5624 Indialantic Dr · Pine Hills, FL 32808

$275,000

4 bd · 2.0 ba · 1,333 sqft · SingleFamily public records · 340 Days on market

Built 1996 4,444 sqft lot Est $252k · 9% over $15/mo HOA · 1% of rent

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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 +13.4/30.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• ARV discount +3.4/15.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

* * SOLAR PANEL WILL BE PAID IN FULL. upto $10,0000 IN SELLER CONCESSION. Welcome to your next home or investment opportunity! This spacious 4-bedroom, 2-bathroom property is perfectly located just minutes from vibrant Downtown Orlando, major highways, and public transportation, making it ideal for city living without the hustle. Whether you're a first-time homebuyer looking for a move-in ready space or an investor seeking shared-living income potential, this home offers versatility, charm, and value. Generously Sized Bedrooms – Ideal for families or roommates, 2 Full Bathrooms – Convenience for all occupants, Open Living & Dining Areas – Great for entertaining or r

Key facts

• Move-in ready
• Major highways
• 4,444 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• MINUTES FROM DOWNTOWN ORLANDO
• MAJOR HIGHWAYS
• PUBLIC TRANSPORTATION
• MOVE-IN READY
• SHARED-LIVING INCOME POTENTIAL

Property features AI

Finance

• HOA & community: Part of Silver Point Pines HOA; Monthly HOA $15 (annual $180); Street lights in community; Pets allowed

Exterior

• Parking: Attached garage (1 car, approx. 19 x 14)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; Residential property; One story; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built on 0.1 acre lot
• Exterior features: Sidewalk; Wood fencing; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Water filtration system; Water softener; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Kitchen/family room combo; Open floorplan; Vaulted ceilings; Attic (additional room); Total 8 rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $7 ($81/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 $211k (23.1% below list).
• Recommended offer: $211k (23.1% 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.
• Zoned schools: Pine Hills Elementary (math 21% / reading 20%, grade F, #2,094 of 2,144 statewide, top 98%, 669 students, 83% FRL); Maynard Evans High (math 12% / reading 27%, grade F, #562 of 667 statewide, top 85%, 2,417 students, 69% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 48% district-wide (-28 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 246 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2,114/mo this rent would consume 51% 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 $8k 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 340 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $55k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $275k implies a 231% 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 $211,413 (23.1% below list)

Questions for the listing agent

1. It's been on market 340 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $251,937
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5308 Golf Club Pkwy	0.36mi	4/3.0	1,334 (+0%)	0mo	$206,000	$154	79
2024 Emeralda Ct	0.39mi	4/2.0	1,395 (+5%)	8mo	$305,000	$219	67
1809 Elm Ridge Ct	0.14mi	3/2.0 (-1)	1,229 (-8%)	11mo	$200,000	$163	66
5815 Holmes Dr	0.27mi	3/2.0 (-1)	1,232 (-8%)	11mo	$290,000	$235	60
1915 Ben Hogan Cir	0.42mi	3/2.0 (-1)	1,346 (+1%)	22mo	$255,000	$189	56
5917 Wolf Rd	0.40mi	3/2.0 (-1)	1,266 (-5%)	16mo	$225,000	$178	55
4835 Bennington Pl	0.70mi	3/2.0 (-1)	1,342 (+1%)	16mo	$295,000	$220	48
1202 Elinore Dr	0.72mi	3/1.0 (-1)	1,218 (-9%)	24mo	$185,000	$152	23

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-50,442
• Equity at exit: $41,003

10-year hold

• IRR: -18.5%
• Equity multiple: 0.12×
• Total profit: $-67,778
• Equity at exit: $23,777

Cash invested: $77,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$115
• HOA: −$15
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $7

Break-even live

Break-even rent $2,106

Max offer price $275,000

Occupancy floor 95%

Sensitivity live

Price	-10% $162	-5% $85	+0% $7	+5% $-71	+10% $-149
Rent	-10% $-160	-5% $-77	+0% $7	+5% $90	+10% $174
Rate	-1.0pp $145	-0.5pp $77	base $7	+0.5pp $-65	+1.0pp $-137

