4842 Pebble Beach Dr Unit 1006C · Orlando, FL 32811

$122,000

3 bd · 3.0 ba · 1,423 sqft · Condo public records · 98 Days on market

Built 1973 $739/mo HOA · 36% of rent

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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 +15.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price improvement! You won't want to miss this amazing 3 bedroom, 2 bathroom condominium conveniently located near Universal Studios and The Mall of Millenia! This condo features a large master bedroom, open family room, high ceilings, a front balcony and rear covered patio! With over 1400 square feet of living space, this unit is priced to sell. Don't delay and schedule your showing today!

Key facts

• Open floor plan
• Large front porch
• Double front doors

Tags

• LARGE FRONT PORCH
• DOUBLE FRONT DOORS
• OPEN FLOOR PLAN
• OPEN KITCHEN
• BREAKFAST BAR
• SPACIOUS LIVING ROOM

Property features AI

Finance

• Other: Unfurnished unit
• Financial info: Total monthly fees shown: $739.14; Total annual fees shown: $8,869.68; Lease restrictions apply
• HOA & community: Monthly HOA dues ($739.14) covering pool, maintenance (structure and grounds), recreational facilities, sewer, trash and water; Association amenities: clubhouse, pool, tennis courts; Association approval required; Pets allowed (max 30 lbs)

Exterior

• Parking: Covered parking; Carport (1 space); Assigned parking spaces 84 and 84A
• Utilities: Public water connected; Public sewer connected; Electricity connected
• Home design: Condominium; Residential property; 2 total stories; Facing east; Unit located on 2nd floor
• Construction: Frame construction; Shingle roof; Slab foundation; Building number 4842; Built as part of a multi-unit complex
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Eat-in kitchen; Solid surface counters; Solid wood cabinets
• Bedrooms: 3 bedrooms (unit is upstairs)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Living/dining combination; Open floorplan; Solid surface counters; Solid wood cabinets
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $122k.

Deal economics

• At list price, monthly cash flow is $43 ($513/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $111k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Market conditions: Rents flat; 238 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,057/mo this rent would consume 46% of the median local household income ($54k/yr) (locally 2728% 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 $843 of loan paydown is wiped out by about $4k 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 98 days — a 9% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• 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 $111,020 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.15% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.35×
• Total profit: $-22,298
• Equity at exit: $18,191

10-year hold

• IRR: -32.2%
• Equity multiple: -0.06×
• Total profit: $-36,170
• Equity at exit: $10,548

Cash invested: $34,160 (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: 238
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$640
• Tax est. 1.5%: −$152 /mo · $1,830/yr
• Insurance: −$51
• HOA: −$739
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $43

Break-even live

Break-even rent $2,003

Max offer price $122,000

Occupancy floor 93%

Sensitivity live

Price	-10% $127	-5% $85	+0% $43	+5% $1	+10% $-42
Rent	-10% $-120	-5% $-39	+0% $43	+5% $124	+10% $205
Rate	-1.0pp $104	-0.5pp $74	base $43	+0.5pp $11	+1.0pp $-21

