1023 W Gore St W · Orlando, FL 32805

$255,000

4 bd · 1.0 ba · 2,096 sqft · SingleFamily public records · 894 Days on market

Built 1954 6,598 sqft lot Est $281k · 9% under ↓ 27% since listing

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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 +11.9/30.0
• ARV discount +11.6/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• DSCR +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale. Price Drop!!!! Cash Only. This 3/3 home is a must See! Super beautiful potential for investment property while offering all the space you will need for a single-family home with a walk in laundry plus two kitchens in main home. This property has full access to all major highways within minutes, including a bonus room. Great location central to downtown Orlando. Home offers additional detached structure for additional income. With a few additions and upgrades this could be the dream home your client has been looking for or investment. Owner occupied. ALL SHOWINGS MUST BE AFTER 12PM.

Key facts

• 6,598 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Homestead exempt; Zoned R-3B/T/PH; Lot approximately 0.15 acres; No lease restrictions; Living area reported as 2,578 sq ft; Directions provided for access
• HOA & community: Street lights in the community

Exterior

• Parking: 1-car garage; Other parking
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; High-speed internet available; Phone available; Water available and connected
• Home design: Single-family residence; One story; Faces south; Residential property
• Construction: Block construction; Built-up roof; Slab foundation; Built as a single-level home
• Exterior features: Cross-fenced yard; Guest house and other additional structures; Dirt road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Blinds; Inside utility; Other interior features
• Laundry & utility: Indoor laundry; Washer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-66 ($-794/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (10.4% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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: Jones High (math 9% / reading 25%, grade F, #597 of 667 statewide, top 90%, 1,672 students, 75% FRL) — zoned schools average 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 48% district-wide (-32 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 140 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $2,285/mo this rent would consume 68% of the median local household income ($41k/yr) (locally 1597% 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 $8k 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 894 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $95k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $224,400 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 894 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.90% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $280,864
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 18th St	0.69mi	3/2.0 (-1)	1,788 (-15%)	1mo	$240,000	$134	33

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.31×
• Total profit: $-49,012
• Equity at exit: $38,021

10-year hold

• IRR: -16.9%
• Equity multiple: 0.13×
• Total profit: $-61,911
• Equity at exit: $22,048

Cash invested: $71,400 (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 32805

• Home prices YoY: -7.6%
• Rents YoY: 1.4%
• Active inventory: 140
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,285 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$428 /mo · $5,132/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-66

Break-even live

Break-even rent $2,369

Max offer price $243,306

Occupancy floor 98%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
732 S Lee Ave Orlando, FL	3.0	2.5	1914	$2,295	$1.20	18d	1	0.23mi
728 Columbia St Orlando, FL	3.0	1.0	1500	$1,500	$1.00	15d	1	0.35mi
728 Columbia St Unit A Orlando, FL	3.0	1.0	1500	$1,500	$1.00	24d	1	0.35mi
638 Columbia St Orlando, FL	4.0	1.0	1500	$1,500	$1.00	24d	1	0.42mi
930 18th St Unit A Orlando, FL	4.0	1.0	1500	$1,500	$1.00	24d	1	0.59mi
733 Main Ln Orlando, FL	3.0	1.0–2.0	1044	$3,014	$2.89	1d	25	1.02mi
2419 Orange Center Blvd Orlando, FL	3.0	2.0	1526	$2,600	$1.70	24d	1	1.05mi
2314 W South St Orlando, FL	3.0	2.0	1440	$2,000	$1.39	15d	1	1.20mi
416 Sun Ct Orlando, FL	5.0	2.0	3000	$2,000	$0.67	24d	1	1.23mi
505 Chatham Ave Orlando, FL	3.0	1.0–2.0	1022	$3,144	$3.08	3d	27	1.32mi
135 W Grant St Unit 135 Orlando, FL	3.0	3.5	1969	$3,550	$1.80	24d	1	1.33mi
111 E Washington St Orlando, FL	3.0	3.5	2895	$9,000	$3.11	24d	1	1.36mi
100 W Grant St Orlando, FL	3.0	1.0–2.0	1088	$2,530	$2.32	2d	17	1.41mi
1816 Rendale Dr Orlando, FL	3.0	2.0	1616	$2,300	$1.42	18d	1	1.45mi
123 E Muriel St Orlando, FL	3.0	2.5	2355	$3,295	$1.40	22d	1	1.46mi
3024 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,480	$1.40	24d	1	1.46mi
101 Lake Ave Orlando, FL	3.0	2.0	1706	$4,000	$2.34	24d	1	1.47mi
151 E Robinson St Orlando, FL	4.0	1.0–3.5	1815	$10,000	$5.51	15d	2	1.47mi
515 Florida St Orlando, FL	3.0	4.0	2373	$4,700	$1.98	7d	1	1.47mi
332 E Kaley St Orlando, FL	3.0	2.5	1671	$2,500	$1.50	24d	1	1.48mi
332 E Kaley St Orlando, FL	3.0	2.5	1750	$2,695	$1.54	7d	1	1.48mi
420 E Church St Orlando, FL	1.0–3.0	1.0–2.0	1086	$3,289	$3.03	2d	12	1.48mi
413 E Pine St Orlando, FL	3.0	2.0	1743	$3,485	$2.00	24d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $255,000 Active 894 DOM
2. 2026-06-17
   remarks 600-char remark
3. 2026-06-17
   days on market $255,000 Active 893 DOM
4. 2026-06-16
   days on market $255,000 Active 892 DOM
5. 2026-06-15
   days on market $255,000 Active 891 DOM
6. 2026-06-13
   days on market $255,000 Active 889 DOM
7. 2026-06-13
   days on market $255,000 Active 888 DOM
8. 2026-06-09
   days on market $255,000 Active 885 DOM
9. 2026-06-08
   days on market $255,000 Active 884 DOM
10. 2026-06-07
    days on market $255,000 Active 883 DOM
11. 2026-06-04
    days on market $255,000 Active 880 DOM
12. 2026-06-03
    days on market $255,000 Active 879 DOM
13. 2026-06-02
    days on market $255,000 Active 878 DOM
14. 2026-06-02
    days on market $255,000 Active 877 DOM
15. 2026-05-31
    days on market $255,000 Active 876 DOM
16. 2026-03-02
    status Active
17. 2026-01-05
    status Pending
18. 2025-10-16
    price $255,000
19. 2025-01-09
    price $270,000
20. 2024-07-23
    status Active
21. 2024-04-17
    status Active
22. 2023-11-08
    historical
23. 2023-10-23
    status Active
24. 2023-10-21
    historical
25. 2023-09-27
    status Active
26. 2023-05-25
    status Pending
27. 2023-02-10
    price $290,000
28. 2022-10-22
    listed $350,000 Active

ⓘ 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: $5,132 · $428/mo
• Projected year-2 tax: $5,132 · $428/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 · 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: $27,417
• − Mortgage interest: −$14,284
• − Property taxes: −$5,132
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$7,418
• Taxable loss: −$5,079
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $425/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): 19,294
• Household income: $40,515
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1597.0

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 (70%)
• Race & ethnicity: Black 70% Hispanic / Latino 15% White 13% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 9% Russian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 11% French/Haitian/Cajun 8%

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: ▼ -35.19%
• Current HPI: 429.3242
• Rent YoY: ▲ 1.42%
• 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

-27.1% since first listed

13 events — show timeline

• 2026-03-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-11-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-10-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-09-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-05-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-10 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-22 Listed $350,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+32.4%/yr

Latest (2025): $5,132 · +8.5% YoY. Source: county tax records.