4356 Aqua Vista Dr Unit 8A · Orlando, FL 32839

$69,000

1 bd · 1.0 ba · 642 sqft · Condo public records · 33 Days on market

Built 1976 $395/mo HOA · 32% of rent

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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 +21.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Ground floor condo overlooking Lake Frederica. This 1/1 condo has had beautiful upgrades completed for you! Gorgeous and modern kitchen cabinets, countertops, and backsplash with beautiful modern LVP flooring. The bathroom was beautifully remodeled as well with gorgeous tile and a beautiful new vanity. You'll also benefit from the newer water heater and air handler. The unit has a spacious bedroom with new windows in the back and a nice spacious patio with views of trees and also views of Lake Frederica. These condos rent for approx $1050 per month, making this a great investment opportunity as well.

Key facts

• Ground floor condo
• Newer water heater
• Corner unit

Tags

• GROUND FLOOR CONDO
• OVERLOOKING LAKE FREDERICA
• MODERN KITCHEN CABINETS
• NEWER WATER HEATER
• SPACIOUS PATIO
• CORNER UNIT

Property features AI

Finance

• Other: Monthly condo fees total $395; total annual fees listed as $4,740
• HOA & community: HOA managed by Premier Management; Monthly condo fee $395 (includes pool and grounds maintenance); Association approval required; Community pool; Tennis courts; Pets allowed (maximum ~100 lb)

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential condominium; One-level unit on the 1st floor; Northeast-facing; 2-story building
• Construction: Frame construction; Shingle roof; Slab foundation; Building number 4356
• Exterior features: Sidewalk; Sliding doors

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet
• Laundry & utility: Washer and dryer in unit (laundry in kitchen, inside)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.0% in Orlando — 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 86/100 on livability (#12 in FL, #360 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing 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 (-0.5%/yr); 222 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 31% of the median local income ($47k/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 $477 of loan paydown is wiped out by about $2k 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 33 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $69k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.76% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.61×
• Total profit: $-7,538
• Equity at exit: $10,288

10-year hold

• IRR: -11.6%
• Equity multiple: 0.46×
• Total profit: $-10,363
• Equity at exit: $5,966

Cash invested: $19,320 (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 32839

• Home prices YoY: -20.1%
• Rents YoY: -0.5%
• Active inventory: 222
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$362
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$29
• HOA: −$395
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $109

Break-even live

Break-even rent $1,077

Max offer price $69,000

Occupancy floor 86%

Sensitivity live

Price	-10% $148	-5% $129	+0% $109	+5% $90	+10% $70
Rent	-10% $13	-5% $61	+0% $109	+5% $157	+10% $205
Rate	-1.0pp $144	-0.5pp $127	base $109	+0.5pp $91	+1.0pp $73