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4836 Pebble Beach Dr Unit B Orlando, FL	3.0	3.0	1834	$2,240	$1.22	24d	1	0.00mi
4836 Pebble Beach Dr Unit 1002B Orlando, FL	3.0	3.0	1834	$2,240	$1.22	17d	1	0.00mi
4700 Jasmine Creek Ln #1512 Orlando, FL	3.0	2.5	1617	$1,795	$1.11	5d	1	0.03mi
5303 Indian Creek Dr Orlando, FL	2.0	2.0	1123	$1,500	$1.34	3d	1	0.03mi
4881 Cypress Woods Dr Orlando, FL	2.0–3.0	2.0	1268	$2,600	$2.05	24d	2	0.08mi
4849 Cypress Woods Dr #1102 Orlando, FL	2.0	2.0	1107	$1,925	$1.74	24d	1	0.12mi
4618 Middlebrook Rd Orlando, FL	2.0	1.0–2.0	710	$1,999	$2.82	3d	28	0.16mi
5501 Conroy Rd Orlando, FL	2.0	1.5	930	$1,439	$1.55	3d	3	0.20mi
4860 Cypress Woods Dr Orlando, FL	1.0–2.0	1.0–2.0	786	$1,849	$2.35	3d	18	0.21mi
5371 Bamboo Ct #401 Orlando, FL	2.0	2.5	1285	$1,000	$0.78	24d	1	0.26mi
5278 Dove Tree St Orlando, FL	3.0	2.0	1774	$3,200	$1.80	18d	1	0.26mi
5349 Bamboo Ct #416 Orlando, FL	2.0	2.5	1285	$2,150	$1.67	24d	1	0.28mi
4434 Middlebrook Rd Unit 4 Orlando, FL	3.0	3.0	1447	$2,300	$1.59	24d	1	0.34mi
4772 Silver Birch Way Orlando, FL	3.0	2.5	1601	$2,795	$1.75	24d	1	0.35mi
4772 Silver Birch Way Orlando, FL	3.0	2.5	1601	$2,795	$1.75	5d	1	0.35mi
5269 Middle Ct #130 Orlando, FL	2.0	2.5	1285	$1,800	$1.40	18d	1	0.38mi
4000 Middlebrook Rd Orlando, FL	1.0–3.0	1.0–2.0	979	$2,449	$2.50	8d	27	0.40mi
4448 Pinebark Ave Orlando, FL	2.0	2.0	965	$1,890	$1.96	17d	1	0.40mi
5112 Conroy Rd Unit 311 Orlando, FL	2.0	2.0	988	$1,600	$1.62	24d	1	0.40mi
5168 Conroy Rd Unit 21 Orlando, FL	2.0	1.0	919	$1,525	$1.66	24d	1	0.41mi
5587 Millennia Park Dr Unit 214 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	18d	1	0.41mi
5587 Millennia Park Dr Unit 210 Orlando, FL	2.0	2.0	1023	$2,250	$2.20	24d	1	0.41mi
5587 Millennia Park Dr Unit 121 Orlando, FL	3.0	2.0	1023	$1,700	$1.66	24d	1	0.41mi
5587 Millennia Park Dr Unit 514 Orlando, FL	2.0	2.0	1023	$1,890	$1.85	21d	1	0.41mi
5587 Millennia Park Dr Unit 409 Orlando, FL	2.0	2.0	1023	$2,380	$2.33	24d	1	0.41mi
5579 Millennia Park Dr Unit 409 Orlando, FL	3.0	2.0	1023	$2,000	$1.96	14d	1	0.41mi
5587 Millennia Park Dr Unit 206 Orlando, FL	2.0	2.0	1023	$1,850	$1.81	24d	1	0.41mi
5587 Millennia Park Dr Unit 508 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	8d	1	0.41mi
5587 Millennia Park Dr Unit 224 Orlando, FL	2.0	2.0	1022	$2,400	$2.35	24d	1	0.41mi
5579 Millennia Park Dr Unit 124 Orlando, FL	2.0	2.0	1023	$2,050	$2.00	24d	1	0.41mi
5587 Millennia Park Dr Unit 402 Orlando, FL	2.0	2.0	1023	$2,000	$1.96	24d	1	0.41mi
5587 Millennia Park Dr Unit 424 Orlando, FL	2.0	2.0	1023	$1,990	$1.95	24d	1	0.41mi
5587 Millennia Park Dr Unit 113 Orlando, FL	2.0	2.0	1023	$2,200	$2.15	24d	1	0.41mi
5579 Millennia Park Dr Unit 321 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	24d	1	0.41mi
5168 Conroy Rd #28 Orlando, FL	2.0	1.0	919	$1,650	$1.80	12d	1	0.42mi
5160 Conroy Rd #1422 Orlando, FL	2.0	2.0	988	$1,680	$1.70	24d	1	0.42mi
4448 Pinebark Ave Unit 56/1 Orlando, FL	2.0	2.0	965	$1,890	$1.96	24d	1	0.43mi
5120 Conroy Rd Orlando, FL	1.0–2.0	1.0–2.0	849	$1,650	$1.94	15d	1	0.43mi
5120 Conroy Rd #511 Orlando, FL	2.0	2.0	988	$1,595	$1.61	24d	1	0.43mi
5120 Conroy Rd #511 Orlando, FL	2.0	2.0	988	$1,595	$1.61	17d	1	0.43mi

