7215 Peyton Pl · Pine Hills, FL 32818

$215,000

3 bd · 1.0 ba · 782 sqft · SingleFamily public records · 8 Days on market

Built 1962 7,631 sqft lot Est $202k · 7% over

---

Why this score? — see what drove the C- 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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• ARV discount +4.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated 3/1- Great Starter. Great Price. Nice yard/porch. Orange Co Dn Pmt Assistance could apply. Owner may help w/ CC. Carport could be converted to add sq ft. Great Starter or RentalClean and Neat will go Orange Co Down Payment Assistance. Motivated Sller

Key facts

• Brand new roof
• No hoa restrictions
• 7,631 sq ft lot

Tags

• SOLID CONCRETE BLOCK HOME
• BRAND NEW ROOF
• FULLY FENCED BACKYARD
• NO HOA RESTRICTIONS

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Public utilities with water connected; No water source listed
• Home design: Single family residence; One story; Home faces south
• Construction: Concrete construction; Other roof; Slab foundation; Built on a 0.18-acre lot
• Exterior features: Other exterior features; Concrete road surface

Interior

• Bedrooms: 3 bedrooms
• Flooring: Terrazzo flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 8.1% 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 (-2.7%/yr); 178 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 42% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $6k 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.
• 2 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 $88k; list at $215k implies a 146% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,000

Questions for the listing agent

1. Built in 1962 — 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. 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: 1.03% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $201,756
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5325 Broken Pine Cir	0.40mi	2/1.0 (-1)	872 (+12%)	10mo	$225,000	$258	49

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-20,398
• Equity at exit: $32,057

10-year hold

• IRR: -4.6%
• Equity multiple: 0.74×
• Total profit: $-15,899
• Equity at exit: $18,589

Cash invested: $60,200 (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 32818

• Home prices YoY: -22.5%
• Rents YoY: -2.7%
• Active inventory: 178
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,213 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$202 /mo · $2,430/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $329

Break-even live

Break-even rent $1,797

Max offer price $215,000

Occupancy floor 80%

Sensitivity live

Price	-10% $450	-5% $390	+0% $329	+5% $268	+10% $207
Rent	-10% $154	-5% $241	+0% $329	+5% $416	+10% $504
Rate	-1.0pp $437	-0.5pp $383	base $329	+0.5pp $273	+1.0pp $216

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5527 Bryson Dr Orlando, FL	3.0	1.0	792	$1,875	$2.37	15d	1	0.08mi
5525 Lunsford Dr Orlando, FL	3.0	1.5	792	$2,350	$2.97	22d	1	0.14mi

Listing history 9 events

1. 2026-05-20
   listed $215,000 Active
2. 2004-12-27
   soldstatus $87,500
3. 2004-12-20
   soldstatus $87,500 260-char remark

   Show marketing remark (260 chars)

   Renovated 3/1- Great Starter. Great Price. Nice yard/porch. Orange Co Dn Pmt Assistance could apply. Owner may help w/ CC. Carport could be converted to add sq ft. Great Starter or RentalClean and Neat will go Orange Co Down Payment Assistance. Motivated Sller

4. 2004-10-12
   listed $89,900 260-char remark

   Show marketing remark (260 chars)

   Renovated 3/1- Great Starter. Great Price. Nice yard/porch. Orange Co Dn Pmt Assistance could apply. Owner may help w/ CC. Carport could be converted to add sq ft. Great Starter or RentalClean and Neat will go Orange Co Down Payment Assistance. Motivated Sller

5. 2003-04-18
   soldstatus $60,900
6. 2000-02-14
   soldstatus $62,500
7. 1998-12-21
   soldstatus $40,000
8. 1996-11-25
   soldstatus $55,000
9. 1996-02-22
   soldstatus $31,000

ⓘ 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: $2,430 · $202/mo
• Projected year-2 tax: $2,430 · $202/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $26,555
• − Mortgage interest: −$12,043
• − Property taxes: −$2,430
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$6,255
• Taxable income: $504
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $3,823/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): 59,114
• Household income: $63,061
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 2059.0

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 (69%)
• Race & ethnicity: Black 69% Hispanic / Latino 14% White 10% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 1%
• Common ancestry: Hispanic 21% Estonian 1% Romanian 1%
• Foreign-born: 40% · Canada, Vietnam, China
• Languages at home: 59% English-only · French/Haitian/Cajun 25% Spanish 11% Vietnamese 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: ▼ -93.40%
• Current HPI: 321.5821
• Rent YoY: ▼ -2.66%
• 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

+593.5% since first listed

9 events — show timeline

• 2026-05-20 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-27 Sold (Public Records) $87,500 Public Records
• 2004-12-20 Sold (MLS) $87,500 Stellar MLS as Distributed by MLS Grid
• 2004-10-12 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2003-04-18 Sold (Public Records) $60,900 Public Records
• 2000-02-14 Sold (Public Records) $62,500 Public Records
• 1998-12-21 Sold (Public Records) $40,000 Public Records
• 1996-11-25 Sold (Public Records) $55,000 Public Records
• 1996-02-22 Sold (Public Records) $31,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,430 · +10.2% YoY. Source: county tax records.