1406 Hialeah Dr · Pine Hills, FL 32808

$220,000

4 bd · 2.0 ba · 1,265 sqft · SingleFamily public records · 1 Days on market

Built 1956 9,449 sqft lot Est $239k · 8% 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 +20.7/30.0
• ARV discount +11.1/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

No HOA! Don't miss this fantastic opportunity to own a 4-bedroom, 2-bathroom home with a huge backyard and plenty of space for entertaining. Ideally located near SR 408, Downtown Orlando, Universal Studios, shopping, restaurants, and West Oaks Mall. Features include a living room, dining area, balcony, front porch, outdoor laundry room with storage, and a spacious carport. Call today to schedule your private showing!

Key facts

• Balcony
• Front porch
• Huge backyard

Tags

• HUGE BACKYARD
• OUTDOOR LAUNDRY ROOM
• SPACIOUS CARPORT
• FRONT PORCH
• BALCONY

Property features AI

Finance

• Other: Living area approximately 1,265 square feet (public records); Total building area approximately 1,603 square feet
• Financial info: No lease restrictions
• HOA & community: No HOA association listed

Exterior

• Parking: Has carport; 2 carport spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single Family Residence; Residential property; One level; Faces northeast; Zoned R-1A; Homesteaded
• Construction: Block construction; Other roof type; Slab foundation; Built on a 0.22-acre lot
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.9% 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.
• Zoned schools: Pine Hills Elementary (math 21% / reading 20%, grade F, #2,094 of 2,144 statewide, top 98%, 669 students, 83% FRL); Robinswood Middle (math 25% / reading 29%, grade F, #497 of 571 statewide, top 88%, 1,080 students, 71% FRL); Maynard Evans High (math 12% / reading 27%, grade F, #562 of 667 statewide, top 85%, 2,417 students, 69% FRL) — zoned schools average 74% FRL vs 56% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 48% district-wide (-26 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; 28 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).
• At $2,258/mo this rent would consume 55% of the median local household income ($50k/yr) (locally 4039% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• Current owner paid $61k; list at $220k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000

Questions for the listing agent

1. Built in 1956 — 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: 1.03% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $239,085
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6154 Balboa Dr	0.32mi	3/1.5 (-1)	1,206 (-5%)	9mo	$215,250	$178	63
6206 N Hudson St	0.43mi	3/2.0 (-1)	1,308 (+3%)	8mo	$280,000	$214	62
1182 Lake Blanche Dr	0.14mi	3/2.0 (-1)	1,409 (+11%)	22mo	$320,000	$227	51
5917 Wolf Rd	0.70mi	3/2.0 (-1)	1,266 (+0%)	16mo	$225,000	$178	49
2024 Emeralda Ct	0.66mi	4/2.0	1,395 (+10%)	8mo	$305,000	$219	45
1521 N Hastings St	0.16mi	3/1.0 (-1)	1,101 (-13%)	24mo	$190,000	$173	42
1915 Ben Hogan Cir	0.54mi	3/2.0 (-1)	1,346 (+6%)	22mo	$255,000	$189	41
1202 Elinore Dr	0.66mi	3/1.0 (-1)	1,218 (-4%)	24mo	$185,000	$152	34
907 W Sunniland Dr	0.69mi	4/2.0	1,412 (+12%)	23mo	$299,000	$212	29

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: -10.7%
• Equity multiple: 0.62×
• Total profit: $-23,373
• Equity at exit: $32,803

10-year hold

• IRR: -6.3%
• Equity multiple: 0.65×
• Total profit: $-21,556
• Equity at exit: $19,022

Cash invested: $61,600 (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 32808

• Home prices YoY: -22.6%
• Rents YoY: -0.3%
• Active inventory: 251
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$242 /mo · $2,900/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $296

Break-even live

Break-even rent $1,882

Max offer price $220,000

Occupancy floor 82%

Sensitivity live

Price	-10% $421	-5% $359	+0% $296	+5% $234	+10% $172
Rent	-10% $118	-5% $207	+0% $296	+5% $386	+10% $475
Rate	-1.0pp $407	-0.5pp $352	base $296	+0.5pp $239	+1.0pp $181

