1835 Albert Lee Pkwy · Winter Park, FL 32789

$5,000

3 bd · 2.0 ba · 1,459 sqft · SingleFamily public records · 8 Days on market

Built 1958 9,148 sqft 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 +5.1/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 9, 2026 at 11:00 AM EST. Explore this charming 3-bedroom, 2-bath residence set in a peaceful and well-located Winter Park 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

• 9,148 sq ft lot
• 2 parking spots
• Built 1958

Property features AI

Exterior

• Parking: Carport (2 spaces)
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One level; Residential property
• Construction: Construction materials: see remarks
• Exterior features: Front porch; Other roof

Interior

• Bedrooms: 1 total room (listed as total rooms)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: 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 $407,061 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-933 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 3.5% vs local median 1.8% in Winter Park — 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 83/100 on livability (#44 in FL, #852 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, health & safety A+; Watch: cost of living 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 rising (+1.2%/yr); 337 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 122.1% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.58% ✗
• Cap rate: 3.54%
• Cash-on-cash: -9.83%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $407,061
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1028 Lake Bell Dr	0.39mi	2/2.0 (-1)	1,418 (-3%)	3mo	$405,000	$286	70
1945 Bering Ave	0.29mi	3/1.5	1,576 (+8%)	11mo	$439,900	$279	62
721 Lake Ave	0.71mi	3/2.0	1,530 (+5%)	7mo	$285,000	$186	53
1025 Early Ave	0.45mi	3/2.0	1,333 (-9%)	16mo	$420,000	$315	51
350 Lime St	0.70mi	3/1.5	1,400 (-4%)	11mo	$200,000	$143	50
1132 Park Green Pl	0.26mi	3/2.0	1,282 (-12%)	22mo	$350,000	$273	50

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 · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -35.9%
• Equity multiple: -0.14×
• Total profit: $-129,563
• Equity at exit: $60,694

10-year hold

• IRR: -62.1%
• Equity multiple: -0.81×
• Total profit: $-205,805
• Equity at exit: $35,195

Cash invested: $113,977 (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 32789

• Rents YoY: 1.2%
• Active inventory: 337
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,379 high
• Mortgage (P&I): −$2,135
• Tax est. 1.5%: −$509 /mo · $6,106/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-933