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1537 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$2,200	$1.99	24d	1	0.11mi
1529 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$1,995	$1.80	8d	1	0.11mi
2222 Silver Pines Pl #902 Orlando, FL	3.0	2.5	1472	$1,500	$1.02	8d	1	0.15mi
5402 Pine Chase Dr Orlando, FL	2.0–3.0	2.0	1133	$1,695	$1.50	2d	4	0.19mi
5600 Silver Star Rd Orlando, FL	1.0–3.0	1.0–2.0	850	$1,545	$1.82	15d	6	0.36mi
5103 Cochita Dr Orlando, FL	4.0	2.0	1168	$1,995	$1.71	24d	1	0.43mi
4901 Hernandes Dr Orlando, FL	4.0	2.0	1124	$1,830	$1.63	24d	1	0.62mi
1214 N Pine Hills Rd Unit 1 Orlando, FL	4.0	2.0	1069	$3,900	$3.65	21d	1	0.65mi
1020 barnett villas Dr Orlando, FL	1.0–3.0	1.0–2.0	934	$1,930	$2.07	24d	1	0.80mi
1213 Roger Babson Rd Unit 1 Orlando, FL	4.0	2.0	1380	$2,499	$1.81	8d	1	0.82mi
1407 Sunridge Rd Orlando, FL	3.0	2.0	1124	$1,945	$1.73	8d	1	0.84mi
2429 Sandy Ln Orlando, FL	3.0	2.0	1418	$2,490	$1.76	22d	1	0.89mi
6033 Balboa Dr Orlando, FL	3.0	2.0	1269	$2,300	$1.81	22d	1	0.91mi
1737 Hinckley Rd Orlando, FL	4.0	2.0	1661	$2,481	$1.49	2d	1	0.94mi
2637 Healy Dr Orlando, FL	3.0	1.5	1300	$1,900	$1.46	5d	1	0.97mi
4566 Chateau Rd Orlando, FL	3.0	1.5	1377	$1,800	$1.31	24d	1	0.98mi
6872 Alta Westgate Dr Orlando, FL	2.0–3.0	2.0	1190	$1,700	$1.43	8d	1	1.08mi
5717 Fernhill Dr Orlando, FL	3.0	1.0	1619	$1,700	$1.05	4d	1	1.09mi
1303 Charles St Orlando, FL	3.0	2.0	1780	$2,200	$1.24	22d	1	1.12mi
6408 Sunshine St Orlando, FL	3.0	1.5	1000	$1,900	$1.90	5d	1	1.17mi
5009 Deauville Dr Orlando, FL	4.0	3.0	1224	$2,000	$1.63	24d	1	1.21mi
6623 Swyear Ct Orlando, FL	4.0	2.0	1842	$2,300	$1.25	22d	1	1.23mi
4306 Silver Star Rd Orlando, FL	3.0	2.0	1080	$1,800	$1.67	24d	1	1.29mi
1826 Mulberrywood Ct Orlando, FL	4.0	2.0	1782	$2,225	$1.25	24d	1	1.35mi
1826 Mulberrywood Ct Orlando, FL	4.0	2.0	1782	$2,225	$1.25	22d	1	1.35mi
3903 Pine Ridge Rd Orlando, FL	4.0	1.5	1450	$1,949	$1.34	24d	1	1.37mi
3639 Shalimar Ct Orlando, FL	4.0	2.0	1136	$1,796	$1.58	22d	1	1.49mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 27 events

1. 2026-06-18
   days on market $275,000 Active 340 DOM
2. 2026-06-17
   days on market $275,000 Active 339 DOM
3. 2026-06-16
   days on market $275,000 Active 338 DOM
4. 2026-06-15
   days on market $275,000 Active 337 DOM
5. 2026-06-13
   days on market $275,000 Active 335 DOM
6. 2026-06-13
   days on market $275,000 Active 334 DOM
7. 2026-06-09
   days on market $275,000 Active 331 DOM
8. 2026-06-08
   days on market $275,000 Active 330 DOM
9. 2026-06-07
   days on market $275,000 Active 329 DOM
10. 2026-06-04
    days on market $275,000 Active 326 DOM
11. 2026-06-03
    days on market $275,000 Active 325 DOM
12. 2026-06-02
    days on market $275,000 Active 324 DOM
13. 2026-06-02
    days on market $275,000 Active 323 DOM
14. 2026-05-31
    days on market $275,000 Active 322 DOM
15. 2026-03-24
    status Active
16. 2026-03-19
    status Pending
17. 2026-03-04
    price $275,000
18. 2026-01-15
    price $280,000
19. 2025-12-31
    status Active
20. 2025-12-30
    historical
21. 2025-09-04
    price $300,000
22. 2025-07-30
    price $320,000
23. 2025-07-07
    listed $330,000 Active
24. 2002-09-23
    soldstatus $83,000
25. 1996-03-11
    soldstatus $79,800
26. 1996-03-11
    soldstatus $79,800
27. 1996-03-11
    soldstatus $79,800

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,182/yr (+$98/mo · 107.4%)

ⓘ 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 ≥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: $25,370
• − Mortgage interest: −$15,404
• − Property taxes: −$1,101
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − HOA: −$180
• − Depreciation: −$8,000
• Taxable loss: −$4,749
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $1,221/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

+244.6% since first listed

13 events — show timeline

• 2026-03-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2002-09-23 Sold (Public Records) $83,000 Public Records
• 1996-03-11 Sold (Public Records) $79,800 Public Records
• 1996-03-11 Sold (Public Records) $79,800 Public Records
• 1996-03-11 Sold (Public Records) $79,800 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,101 · +10.8% YoY. Source: county tax records.