385 Lime St · Eatonville, FL 32751

$419,900

4 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 221 Days on market

Built 1989 5,681 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Wonderful investment opportunity in historic Eatonville. Large corner lot. Roof was replaced in 2023. HVAVs and water heaters were replaced in 2021. Updated kitchen and bathroom were updated in both bathrooms. The property is completely fenced. There are (2) parking spaces for each unit. Side (1) is currently leased at $1,315 each month. Side #2 is vacant. Side #2 was just updated. is also $1,315 each month Duplex is convenient to I-4 Lee Rd. and SR1792. Community pool, churches, shopping and restaraunts

Key facts

• Historic eatonville
• Large corner lot
• Hvavs replaced

Tags

• HISTORIC EATONVILLE
• LARGE CORNER LOT
• ROOF REPLACED
• HVAVS REPLACED
• WATER HEATERS REPLACED
• UPDATED KITCHEN

Property features AI

Finance

• Other: Property zoned R-2; Total lot about 0.13 acres (planned unit development); Total living/building area reported as 1,680 square feet
• Financial info: Annual net income reported for the multifamily property: $30,000; Pro forma rent for each 2-bedroom unit: $1,275
• HOA & community: No HOA / association

Exterior

• Parking: No specific parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable available
• Home design: Duplex (residential income); One story
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of a single building (one building on site)
• Exterior features: Fenced yard; Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 4 bedrooms; Two 2-bedroom units (each unit listed as a 2-bedroom)
• Flooring: Ceramic tile
• Bathrooms: Multiple bathrooms (each 2-bedroom unit has 1 bathroom)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room / dining room combo; Stone counters
• Laundry & utility: Washer hookup; Washer/dryer connections in kitchen area; Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive. Per door: $51/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (17.2% below list).
• Recommended offer: $348k (17.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#721 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: crime F, amenities F, employment 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: Hungerford Elementary (math 27% / reading 27%, grade F, #1,969 of 2,144 statewide, top 94%, 271 students, 74% FRL); Maitland Middle (math 62% / reading 61%, grade B+, #124 of 571 statewide, top 22%, 800 students, 47% FRL); Edgewater High (math 14% / reading 46%, grade F, #441 of 667 statewide, top 67%, 2,059 students, 52% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 200 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 44% of the median local income ($95k/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 $3k of loan paydown is wiped out by about $13k 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 221 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $80k; list at $420k implies a 425% 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 $347,500 (17.2% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-65,545
• Equity at exit: $62,608

10-year hold

• IRR: -9.4%
• Equity multiple: 0.45×
• Total profit: $-64,887
• Equity at exit: $36,305

Cash invested: $117,572 (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 32751

• Rents YoY: 1.9%
• Active inventory: 200
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $3,475 high
• Mortgage (P&I): −$2,202
• Tax from tax record: −$266 /mo · $3,186/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $103

Break-even live

Break-even rent $3,345

Max offer price $419,900

Occupancy floor 92%

Sensitivity live

Price	-10% $340	-5% $222	+0% $103	+5% $-16	+10% $-135
Rent	-10% $-172	-5% $-34	+0% $103	+5% $240	+10% $377
Rate	-1.0pp $314	-0.5pp $210	base $103	+0.5pp $-6	+1.0pp $-117

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,476
Total (2 units)			$3,475

