4132 Westgate Rd · Pine Hills, FL 32808

$310,350

5 bd · 2.0 ba · 1,910 sqft · SingleFamily public records · 21 Days on market

Built 1966 7,514 sqft lot Est $327k · at est.

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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 +13.5/30.0
• ARV discount +9.7/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Wonderful 3 bed 2 bath home in Pine Hills. Tenant in place through 11/30/19. Great rental opportunity.

Key facts

• Versatile layout
• Screened-in porch
• Bright living area

Tags

• SCREENED-IN PORCH
• VERSATILE LAYOUT
• BRIGHT LIVING AREA
• PRACTICAL KITCHEN

Property features AI

Finance

• Other: Zoned R-1A; Lot size about 0.17 acres (0 to less than 1/4 acre)
• HOA & community: No HOA association indicated

Exterior

• Utilities: Water: See remarks; Sewer: Other; Utilities: Other
• Home design: Single family residence; Residential property; One story; Facing east
• Construction: Shingle roof; Other construction materials; Slab foundation; Built on or before public records indicate (see listing for year built)
• Exterior features: Sidewalk

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 5 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $10 ($124/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 $265k (14.7% below list).
• Recommended offer: $265k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Pine Hills — 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 73/100 on livability (#317 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment D, amenities 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.
• Market conditions: Rents soft (-0.3%/yr); 246 active listings in the ZIP; 7 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).
• At $2,646/mo this rent would consume 64% of the median local household income ($50k/yr) (locally 4039% 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 $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 21 days — a 2% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $132k; list at $310k implies a 134% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,623 (14.7% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $326,610
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4003 Wendy Dr	0.14mi	4/2.0 (-1)	2,022 (+6%)	23mo	$345,000	$171	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.34×
• Total profit: $-57,386
• Equity at exit: $46,274

10-year hold

• IRR: -19.8%
• Equity multiple: 0.09×
• Total profit: $-79,093
• Equity at exit: $26,833

Cash invested: $86,898 (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 32808

• Home prices YoY: -22.6%
• Rents YoY: -0.3%
• Active inventory: 246
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,646 high
• Mortgage (P&I): −$1,628
• Tax from tax record: −$323 /mo · $3,880/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $10

Break-even live

Break-even rent $2,633

Max offer price $310,350

Occupancy floor 95%

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: $77,588
• Closing costs: $9,310
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3903 Pine Ridge Rd Orlando, FL	4.0	1.5	1450	$1,949	$1.34	23d	1	0.42mi
3402 Bretwood Dr Orlando, FL	4.0	2.0	1936	$2,500	$1.29	21d	1	0.67mi
4751 Beacon St Orlando, FL	4.0	2.0	1624	$2,500	$1.54	7d	1	0.92mi
5061 Barnegat Point Rd Orlando, FL	4.0	2.0	1712	$2,400	$1.40	21d	1	1.13mi
6926 Thousand Oaks Rd Orlando, FL	4.0	2.5	1916	$2,950	$1.54	21d	1	1.14mi
6018 Brookhill Cir Orlando, FL	4.0	2.5	2252	$2,800	$1.24	21d	1	1.37mi
6933 Rembrandt Dr Orlando, FL	4.0	2.0	1628	$2,500	$1.54	17d	1	1.38mi

Listing history 35 events

1. 2026-06-18
   days on market $310,350 Active 21 DOM
2. 2026-06-17
   days on market $310,350 Active 20 DOM
3. 2026-06-16
   days on market $310,350 Active 19 DOM
4. 2026-06-15
   days on market $310,350 Active 18 DOM
5. 2026-06-13
   days on market $310,350 Active 16 DOM
6. 2026-06-13
   days on market $310,350 Active 15 DOM
7. 2026-06-09
   days on market $310,350 Active 12 DOM
8. 2026-06-08
   days on market $310,350 Active 11 DOM
9. 2026-06-07
   days on market $310,350 Active 10 DOM
10. 2026-06-04
    days on market $310,350 Active 7 DOM
11. 2026-06-03
    days on market $310,350 Active 6 DOM
12. 2026-06-02
    days on market $310,350 Active 5 DOM
13. 2026-06-01
    days on market $310,350 Active 4 DOM
14. 2026-05-31
    days on market $310,350 Active 3 DOM
15. 2026-05-28
    listed $310,350 Active
16. 2019-08-14
    soldstatus $132,500
17. 2019-08-13
    soldstatus $132,500 Sold 134-char remark

    Show marketing remark (134 chars)

    Great investment opportunity! Wonderful 3 bed 2 bath home in Pine Hills. Tenant in place through 11/30/19. Great rental opportunity.