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6033 Balboa Dr Orlando, FL	3.0	2.0	1269	$2,300	$1.81	23d	1	0.19mi
1303 Charles St Orlando, FL	3.0	2.0	1780	$2,200	$1.24	23d	1	0.33mi
6234 Balboa Dr Orlando, FL	3.0	2.0	1466	$2,005	$1.37	0d	1	0.37mi
1020 barnett villas Dr Orlando, FL	1.0–3.0	1.0–2.0	934	$1,930	$2.07	25d	1	0.42mi
1737 Hinckley Rd Orlando, FL	4.0	2.0	1661	$2,481	$1.49	3d	1	0.51mi
5103 Cochita Dr Orlando, FL	4.0	2.0	1168	$1,995	$1.71	25d	1	0.66mi
1214 N Pine Hills Rd Unit 1 Orlando, FL	4.0	2.0	1069	$3,900	$3.65	22d	1	0.72mi
5009 Deauville Dr Orlando, FL	4.0	3.0	1224	$2,000	$1.63	25d	1	0.76mi
1529 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$1,995	$1.80	9d	1	0.88mi
1213 Roger Babson Rd Unit 1 Orlando, FL	4.0	2.0	1380	$2,499	$1.81	9d	1	0.89mi
1537 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$2,200	$1.99	25d	1	0.89mi
6119 Melbourne Ave Orlando, FL	3.0	2.0	1109	$1,999	$1.80	0d	1	0.90mi
6119 Melbourne Ave Orlando, FL	3.0	2.0	1109	$1,999	$1.80	22d	1	0.90mi
6215 Melbourne Ave Orlando, FL	3.0	2.0	1250	$850	$0.68	19d	1	0.92mi
6623 Swyear Ct Orlando, FL	4.0	2.0	1842	$2,300	$1.25	23d	1	0.95mi
4901 Hernandes Dr Orlando, FL	4.0	2.0	1124	$1,830	$1.63	25d	1	1.02mi
137 N Nowell St Orlando, FL	3.0	1.5	1167	$2,300	$1.97	19d	1	1.03mi
686 Walkup Dr Orlando, FL	4.0	2.0	1400	$2,050	$1.46	25d	1	1.03mi
1407 Sunridge Rd Orlando, FL	3.0	2.0	1124	$1,945	$1.73	9d	1	1.04mi
1826 Mulberrywood Ct Orlando, FL	4.0	2.0	1782	$2,225	$1.25	25d	1	1.04mi
1826 Mulberrywood Ct Orlando, FL	4.0	2.0	1782	$2,225	$1.25	23d	1	1.04mi
2222 Silver Pines Pl #902 Orlando, FL	3.0	2.5	1472	$1,500	$1.02	9d	1	1.08mi
5402 Pine Chase Dr Orlando, FL	3.0	2.0	1167	$1,499	$1.28	0d	3	1.10mi
1005 Delnova Ln Orlando, FL	4.0	2.0	1554	$2,650	$1.71	13d	1	1.10mi
7108 Steffie Ln Orlando, FL	3.0	2.0	1501	$2,277	$1.52	23d	1	1.23mi
5600 Silver Star Rd Orlando, FL	1.0–3.0	1.0–2.0	850	$1,545	$1.82	16d	6	1.26mi
2429 Sandy Ln Orlando, FL	3.0	2.0	1418	$2,490	$1.76	23d	1	1.31mi
6872 Alta Westgate Dr Orlando, FL	2.0–3.0	2.0	1190	$1,700	$1.43	9d	1	1.31mi

Listing history 2 events

1. 2026-06-17
   remarks 420-char remark
2. 2026-06-17
   listed $220,000 Active 1 DOM

ⓘ 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: $2,900 · $242/mo
• Projected year-2 tax: $2,900 · $242/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 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 · 24 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: $27,090
• − Mortgage interest: −$12,323
• − Property taxes: −$2,900
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$6,400
• Taxable income: $33
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $3,549/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

+261.2% since first listed

2 events — show timeline

• 2026-06-17 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 1994-07-06 Sold (Public Records) $60,900 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,900 · +12.5% YoY. Source: county tax records.