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Clark St Maitland, FL	3.0	2.0	1980	$2,300	$1.16	25d	1	0.24mi
310 Clark St Maitland, FL	4.0	2.0	2000	$2,100	$1.05	16d	1	0.24mi
1135 Grove St #146 Maitland, FL	3.0	2.5	1565	$2,050	$1.31	25d	1	0.26mi
16 Eaton St Maitland, FL	3.0	2.0	1323	$2,300	$1.74	16d	1	0.50mi
304 Lake Ave Maitland, FL	1.0–3.0	1.0–3.0	1046	$3,239	$3.10	0d	21	0.64mi
100 Boucle Jeanne Cir Maitland, FL	1.0–3.0	1.0–2.0	1125	$3,857	$3.43	0d	10	0.66mi
1701 Lee Rd Winter Park, FL	3.0	1.0–2.0	813	$2,172	$2.67	4d	18	0.68mi
722 Baltimore Dr Orlando, FL	3.0	2.0	1453	$2,050	$1.41	9d	1	0.79mi
921 S Orlando Ave Maitland, FL	1.0–3.0	1.0–2.0	1265	$3,069	$2.43	0d	38	0.83mi
470 Sunnyview Cir Orlando, FL	4.0	3.0	1565	$2,085	$1.33	16d	1	0.88mi
2500 Carver Ave Orlando, FL	3.0	1.0	1110	$1,875	$1.69	19d	1	0.90mi
1305 Morgan Stanley Ave Winter Park, FL	3.0	1.0–3.0	1102	$3,866	$3.51	0d	24	0.92mi
101 Samuel St Orlando, FL	3.0	2.0	1580	$1,975	$1.25	19d	1	0.97mi
1807 N Park Ave Winter Park, FL	3.0	2.0	1747	$2,950	$1.69	25d	1	1.17mi
1051 Lee Rd Orlando, FL	1.0–3.0	1.0–2.0	934	$1,495	$1.60	22d	1	1.26mi
430 E Packwood Ave Maitland, FL	1.0–3.0	1.0–2.0	1130	$2,515	$2.23	4d	13	1.29mi
912 Neuse Ave Orlando, FL	3.0	2.0	1388	$2,079	$1.50	9d	1	1.29mi
400 N Orlando Ave Maitland, FL	1.0–3.0	1.0–2.0	1040	$2,937	$2.82	0d	14	1.39mi
151 N Orlando Ave Winter Park, FL	2.0–3.0	1.0–2.0	1134	$2,750	$2.43	6d	3	1.44mi
151 N Orlando Ave Winter Park, FL	3.0	1.0–2.0	1500	$2,500	$1.67	25d	2	1.44mi
735 Alton Ave Orlando, FL	3.0	2.0	1174	$1,800	$1.53	9d	1	1.44mi
601 Trelago Way Maitland, FL	3.0	1.0–2.0	1058	$3,250	$3.07	0d	16	1.47mi

Listing history 11 events

1. 2026-05-31
   days on market $419,900 Active 221 DOM
2. 2025-10-22
   listed $419,900 Active
3. 2025-09-30
   historical
4. 2025-06-27
   price $419,900
5. 2025-04-12
   listed $449,900 Active
6. 2016-08-30
   historical
7. 2016-06-24
   price $170,000
8. 2016-05-03
   listed $165,000 Active
9. 2016-05-02
   listed $165,000 Active
10. 2016-05-02
    historical
11. 2000-11-28
    soldstatus $80,000

ⓘ 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: $3,186 · $266/mo
• Projected year-2 tax: $3,485 · $290/mo
• Expected delta: +$299/yr (+$25/mo · 9.4%)

ⓘ 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 ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $41,700
• − Mortgage interest: −$23,521
• − Property taxes: −$3,186
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,336
• − Management: −$3,336
• − Depreciation: −$12,215
• Taxable loss: −$5,994
• Est. tax savings @ 24.0%: +$1,439
• After-tax cash flow: $2,672/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 — Eatonville

• Score: 63/100
• State rank: #721
• US rank: #15456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eatonville, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 22,103
• Household income: $95,387
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 950.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 15% Black 13% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 1% Dominican 1%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 2% Chinese 1%

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: ▼ -342.25%
• Current HPI: 316.2808
• Rent YoY: ▲ 1.86%
• 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

+424.9% since first listed

10 events — show timeline

• 2025-10-22 Listed $419,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-27 Price Changed $419,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-12 Listed $449,900 Stellar MLS as Distributed by MLS Grid
• 2016-08-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-06-24 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-03 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-02 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2000-11-28 Sold (Public Records) $80,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $3,186 · +11.7% YoY. Source: county tax records.