian 0%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 18% Spanish 11% Other Indo-European 1%

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: ▼ -110.15%
• Current HPI: 376.3801
• Rent YoY: ▼ -0.27%
• 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

+2537.5% since first listed

9 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $211,000 Stellar MLS as Distributed by MLS Grid
• 2008-08-21 Sold (Public Records) $100,000 Public Records
• 2008-08-06 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2008-03-05 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2008-01-03 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 1976-06-01 Sold (Public Records) $21,000 Public Records
• 1968-06-01 Sold (Public Records) $10,000 Public Records
• 1966-06-01 Sold (Public Records) $8,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,255 · +10.0% YoY. Source: county tax records.