128 Creekside Way · Meadow Woods, FL 32824

$210,000

2 bd · 2.0 ba · 954 sqft · Townhouse public records · 30 Days on market

Built 1986 1,517 sqft lot Est $225k · 7% under $120/mo HOA · 7% of rent

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +10.5/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful maintained 2 bedroom, 2 bathroom singe story villa located in the highly sought after Creekside Villas at Meadow Woods community. This inviting home offers a bright and open floor plan plenty of natural light, spacious living and dining areas, and a functional kitchen ample cabinetry and storage space. Enjoy the comfort of the enclosed back porch, perfect for relaxing morning or quiet evenings. Additional features include assigned parking, low maintenance living, and access to community amenities including a pool. Conveniently situated near Orlando International Airport, major highways including SR 417 and SR 528, shopping center, restaurants, and public transportation. Ideal for

Key facts

• $120 HOA
• Community pool
• Built 1986

Property features AI

Finance

• Financial info: Total monthly fees $120; total annual fees $1,440; Lease restrictions apply
• HOA & community: Monthly HOA fee of $120; HOA includes a pool; Association approval required; Pets allowed

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; Electricity available
• Home design: Townhouse; One story; Faces north; Residential property
• Construction: Block, concrete and stucco construction; Shingle roof; Block foundation; Built as part of Creekside Villas at Meadow Woo
• Exterior features: Sliding doors; Storage; Community pool

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $27 ($327/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 $177k (15.9% below list).
• Recommended offer: $177k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.7% in Meadow Woods — 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 65/100 on livability (#652 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B; Watch: amenities F, commute F, health & safety 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: Wetherbee Elementary (math 68% / reading 67%, grade B+, #435 of 2,144 statewide, top 21%, 1,013 students, 39% FRL); South Creek Middle (math 44% / reading 50%, grade D+, #291 of 571 statewide, top 52%, 1,146 students, 42% FRL); Cypress Creek High (math 20% / reading 44%, grade F, #415 of 667 statewide, top 63%, 3,467 students, 43% FRL) — zoned schools average 41% FRL vs 56% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.2%/yr); 344 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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

• It's been on market 30 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $65k; list at $210k implies a 224% 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 $176,593 (15.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $225,144
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12148 Sand Pebble Way	0.09mi	2/2.0	954 (0%)	14mo	$210,000	$220	84
12129 Sandal Creek Way	0.08mi	2/2.0	954 (0%)	23mo	$225,000	$236	77

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-37,496
• Equity at exit: $31,312

10-year hold

• IRR: -18.2%
• Equity multiple: 0.14×
• Total profit: $-50,519
• Equity at exit: $18,157

Cash invested: $58,800 (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 32824

• Rents YoY: -0.2%
• Active inventory: 344
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$88
• HOA: −$120
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $27

Break-even live

Break-even rent $1,731

Max offer price $210,000

Occupancy floor 93%

Sensitivity live

Price	-10% $146	-5% $87	+0% $27	+5% $-32	+10% $-92
Rent	-10% $-112	-5% $-43	+0% $27	+5% $97	+10% $167
Rate	-1.0pp $133	-0.5pp $81	base $27	+0.5pp $-27	+1.0pp $-83

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Creekside Way Orlando, FL	1.0	1.0	703	$1,300	$1.85	25d	1	0.05mi
12148 Sand Pebble Way Orlando, FL	2.0	2.0	954	$1,750	$1.83	25d	1	0.10mi
12166 Sandal Creek Way Orlando, FL	2.0	2.0	902	$1,500	$1.66	25d	1	0.11mi
917 Pebble Creek Cir Unit 1 Orlando, FL	3.0	2.0	1108	$1,800	$1.62	12d	1	1.02mi
917 Pebble Creek Cir Unit 1 Orlando, FL	3.0	2.0	1108	$1,800	$1.62	0d	1	1.02mi
293 Chicago Woods Cir Unit Labs Orlando, FL	2.0	1.0	1100	$1,600	$1.45	25d	1	1.14mi
12929 Ohio Woods Ln Orlando, FL	2.0	2.0	999	$1,950	$1.95	12d	1	1.20mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: poolparking

Listing history 17 events

1. 2026-06-15
   status $210,000 Pending 30 DOM
2. 2026-06-13
   days on market $210,000 Active 30 DOM
3. 2026-06-13
   days on market $210,000 Active 29 DOM
4. 2026-06-09
   days on market $210,000 Active 26 DOM
5. 2026-06-08
   days on market $210,000 Active 25 DOM
6. 2026-06-07
   days on market $210,000 Active 24 DOM
7. 2026-06-04
   days on market $210,000 Active 21 DOM
8. 2026-06-03
   days on market $210,000 Active 20 DOM
9. 2026-06-02
   days on market $210,000 Active 19 DOM
10. 2026-06-01
    days on market $210,000 Active 18 DOM
11. 2026-05-31
    days on market $210,000 Active 17 DOM
12. 2026-05-24
    price $210,000
13. 2026-05-14
    listed $219,000 Active
14. 2010-04-29
    historical
15. 2010-04-09
    listed $38,000
16. 2003-08-25
    soldstatus $64,900
17. 2003-08-25
    soldstatus $64,900

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$1,034/yr (+$86/mo · 145.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $21,191
• − Mortgage interest: −$11,763
• − Property taxes: −$709
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$1,440
• − Depreciation: −$6,109
• Taxable loss: −$3,271
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $1,112/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 — Meadow Woods

• Score: 65/100
• State rank: #652
• US rank: #12935

Category grades

Amenities F Commute F Cost of living B- Crime B Employment C+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadow Woods, FL
• County: Orange County · 1,471,359 people
• City population: 55,282
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 58,368
• Household income: $84,841
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 1015.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 34% White 15% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 26% Cuban 2% Dominican 6%
• Common ancestry: Romanian 1% Hispanic 1% Russian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 36% English-only · Spanish 54% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -165.20%
• Current HPI: 280.977
• Rent YoY: ▼ -0.21%
• 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

+223.6% since first listed

6 events — show timeline

• 2026-05-24 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-04-09 Listed $38,000 Stellar MLS as Distributed by MLS Grid
• 2003-08-25 Sold (Public Records) $64,900 Public Records
• 2003-08-25 Sold (Public Records) $64,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $709 · +20.2% YoY. Source: county tax records.