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2636 Lemon Tree Ln #2636 Orlando, FL	1.0	1.0	642	$1,050	$1.64	24d	1	0.03mi
4308 Lakeway Dr Unit E Orlando, FL	1.0	1.0	642	$1,200	$1.87	24d	1	0.08mi
5017 City St #1923 Orlando, FL	1.0	1.0	724	$1,500	$2.07	24d	1	0.39mi
5028 Park Central Dr #2131 Orlando, FL	1.0	1.0	605	$1,290	$2.13	3d	1	0.43mi
5028 Park Central Dr #2133 Orlando, FL	1.0	1.0	605	$1,350	$2.23	24d	1	0.43mi
2210 Yankee Pl #334 Orlando, FL	1.0	1.0	535	$1,195	$2.23	15d	1	0.49mi
2210 Yankee Pl #316 Orlando, FL	1.0	1.0	535	$1,375	$2.57	24d	1	0.49mi
4028 Billingsgate Rd Orlando, FL	1.0	1.0	670	$1,200	$1.79	8d	1	0.50mi
2203 Yankee Pl #427 Orlando, FL	1.0	1.0	605	$1,325	$2.19	5d	1	0.52mi
4255 Barwood Dr Orlando, FL	1.0–3.0	1.0–2.5	1071	$1,185	$1.11	5d	1	0.68mi
1717 Holden Ave Orlando, FL	1.0–3.0	1.0–2.5	980	$1,049	$1.07	2d	26	0.69mi
2437 Americana Blvd Orlando, FL	2.0	1.0–2.0	895	$1,836	$2.05	3d	16	0.70mi
1940 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,225	$2.07	24d	4	0.78mi
1916 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,172	$1.98	24d	4	0.79mi
1908 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,124	$1.90	24d	3	0.81mi
4746 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	920	$1,146	$1.25	2d	40	0.83mi
1972 Lake Atriums Cir Orlando, FL	1.0–2.0	1.0–2.0	695	$1,150	$1.65	5d	2	0.83mi
1902 Honour Rd Unit 1902-23 Orlando, FL	1.0	1.0	650	$1,200	$1.85	24d	1	0.85mi
1916 Honour Rd #1 Orlando, FL	1.0	1.0	650	$1,100	$1.69	24d	1	0.85mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	526	$1,250	$2.38	11d	2	0.85mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	655	$1,225	$1.87	8d	3	0.85mi
1980 Lake Fountain Dr Orlando, FL	1.0–2.0	1.0–2.0	870	$1,199	$1.38	3d	19	0.94mi
4715 Rio Grande Ave Unit 2 Orlando, FL	1.0	1.0	750	$1,195	$1.59	22d	1	0.95mi
3024 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,099	$1.04	24d	1	1.10mi
4937 Waterway Ct Orlando, FL	1.0–2.0	1.0–2.0	775	$970	$1.25	2d	62	1.19mi
1968 Lake Heritage Cir Orlando, FL	1.0–3.0	1.0–2.0	960	$1,030	$1.07	2d	29	1.35mi
4641 Cason Cove Dr Orlando, FL	1.0–2.0	1.0–2.0	800	$1,247	$1.56	2d	6	1.43mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $69,000 Active 33 DOM
2. 2026-06-17
   days on market $69,000 Active 32 DOM
3. 2026-06-16
   days on market $69,000 Active 31 DOM
4. 2026-06-15
   days on market $69,000 Active 30 DOM
5. 2026-06-13
   days on market $69,000 Active 28 DOM
6. 2026-06-13
   days on market $69,000 Active 27 DOM
7. 2026-06-09
   days on market $69,000 Active 24 DOM
8. 2026-06-08
   days on market $69,000 Active 23 DOM
9. 2026-06-07
   days on market $69,000 Active 22 DOM
10. 2026-06-04
    days on market $69,000 Active 19 DOM
11. 2026-06-03
    days on market $69,000 Active 18 DOM
12. 2026-06-02
    days on market $69,000 Active 17 DOM
13. 2026-06-01
    days on market $69,000 Active 16 DOM
14. 2026-05-31
    days on market $69,000 Active 15 DOM
15. 2026-05-16
    listed $69,000 Active
16. 1995-03-09
    soldstatus $33,000
17. 1977-06-01
    soldstatus $17,000

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,585
• − Mortgage interest: −$3,865
• − Property taxes: −$784
• − Insurance: −$345
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − HOA: −$4,740
• − Depreciation: −$2,007
• Taxable income: $510
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $1,188/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 — Orlando

• Score: 86/100
• State rank: #12
• US rank: #360

Category grades

Amenities A+ Commute A+ Cost of living B- Crime B+ 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: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 53,242
• Household income: $47,313
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 5337.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% Black 35% Two or more races 17% White 16% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 8% Estonian 1% Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 51% English-only · Spanish 33% French/Haitian/Cajun 9% Other Indo-European 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: ▼ -89.65%
• Current HPI: 357.4828
• Rent YoY: ▼ -0.50%
• 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

+305.9% since first listed

3 events — show timeline

• 2026-05-16 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 1995-03-09 Sold (Public Records) $33,000 Public Records
• 1977-06-01 Sold (Public Records) $17,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $784 · +9.8% YoY. Source: county tax records.