10613 Abingdon Chase · University, FL 32817

$5,000

4 bd · 3.0 ba · 2,139 sqft · SingleFamily public records · 4 Days on market

Built 1986 0.25 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.6/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 25, 2026 at 11:00 AM EST. Explore this charming 5-bedroom, 2.5-bath residence set in a peaceful and well-located Orlando community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa Home App.

Key facts

• 0.25 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Other water source; Other sewer
• Home design: Single family residence; One level; Residential property; R-1A zoning
• Construction: Construction materials: see remarks; Other roof
• Exterior features: In-ground pool; Front porch

Interior

• Bedrooms: Total rooms: 1
• Flooring: Other
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Front porch; Other flooring

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $476,997 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).

Location & tenants

• Location reads 85/100 on livability (#28 in FL, #603 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living 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 soft (-0.2%/yr); 153 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 39% of the median local income ($81k/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 $14k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 143.1% of price.
• 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 $5,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.56% ✗
• Cap rate: 3.27%
• Cash-on-cash: -10.79%
• DSCR: 0.52
• GRM: 15.0

CMA / ARV

• ARV (on-the-fly): $476,997
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10828 Cherry Oak Cir	0.30mi	4/2.0	1,968 (-8%)	11mo	$427,500	$217	60
10720 Fallow Trl	0.15mi	4/2.0	1,845 (-14%)	16mo	$430,000	$233	53
4654 Eaglewood Dr	0.58mi	4/2.0	2,077 (-3%)	22mo	$435,500	$210	46
10810 Dearden Cir	0.53mi	3/2.0 (-1)	2,236 (+4%)	16mo	$410,000	$183	45
4135 Pacifica Dr	0.28mi	4/2.5	1,862 (-13%)	22mo	$465,000	$250	45
10701 Oak Glen Cir	0.51mi	3/2.0 (-1)	2,015 (-6%)	20mo	$449,500	$223	41
10809 Oak Glen Cir	0.61mi	3/2.0 (-1)	1,886 (-12%)	14mo	$420,000	$223	31

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: -39.1%
• Equity multiple: -0.21×
• Total profit: $-161,493
• Equity at exit: $71,122

10-year hold

• IRR: -83.0%
• Equity multiple: -1.01×
• Total profit: $-268,970
• Equity at exit: $41,242

Cash invested: $133,559 (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 32817

• Rents YoY: -0.2%
• Active inventory: 153
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,653 high
• Mortgage (P&I): −$2,501
• Tax est. 1.5%: −$596 /mo · $7,155/yr
• Insurance: −$199
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-1,201

Break-even live

Break-even rent $4,173

Max offer price $303,273

Occupancy floor —

Sensitivity live

Price	-10% $-871	-5% $-1,036	+0% $-1,201	+5% $-1,365	+10% $-1,530
Rent	-10% $-1,410	-5% $-1,305	+0% $-1,201	+5% $-1,096	+10% $-991
Rate	-1.0pp $-960	-0.5pp $-1,079	base $-1,201	+0.5pp $-1,324	+1.0pp $-1,450

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: $119,249
• Closing costs: $14,310
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10723 Cherry Oak Cir Orlando, FL	4.0	3.0	1763	$2,750	$1.56	25d	1	0.19mi
4131 Guadalupe Ct Orlando, FL	3.0	2.5	1404	$2,345	$1.67	8d	1	0.46mi
10725 Brice Ct Orlando, FL	3.0	2.0	1458	$2,400	$1.65	3d	1	0.50mi
4618 Suntree Blvd Orlando, FL	3.0	2.0	1505	$2,045	$1.36	5d	1	0.53mi
10114 Clairmel Ct Orlando, FL	3.0	2.0	1658	$2,395	$1.44	25d	1	1.08mi
4527 Riverton Dr Orlando, FL	3.0	2.5	2130	$2,750	$1.29	23d	1	1.19mi
9619 Bandelier Dr Orlando, FL	3.0	2.0	1494	$2,365	$1.58	3d	1	1.21mi
9533 Cullowhee Ct Orlando, FL	3.0	3.0	1600	$3,100	$1.94	25d	1	1.39mi
9524 Buxton Ct Orlando, FL	4.0	2.0	1476	$2,560	$1.73	23d	1	1.42mi

Listing history 3 events

1. 2026-06-21
   days on market $5,000 Active 4 DOM
2. 2026-06-17
   remarks 297-char remark
3. 2026-06-17
   listed $5,000 Active 1 DOM

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

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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,836
• − Mortgage interest: −$26,719
• − Property taxes: −$7,155
• − Insurance: −$2,385
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − Depreciation: −$13,876
• Taxable loss: −$23,393
• Est. tax savings @ 24.0%: +$5,614
• After-tax cash flow: $-8,792/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 — University

• Score: 85/100
• State rank: #28
• US rank: #603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 41,570
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 37,014
• Household income: $80,711
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 1798.0

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: White 46% Hispanic / Latino 34% Two or more races 19% Black 10% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 19% Cuban 3% Dominican 3%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 1%
• Foreign-born: 15% · Canada, Vietnam, Jamaica
• Languages at home: 70% English-only · Spanish 22% Other Indo-European 2% Vietnamese 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: ▼ -205.62%
• Current HPI: 321.7755
• Rent YoY: ▼ -0.17%
• 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

1 event — show timeline

• 2026-06-17 Listed $5,000 HAOR as distributed by MLS GRID

Property tax history

+2.2%/yr

Latest (2025): $2,645 · +7.1% YoY. Source: county tax records.