4406 Lenox Blvd · Orlando, FL 32811

$232,000

3 bd · 2.0 ba · 1,275 sqft · SingleFamily public records · 33 Days on market

Built 1964 6,557 sqft lot Est $292k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing 4406 Lenox Blvd, a residence updated for modern living and practical use. The interior presents with fresh paint, while the kitchen contains stainless steel appliances for efficient meal preparation. The exterior includes a fenced backyard, providing a defined space for outdoor enjoyment. This property blends modern updates with seamless outdoor utility. Included 100-Day Home Warranty with buyer activation

Key facts

• Fenced backyard
• 6,557 sq ft lot
• Parking

Tags

• FENCED BACKYARD
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property zoned R-2; Residential, single family residence
• Financial info: Lease restrictions apply
• HOA & community: No community features reported; No association fees

Exterior

• Parking: Driveway; Carport (1 space)
• Security: Owned security system
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single family residence; One story; Faces north
• Construction: Cement siding; Shingle roof; Slab foundation; Built on a 0.15-acre lot
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Range hood; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combined; Stone counters; Fireplace (other type)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $39 ($464/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 $195k (16.0% below list).
• Recommended offer: $195k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.0% in Orlando — 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 86/100 on livability (#12 in FL, #360 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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: Eccleston Elementary (math 22% / reading 28%, grade F, #2,030 of 2,144 statewide, top 95%, 357 students, 87% FRL); Carver Middle (math 29% / reading 27%, grade F, #486 of 571 statewide, top 86%, 721 students, 79% FRL); Jones High (math 9% / reading 25%, grade F, #597 of 667 statewide, top 90%, 1,672 students, 75% FRL) — zoned schools average 80% FRL vs 56% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 48% district-wide (-25 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 241 active listings in the ZIP; 34 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 43% of the median local income ($54k/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 $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

• It's been on market 33 days — a 3% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $194,967 (16.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $291,975
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
943 Amaros Ave	0.29mi	3/2.0	1,347 (+6%)	1mo	$330,000	$245	76
4515 Cypress St	0.27mi	3/2.0	1,383 (+8%)	4mo	$317,000	$229	70
4544 Cypress St	0.27mi	3/2.0	1,224 (-4%)	13mo	$280,000	$229	70
1790 Williams Manor Ave	0.51mi	3/1.5	1,322 (+4%)	2mo	$165,000	$125	66
4535 America St	0.39mi	3/2.0	1,276 (+0%)	22mo	$297,000	$233	63
1834 Willie Mays Pkwy	0.60mi	3/2.0	1,235 (-3%)	10mo	$276,900	$224	58
639 Cornelia Ct	0.56mi	4/2.0 (+1)	1,252 (-2%)	16mo	$281,000	$224	52
4529 W Gore Ave	0.23mi	3/2.0	1,439 (+13%)	20mo	$337,500	$235	51
4449 Malibu St	0.58mi	3/2.0	1,466 (+15%)	0mo	$165,000	$113	48
4649 College Dr	0.56mi	3/1.0	1,138 (-11%)	12mo	$285,000	$250	42
1229 Lescot Ln	0.56mi	4/2.0 (+1)	1,104 (-13%)	9mo	$259,000	$235	39
4752 Amoy Ct	0.45mi	3/1.5	1,104 (-13%)	20mo	$196,000	$178	38

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 · 0.15% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.38×
• Total profit: $-40,600
• Equity at exit: $34,592

10-year hold

• IRR: -16.9%
• Equity multiple: 0.18×
• Total profit: $-53,386
• Equity at exit: $20,059

Cash invested: $64,960 (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 32811

• Home prices YoY: -33.8%
• Rents YoY: 0.1%
• Active inventory: 241
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$1,217
• Tax from tax record: −$188 /mo · $2,259/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $39