18. 2019-07-09
    status Pending 134-char remark

    Show marketing remark (134 chars)

    Great investment opportunity! Wonderful 3 bed 2 bath home in Pine Hills. Tenant in place through 11/30/19. Great rental opportunity.

19. 2019-06-26
    price $141,600 134-char remark

    Show marketing remark (134 chars)

    Great investment opportunity! Wonderful 3 bed 2 bath home in Pine Hills. Tenant in place through 11/30/19. Great rental opportunity.

20. 2019-05-24
    price $145,200 134-char remark

    Show marketing remark (134 chars)

    Great investment opportunity! Wonderful 3 bed 2 bath home in Pine Hills. Tenant in place through 11/30/19. Great rental opportunity.

21. 2019-04-18
    listed $148,900 Active 134-char remark

    Show marketing remark (134 chars)

    Great investment opportunity! Wonderful 3 bed 2 bath home in Pine Hills. Tenant in place through 11/30/19. Great rental opportunity.

22. 2018-09-21
    soldstatus $1,095,800
23. 2015-05-14
    soldstatus $6,109,200
24. 2013-04-30
    soldstatus $60,000
25. 2013-04-19
    soldstatus $60,000 85-char remark

    Show marketing remark (85 chars)

    Great Investment opportunity, not a short sale not bank owned. Long Term good tenant

26. 2013-01-28
    listed $65,000 85-char remark

    Show marketing remark (85 chars)

    Great Investment opportunity, not a short sale not bank owned. Long Term good tenant

27. 2010-12-30
    soldstatus $35,000
28. 2010-11-04
    listed $33,900
29. 2004-12-01
    soldstatus $150,000
30. 2004-09-02
    soldstatus $90,100
31. 2004-09-02
    soldstatus $94,000
32. 2004-08-31
    soldstatus $90,023
33. 2004-07-21
    historical
34. 2004-07-16
    listed $102,000
35. 1999-02-15
    soldstatus $77,000

ⓘ 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: $3,880 · $323/mo
• Projected year-2 tax: $3,880 · $323/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 8/10 Severe 7 d/yr ≥108°F today · 22 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: $31,755
• − Mortgage interest: −$17,384
• − Property taxes: −$3,880
• − Insurance: −$1,552
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$9,028
• Taxable loss: −$5,171
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $1,365/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 — Pine Hills

• Score: 73/100
• State rank: #317
• US rank: #5362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Hills, FL
• County: Orange County · 1,471,359 people
• City population: 60,203
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 60,203
• Household income: $49,700
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4039.0

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 (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 13% White 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Hispanic 20% Lithuanian 1% Scandinavian 0%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 18% Spanish 11% Other Indo-European 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: ▼ -110.15%
• Current HPI: 376.3801
• Rent YoY: ▼ -0.27%
• 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

+303.1% since first listed

21 events — show timeline

• 2026-05-28 Listed $310,350 Stellar MLS as Distributed by MLS Grid
• 2019-08-14 Sold (Public Records) $132,500 Public Records
• 2019-08-13 Sold (MLS) $132,500 Stellar MLS as Distributed by MLS Grid
• 2019-07-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-06-26 Price Changed $141,600 Stellar MLS as Distributed by MLS Grid
• 2019-05-24 Price Changed $145,200 Stellar MLS as Distributed by MLS Grid
• 2019-04-18 Listed $148,900 Stellar MLS as Distributed by MLS Grid
• 2018-09-21 Sold (Public Records) $1,095,800 Public Records
• 2015-05-14 Sold (Public Records) $6,109,200 Public Records
• 2013-04-30 Sold (Public Records) $60,000 Public Records
• 2013-04-19 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2013-01-28 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-30 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2010-11-04 Listed $33,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-01 Sold (Public Records) $150,000 Public Records
• 2004-09-02 Sold (Public Records) $94,000 Public Records
• 2004-09-02 Sold (Public Records) $90,100 Public Records
• 2004-08-31 Sold (MLS) $90,023 Stellar MLS as Distributed by MLS Grid
• 2004-07-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-07-16 Listed $102,000 Stellar MLS as Distributed by MLS Grid
• 1999-02-15 Sold (Public Records) $77,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,880 · +13.7% YoY. Source: county tax records.