Break-even live

Break-even rent $3,561

Max offer price $271,994

Occupancy floor —

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: $101,765
• Closing costs: $12,212
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1695 Lee Rd Winter Park, FL	1.0–2.0	1.0	759	$1,595	$2.10	2d	6	0.05mi
1701 Lee Rd Winter Park, FL	3.0	1.0–2.0	813	$2,172	$2.67	2d	18	0.19mi
1305 Morgan Stanley Ave Winter Park, FL	3.0	1.0–3.0	1102	$3,866	$3.51	2d	23	0.39mi
1135 Grove St #146 Maitland, FL	3.0	2.5	1565	$2,050	$1.31	24d	1	0.56mi
1500 Gay Rd Unit Chateaux du Lac Winter Park, FL	2.0	2.0	1026	$1,850	$1.80	24d	1	0.58mi
2500 Lee Rd Winter Park, FL	1.0–2.0	1.0–2.0	800	$1,495	$1.87	24d	2	0.59mi
2500 Lee Rd Winter Park, FL	1.0–2.0	1.0–2.0	800	$1,495	$1.87	7d	3	0.59mi
100 Boucle Jeanne Cir Maitland, FL	1.0–3.0	1.0–2.0	1125	$3,857	$3.43	2d	9	0.61mi
304 Lake Ave Maitland, FL	1.0–3.0	1.0–3.0	1046	$3,201	$3.06	3d	20	0.68mi
1807 N Park Ave Winter Park, FL	3.0	2.0	1747	$2,950	$1.69	24d	1	0.75mi
151 N Orlando Ave Winter Park, FL	3.0	1.0–2.0	1500	$2,500	$1.67	24d	2	0.78mi
151 N Orlando Ave Winter Park, FL	2.0–3.0	1.0–2.0	1134	$2,750	$2.43	4d	3	0.78mi
830 Carver St Winter Park, FL	3.0	1.0	1038	$1,995	$1.92	14d	1	0.84mi
921 S Orlando Ave Maitland, FL	1.0–3.0	1.0–2.0	1184	$3,037	$2.57	2d	40	0.88mi
301 Clark St Unit 2 Eatonville, FL	2.0	1.0	1100	$1,575	$1.43	22d	1	0.94mi
360 Eaton St Maitland, FL	3.0	1.0	962	$1,500	$1.56	24d	1	0.96mi
438 Lakeview Ave Winter Park, FL	2.0	1.0	1250	$3,200	$2.56	24d	1	0.97mi
662 Callahan St Unit 1545989P Winter Park, FL	2.0	1.0	882	$2,097	$2.38	16d	1	0.98mi
503 Kilshore Ln Winter Park, FL	2.0	1.0	1125	$2,250	$2.00	17d	1	1.00mi
821 Mulberry St Unit D Maitland, FL	2.0	1.0	920	$2,000	$2.17	24d	1	1.03mi
722 Baltimore Dr Orlando, FL	3.0	2.0	1453	$2,050	$1.41	7d	1	1.05mi
31 Bel Air St Maitland, FL	3.0	1.5	1015	$2,400	$2.36	17d	1	1.12mi
814 Malone Dr Orlando, FL	2.0	2.0	1211	$2,650	$2.19	24d	1	1.15mi
16 Eaton St Maitland, FL	3.0	2.0	1323	$2,300	$1.74	14d	1	1.15mi
741 Clay St Winter Park, FL	2.0	1.0–2.0	860	$2,880	$3.35	2d	17	1.16mi
470 Sunnyview Cir Orlando, FL	4.0	3.0	1565	$2,085	$1.33	14d	1	1.25mi
735 Alton Ave Orlando, FL	3.0	2.0	1174	$1,800	$1.53	7d	1	1.28mi
731 W Comstock Ave Winter Park, FL	3.0	1.5	1024	$1,950	$1.90	24d	1	1.29mi
5003 Adanson St Orlando, FL	2.0	2.0	875	$2,500	$2.86	24d	1	1.30mi
350 Carolina Ave #407 Winter Park, FL	2.0	2.0	1529	$2,895	$1.89	7d	1	1.31mi
912 Neuse Ave Orlando, FL	3.0	2.0	1388	$2,079	$1.50	7d	1	1.33mi
540 W Comstock Ave Winter Park, FL	3.0	1.0	1056	$2,900	$2.75	22d	1	1.39mi
430 E Packwood Ave Maitland, FL	1.0–3.0	1.0–2.0	1130	$2,515	$2.23	2d	13	1.43mi
1761 Indiana Ave Winter Park, FL	3.0	2.5	1598	$2,795	$1.75	7d	1	1.45mi
1051 Lee Rd Orlando, FL	1.0–3.0	1.0–2.0	934	$1,495	$1.60	20d	1	1.45mi
301 W Comstock Ave Winter Park, FL	2.0	2.5	1500	$6,000	$4.00	24d	1	1.48mi
101 Samuel St Orlando, FL	3.0	2.0	1580	$1,975	$1.25	17d	1	1.49mi
2500 Carver Ave Orlando, FL	3.0	1.0	1110	$1,875	$1.69	17d	1	1.50mi

Listing history 7 events

1. 2026-06-09
   days on market $5,000 Active 8 DOM
2. 2026-06-08
   days on market $5,000 Active 7 DOM
3. 2026-06-07
   days on market $5,000 Active 6 DOM
4. 2026-06-04
   days on market $5,000 Active 3 DOM
5. 2026-06-03
   days on market $5,000 Active 2 DOM
6. 2026-06-02
   remarks 298-char remark
7. 2026-06-02
   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 ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,552
• − Mortgage interest: −$22,802
• − Property taxes: −$6,106
• − Insurance: −$2,035
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$11,842
• Taxable loss: −$18,801
• Est. tax savings @ 24.0%: +$4,512
• After-tax cash flow: $-6,689/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 — Winter Park

• Score: 83/100
• State rank: #44
• US rank: #852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winter Park, FL
• County: Orange County · 1,471,359 people
• City population: 80,764
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 27,788
• Household income: $106,671
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1178.0

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 White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 13% Two or more races 10% Asian 5% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 3% German/W. Germanic 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: ▼ -1111.99%
• Current HPI: 342.0935
• Rent YoY: ▲ 1.22%
• 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

-83.8% since first listed

4 events — show timeline

• 2026-06-01 Listed $5,000 HAOR as distributed by MLS GRID
• 1987-04-01 Sold (Public Records) $67,000 Public Records
• 1978-09-01 Sold (Public Records) $36,500 Public Records
• 1976-06-01 Sold (Public Records) $30,900 Public Records

Property tax history

+14.5%/yr

Latest (2025): $5,227 · +3.8% YoY. Source: county tax records.