12538 Floridays Resort DR Dr Unit 201 C · Williamsburg, FL 32821

$219,900

3 bd · 2.0 ba · 1,200 sqft · Condo · 4 Days on market

Built 2006 $685/mo HOA · 27% of rent ↓ 40% 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 +8.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +1.7/5.0

Listing remarks MLS

Active with COntract: Floriday's!!! One of Orlando's most luxurious condo-tels. Enjoy the luxury at the Orlando's Grand Suites Family Resort!!! One of America's top rated family hotels as per Trip Advisor. Located across from the clubhouse and pool! Well designed floor plan with elegant furnishings and complete accessories; fully equipped kitchen; 2 full baths; furnished balcony. Amenities such as pool complex with whirlpool, kid's waterscape playground, poolside bar & grill, state-of-the-art fitness center, game room, business center, meeting facilities. Free high speed internet access, concierge services, free shuttle to theme parks, on-site management etc. .. Located minutes from theme parks, Orlando Premium Outlets and dining . .. .

Key facts

• Fully furnished unit
• Granite countertops
• Game room

Tags

• WELL-DESIGNED FLOOR PLAN
• FULLY FURNISHED UNIT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• POOL COMPLEX
• GAME ROOM

Property features AI

Finance

• Other: Unit is furnished; Total living area approximately 1,200 square feet; Living area source: public records
• Financial info: No lease restrictions indicated
• HOA & community: Monthly condo fee of $685 (monthly); total annual fees $8,220; Community pool and fitness center; Deed restrictions; Street lights; Pets allowed; Association amenities include pool, fitness center, recreation facilities; fees cover cable TV, electricity, internet, insurance, maintenance (structure & grounds), pest control, sewer, trash, water, escrow reserves

Exterior

• Parking: Open parking (no designated covered parking)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available and connected; Electricity connected
• Home design: Condo - Hotel; Residential property; 6-story building; unit on floor 2; One-level living; North-facing
• Construction: Block and stucco construction; Tile and other roofing; Slab foundation; Completed condition; Built as part of a multi-story building
• Exterior features: Balcony; Near public transit; Paved lot; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Living room/dining room combo; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Washer and dryer included; Inside laundry; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (13.8% below list).
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $190k (13.8% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.5% in Williamsburg — 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 85/100 on livability (#29 in FL, #608 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D.
• 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: Tangelo Park Elementary (math 17% / reading 17%, grade F, #2,121 of 2,144 statewide, top 99%, 457 students, 83% FRL); Freedom Middle (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,159 students, 44% FRL); Freedom High (math 28% / reading 43%, grade F, #367 of 667 statewide, top 57%, 2,623 students, 53% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-17 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.2%/yr); 281 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 44% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $653 appreciation (0.3% local appreciation)).
• 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.
• 8 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $189,561 (13.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.3% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.62×
• Total profit: $-23,643
• Equity at exit: $67,135

10-year hold

• IRR: -5.1%
• Equity multiple: 0.48×
• Total profit: $-32,140
• Equity at exit: $83,368

Cash invested: $61,572 (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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 281
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,525 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$685
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-210

Break-even live

Break-even rent $2,791

Max offer price $189,561

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-134	+0% $-210	+5% $-286	+10% $-362
Rent	-10% $-409	-5% $-309	+0% $-210	+5% $-110	+10% $-10
Rate	-1.0pp $-99	-0.5pp $-154	base $-210	+0.5pp $-267	+1.0pp $-325