Break-even live

Break-even rent $1,901

Max offer price $232,000

Occupancy floor 93%

Sensitivity live

Price	-10% $170	-5% $104	+0% $39	+5% $-27	+10% $-93
Rent	-10% $-115	-5% $-38	+0% $39	+5% $116	+10% $193
Rate	-1.0pp $156	-0.5pp $98	base $39	+0.5pp $-21	+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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4529 W Gore Ave Orlando, FL	3.0	2.0	1439	$2,549	$1.77	22d	1	0.20mi
701 S Ivey Ln Orlando, FL	2.0–3.0	1.0	871	$1,329	$1.53	25d	1	0.22mi
4118 Minoso St Orlando, FL	3.0	1.0	1213	$1,820	$1.50	0d	1	0.44mi
4201 Cepeda St Orlando, FL	4.0	2.0	1500	$1,800	$1.20	25d	1	0.47mi
4655 Cepeda St Orlando, FL	3.0	1.5	1266	$1,695	$1.34	25d	1	0.49mi
4487 Wheatley St Orlando, FL	4.0	2.0	1249	$1,950	$1.56	22d	1	0.51mi
1661 Gammon Ln Unit 1 Orlando, FL	4.0	3.0	1511	$2,500	$1.65	25d	1	0.59mi
1822 Horne Ave Orlando, FL	3.0	1.0	1249	$1,600	$1.28	25d	1	0.62mi
431 Gilman Cir Orlando, FL	3.0	2.0	1146	$1,626	$1.42	16d	1	0.63mi
3950 Columbia St Orlando, FL	1.0–2.0	1.0–2.0	875	$1,416	$1.62	25d	1	0.63mi
1920 Willie Mays Pkwy Orlando, FL	4.0	2.0	1446	$2,070	$1.43	22d	1	0.68mi
1343 Croyle Dr Orlando, FL	4.0	2.0	1273	$1,900	$1.49	25d	1	0.70mi
4957 Vista Lago Dr Orlando, FL	4.0	2.0	1364	$2,203	$1.62	0d	1	0.71mi
200 Fanfair Ave Orlando, FL	3.0	1.0	941	$1,730	$1.84	9d	1	0.75mi
5132 Elese St Orlando, FL	3.0	2.0	960	$1,800	$1.88	18d	1	0.78mi
2151 S Ivey Ln Orlando, FL	3.0	1.5	1080	$1,993	$1.85	6d	1	0.79mi
4431 Barley St Orlando, FL	4.0	1.0	1026	$864	$0.84	25d	1	0.80mi
5179 Lanette St Orlando, FL	4.0	1.5	1104	$1,895	$1.72	0d	1	0.81mi
5036 College Dr Orlando, FL	3.0	1.0	1500	$1,800	$1.20	25d	1	0.82mi
3810 Thompson St Orlando, FL	2.0	1.0	900	$1,500	$1.67	4d	1	0.83mi
4995 Mercer St Orlando, FL	3.0	2.0	1386	$2,500	$1.80	4d	1	0.87mi
5235 Florida Holly Dr Orlando, FL	3.0	2.0	1107	$2,100	$1.90	25d	1	0.90mi
4333 Cynthia St Orlando, FL	3.0	2.0	1039	$1,813	$1.74	23d	1	0.92mi
1025 Clovercrest Rd Orlando, FL	3.0	2.0	1050	$2,100	$2.00	25d	1	0.98mi
1025 Clovercrest Rd Orlando, FL	3.0	2.0	1050	$2,100	$2.00	19d	1	0.98mi
5300 Lescot Ln Orlando, FL	3.0	2.0	1143	$1,900	$1.66	25d	1	1.02mi
5377 Rosegay Ct Orlando, FL	4.0	2.0	1815	$2,000	$1.10	0d	1	1.08mi
5425 Wood Crossing St Orlando, FL	4.0	2.0	1300	$2,200	$1.69	6d	1	1.11mi
Unit 3-207 Orlando, FL	2.0	2.0	1159	$1,600	$1.38	6d	1	1.17mi
4226 Kelly Miller Ct Orlando, FL	3.0	1.0	1126	$1,950	$1.73	25d	1	1.17mi
907 S Kirkman Rd Orlando, FL	2.0–4.0	2.0	1131	$1,660	$1.47	0d	16	1.31mi
97 N Goldwyn Ave Orlando, FL	3.0	2.0	1531	$2,400	$1.57	25d	1	1.39mi
1401 S Kirkman Rd Orlando, FL	1.0–3.0	1.0–2.0	917	$2,272	$2.48	0d	32	1.40mi
2419 Orange Center Blvd Orlando, FL	3.0	2.0	1526	$2,600	$1.70	25d	1	1.46mi