HOA detail condo

• Monthly dues: $739 · $8,868/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-15
   status Pending
2. 2026-04-02
   price $122,000
3. 2026-02-06
   listed $132,000 Active
4. 2022-06-23
   soldstatus $225,000
5. 2022-04-13
   soldstatus $170,000
6. 2020-09-30
   soldstatus $85,000
7. 2020-09-29
   soldstatus $85,000 Sold 393-char remark

   Show marketing remark (393 chars)

   Price improvement! You won't want to miss this amazing 3 bedroom, 2 bathroom condominium conveniently located near Universal Studios and The Mall of Millenia! This condo features a large master bedroom, open family room, high ceilings, a front balcony and rear covered patio! With over 1400 square feet of living space, this unit is priced to sell. Don't delay and schedule your showing today!

8. 2020-09-11
   status Pending 393-char remark

   Show marketing remark (393 chars)

   Price improvement! You won't want to miss this amazing 3 bedroom, 2 bathroom condominium conveniently located near Universal Studios and The Mall of Millenia! This condo features a large master bedroom, open family room, high ceilings, a front balcony and rear covered patio! With over 1400 square feet of living space, this unit is priced to sell. Don't delay and schedule your showing today!

9. 2020-09-05
   price $109,900 393-char remark

   Show marketing remark (393 chars)

   Price improvement! You won't want to miss this amazing 3 bedroom, 2 bathroom condominium conveniently located near Universal Studios and The Mall of Millenia! This condo features a large master bedroom, open family room, high ceilings, a front balcony and rear covered patio! With over 1400 square feet of living space, this unit is priced to sell. Don't delay and schedule your showing today!

10. 2020-08-25
    status Active 393-char remark

    Show marketing remark (393 chars)

    Price improvement! You won't want to miss this amazing 3 bedroom, 2 bathroom condominium conveniently located near Universal Studios and The Mall of Millenia! This condo features a large master bedroom, open family room, high ceilings, a front balcony and rear covered patio! With over 1400 square feet of living space, this unit is priced to sell. Don't delay and schedule your showing today!

11. 2020-07-28
    status Pending 393-char remark

    Show marketing remark (393 chars)

    Price improvement! You won't want to miss this amazing 3 bedroom, 2 bathroom condominium conveniently located near Universal Studios and The Mall of Millenia! This condo features a large master bedroom, open family room, high ceilings, a front balcony and rear covered patio! With over 1400 square feet of living space, this unit is priced to sell. Don't delay and schedule your showing today!

12. 2020-07-24
    listed $129,900 Active 393-char remark

    Show marketing remark (393 chars)

    Price improvement! You won't want to miss this amazing 3 bedroom, 2 bathroom condominium conveniently located near Universal Studios and The Mall of Millenia! This condo features a large master bedroom, open family room, high ceilings, a front balcony and rear covered patio! With over 1400 square feet of living space, this unit is priced to sell. Don't delay and schedule your showing today!

13. 2005-07-27
    soldstatus $148,500
14. 1979-10-01
    soldstatus $60,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $24,681
• − Mortgage interest: −$6,834
• − Property taxes: −$1,830
• − Insurance: −$610
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$8,868
• − Depreciation: −$3,549
• Taxable loss: −$959
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $743/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

• Census place: Orlando, FL
• 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

+101.7% since first listed

14 events — show timeline

• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $122,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $132,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-23 Sold (Public Records) $225,000 Public Records
• 2022-04-13 Sold (Public Records) $170,000 Public Records
• 2020-09-30 Sold (Public Records) $85,000 Public Records
• 2020-09-29 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-09-05 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2020-08-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-07-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-07-24 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2005-07-27 Sold (Public Records) $148,500 Public Records
• 1979-10-01 Sold (Public Records) $60,500 Public Records

Property tax history

-14.9%/yr

Latest (2025): $135 · +25.0% YoY. Source: county tax records.