20669 Mallard Pkwy · Wedgefield, FL 32833

$299,000

3 bd · 2.0 ba · 1,248 sqft · Townhouse public records · 15 Days on market

Built 1985 6,827 sqft lot

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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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome home to this well-maintained 3-bedroom, 2-bath home situated on a desirable corner lot in the heart of Wedgefield. Offering a spacious split-bedroom floor plan, this home features tile flooring throughout the main living areas and brand-new carpet in the primary bedroom for added comfort. The light-filled living and dining area boasts soaring vaulted ceilings and skylights, creating an open and airy atmosphere. The kitchen offers ample cabinet and counter space and is equipped with a stainless steel oversized refrigerator, making meal prep and entertaining a breeze. The spacious primary suite features a large walk-in closet and private bath, w

Key facts

• Community park
• Vaulted ceilings
• Skylights

Tags

• PRIVATE FENCED BACKYARD
• VAULTED CEILINGS
• SKYLIGHTS
• SPLIT BEDROOM FLOOR PLAN
• COMMUNITY PARK
• WALKING TRAILS

Property features AI

Finance

• Other: Homestead exemption; No lease restrictions; Located on the corner of Mallard Pkwy across from a large vacant lot
• HOA & community: Has HOA (association name TBD) — optional fees; Cats and dogs allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Residential half duplex; Single-story (one level); Faces north
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.16-acre lot
• Exterior features: Private mailbox; Sliding doors; Wood fencing; Asphalt road access

Interior

• Kitchen: Cooktop; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Thermostat; Skylight(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $299k.

Deal economics

• At list price, monthly cash flow is $68 ($814/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 $233k (22.1% below list).
• Recommended offer: $233k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.1% in Wedgefield — 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 68/100 on livability (#523 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute 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: Columbia Elementary (math 62% / reading 67%, grade B, #525 of 2,144 statewide, top 26%, 509 students, 50% FRL); Corner Lake Middle (math 42% / reading 47%, grade D, #320 of 571 statewide, top 57%, 841 students, 54% FRL); East River High (math 27% / reading 47%, grade F, #340 of 667 statewide, top 52%, 2,050 students, 45% FRL).
• Market conditions: 194 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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 15 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; list at $299k implies a 194% 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,801 (22.1% below list)

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 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?
3. 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?
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: 0.78% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-44,278
• Equity at exit: $44,582

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-33,588
• Equity at exit: $25,852

Cash invested: $83,720 (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 32833

• Home prices YoY: -12.9%
• Active inventory: 194
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,328 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $68

Break-even live

Break-even rent $2,242

Max offer price $299,000

Occupancy floor 92%

Sensitivity live

Price	-10% $237	-5% $152	+0% $68	+5% $-17	+10% $-101
Rent	-10% $-116	-5% $-24	+0% $68	+5% $160	+10% $252
Rate	-1.0pp $218	-0.5pp $144	base $68	+0.5pp $-10	+1.0pp $-88

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20515 Macon Pkwy Orlando, FL	3.0	2.0	1468	$2,100	$1.43	26d	1	0.21mi

Listing history 12 events

1. 2026-06-21
   status $299,000 Pending 15 DOM
2. 2026-06-18
   days on market $299,000 Active 15 DOM
3. 2026-06-17
   days on market $299,000 Active 14 DOM
4. 2026-06-16
   days on market $299,000 Active 13 DOM
5. 2026-06-15
   days on market $299,000 Active 12 DOM
6. 2026-06-13
   days on market $299,000 Active 10 DOM
7. 2026-06-13
   days on market $299,000 Active 9 DOM
8. 2026-06-09
   days on market $299,000 Active 6 DOM
9. 2026-06-08
   days on market $299,000 Active 5 DOM
10. 2026-06-07
    days on market $299,000 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $299,000 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: $945 · $79/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$1,537/yr (+$128/mo · 162.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,936
• − Mortgage interest: −$16,749
• − Property taxes: −$945
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$8,698
• Taxable loss: −$4,420
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $1,875/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 — Wedgefield

• Score: 68/100
• State rank: #523
• US rank: #9669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wedgefield, FL
• County: Orange County · 1,471,359 people
• City population: 11,389
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 11,389
• Household income: $98,733
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 206.0

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 0.65)
• Race & ethnicity: White 51% Hispanic / Latino 26% Black 11% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 16% Cuban 4%
• Common ancestry: Italian 2% Hispanic 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam, Jamaica
• Languages at home: 75% English-only · Spanish 20% Vietnamese 2% Tagalog/Filipino 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: ▼ -47.65%
• Current HPI: 321.412
• Rent YoY: —
• 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

+349.6% since first listed

3 events — show timeline

• 2026-06-03 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 1998-12-02 Sold (Public Records) $101,800 Public Records
• 1987-07-01 Sold (Public Records) $66,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $945 · +12.9% YoY. Source: county tax records.