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,943	$2.52	0d	34	0.21mi
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	959	$2,642	$2.75	0d	21	0.21mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1107	$3,230	$2.92	0d	36	0.25mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$2,283	$2.21	0d	21	0.35mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$3,029	$2.71	3d	50	0.47mi
11562 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	933	$2,400	$2.57	9d	2	0.54mi
6800 Villa de Costa Dr Orlando, FL	2.0	2.0	960	$1,899	$1.98	4d	6	0.56mi
11568 Westwood Blvd #1021 Orlando, FL	2.0	2.0	1067	$1,775	$1.66	19d	1	0.57mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,999	$2.11	0d	23	0.63mi
10000 Palma Linda Way Orlando, FL	1.0–3.0	1.0–2.0	1130	$3,325	$2.94	3d	1	0.63mi
11532 Westwood Blvd #628 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.63mi
12843 Madison Pointe Cir #107 Orlando, FL	2.0	2.0	1107	$2,100	$1.90	25d	1	0.65mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	985	$2,450	$2.49	9d	2	0.65mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	1000	$3,000	$3.00	25d	1	0.65mi
12024 Meadow Bend Loop Orlando, FL	1.0–3.0	1.0–2.0	1058	$2,314	$2.19	25d	31	0.66mi
12806 Madison Pointe Cir Orlando, FL	1.0–3.0	1.0–2.0	1027	$2,317	$2.25	0d	17	0.66mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,600	$2.17	15d	1	0.69mi
11538 Westwood Blvd #218 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.70mi
11544 Westwood Blvd #1311 Orlando, FL	2.0	2.0	971	$1,750	$1.80	25d	1	0.70mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,524	$2.41	0d	19	0.72mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,554	$2.43	16d	19	0.72mi
12861 Madison Pointe Cir #101 Orlando, FL	3.0	2.0	1270	$2,200	$1.73	25d	1	0.74mi
8024 Cumberland Park Dr Orlando, FL	1.0–3.0	1.0–2.0	989	$2,121	$2.14	0d	49	0.74mi
12914 Penn Station Ct #101 Orlando, FL	2.0	2.0	1090	$1,995	$1.83	25d	1	0.77mi
11833 Westwood Blvd Orlando, FL	1.0–3.0	1.0–2.0	1085	$2,729	$2.51	3d	11	0.85mi
8150 Chatham Manor Blvd Orlando, FL	1.0–4.0	1.0–3.0	1180	$2,429	$2.06	21d	25	0.89mi
8151 Patterson Woods Dr Orlando, FL	1.0–3.0	1.0–3.0	1119	$2,682	$2.40	0d	17	0.90mi
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$2,449	$2.51	3d	18	0.91mi
9950 Elan Cir Orlando, FL	1.0–3.0	1.0–2.0	1032	$2,716	$2.63	0d	18	1.23mi
10107 Ancora Cir Orlando, FL	1.0–3.0	1.0–2.0	1091	$2,452	$2.25	0d	26	1.25mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$2,708	$2.62	0d	18	1.25mi
8640 8th St Orlando, FL	3.0	2.0	1466	$3,400	$2.32	25d	1	1.25mi
12035 Cypress Run Dr Orlando, FL	2.0	2.0	797	$1,599	$2.01	0d	4	1.29mi
7118 Altis Way Orlando, FL	1.0–2.0	1.0–2.0	955	$2,033	$2.13	0d	21	1.35mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$2,580	$2.67	0d	31	1.37mi
6000 Paradiso Grande Blvd Orlando, FL	1.0–3.0	1.0–2.0	1305	$3,674	$2.82	9d	21	1.45mi
13013 Mulberry Park Dr #224 Orlando, FL	3.0	2.0	1352	$2,000	$1.48	25d	1	1.48mi

HOA detail condo

• Monthly dues: $685 · $8,220/yr
• Likely covers: waterinternetpoolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $219,900 Active 4 DOM
2. 2026-06-17
   remarks 695-char remark
3. 2026-06-17
   listed $219,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $30,304
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − HOA: −$8,220
• − Depreciation: −$6,397
• Taxable loss: −$5,878
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $-1,105/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 — Williamsburg

• Score: 85/100
• State rank: #29
• US rank: #608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,161
• Household income: $69,348
• Rent vs Own: 68.3% rent · 31.7% own
• Severe rent burden: 1840.0

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 0.65)
• Race & ethnicity: White 43% Hispanic / Latino 41% Two or more races 19% Black 6% Asian 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 1% Dominican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 4% Other Asian/Pacific 2%

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: ▲ 0.30%
• Current HPI: 300.2268
• Rent YoY: ▼ -3.20%
• 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

-39.8% since first listed

18 events — show timeline

• 2026-06-17 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-11-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-10-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-04-29 Listed $329,900 Stellar MLS as Distributed by MLS Grid
• 2014-06-27 Sold (MLS) $252,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-03 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-05-29 Listed $258,900 Stellar MLS as Distributed by MLS Grid
• 2012-10-26 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2012-06-11 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2011-09-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-07-15 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2011-03-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-12-17 Listed $157,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-21 Listed $365,000 Stellar MLS as Distributed by MLS Grid