Listing history 28 events

1. 2026-06-21
   days on market $232,000 Active 33 DOM
2. 2026-06-18
   days on market $232,000 Active 30 DOM
3. 2026-06-17
   days on market $232,000 Active 29 DOM
4. 2026-06-16
   days on market $232,000 Active 28 DOM
5. 2026-06-15
   days on market $232,000 Active 27 DOM
6. 2026-06-13
   days on market $232,000 Active 25 DOM
7. 2026-06-13
   days on market $232,000 Active 24 DOM
8. 2026-06-09
   days on market $232,000 Active 21 DOM
9. 2026-06-08
   days on market $232,000 Active 20 DOM
10. 2026-06-07
    days on market $232,000 Active 19 DOM
11. 2026-06-04
    days on market $232,000 Active 16 DOM
12. 2026-06-03
    days on market $232,000 Active 15 DOM
13. 2026-06-02
    days on market $232,000 Active 14 DOM
14. 2026-06-01
    days on market $232,000 Active 13 DOM
15. 2026-05-31
    days on market $232,000 Active 12 DOM
16. 2026-05-19
    listed $232,000 Active
17. 2024-04-10
    historical $1,750
18. 2024-04-07
    listed $1,750
19. 2024-04-07
    historical $1,750
20. 2024-04-07
    listed $1,750
21. 2024-03-03
    historical $1,800
22. 2024-02-28
    listed $1,800
23. 2024-02-27
    historical $1,850
24. 2023-11-30
    listed $1,850
25. 2023-11-30
    historical $1,850
26. 2023-11-28
    listed $1,850
27. 2023-09-10
    historical $1,823
28. 2023-08-24
    listed $1,823

ⓘ 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: $2,259 · $188/mo
• Projected year-2 tax: $2,259 · $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) · 20% 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: $23,396
• − Mortgage interest: −$12,996
• − Property taxes: −$2,259
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,749
• Taxable loss: −$3,511
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $1,307/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 — Orlando

• Score: 86/100
• State rank: #12
• US rank: #360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 41,475
• Household income: $54,082
• Rent vs Own: 69.9% rent · 30.1% own
• Severe rent burden: 2728.0

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 0.66)
• Race & ethnicity: Black 50% Hispanic / Latino 27% Two or more races 17% White 12% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 4% Russian 1%
• Foreign-born: 31% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 21% French/Haitian/Cajun 8% Other Indo-European 6%

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: ▼ -145.37%
• Current HPI: 284.9191
• Rent YoY: ▲ 0.15%
• 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

+12626.3% since first listed

13 events — show timeline

• 2026-05-19 Listed $232,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-10 Rental Removed $1,750 APPFOLIO
• 2024-04-07 Listed for Rent $1,750 APPFOLIO
• 2024-04-07 Rental Removed $1,750 TURBOTENANT
• 2024-04-07 Listed for Rent $1,750 TURBOTENANT
• 2024-03-03 Rental Removed $1,800 BUILDIUM
• 2024-02-28 Listed for Rent $1,800 BUILDIUM
• 2024-02-27 Rental Removed $1,850 STELLARMLS
• 2023-11-30 Listed for Rent $1,850 STELLARMLS
• 2023-11-30 Rental Removed $1,850 BUILDIUM
• 2023-11-28 Listed for Rent $1,850 BUILDIUM
• 2023-09-10 Rental Removed $1,823 BUILDIUM
• 2023-08-24 Listed for Rent $1,823 BUILDIUM

Property tax history

+17.5%/yr

Latest (2025): $2,259 · +13.5% YoY. Source: county tax records.