1803 Balsawood Ct · Pine Hills, FL 32818

$5,000

4 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 7 Days on market

Built 1971 8,712 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

POOL HOME! COMPLETELY RENOVATED! Lovely ranch home features an incredible exterior that includes a new roof, new paint, new landscaping, new sod & a beautifully restored (original, deep) pool in fully fenced backyard w/ huge open & screened patios! Step inside to fresh paint throughout, new ceiling fans, new cabinets, new granite countertops, new appliances, new subway tile, new toilets, new light fixtures, new windows and new French doors! Terrific layout offers a large "L"-shaped living dining combo, pass-thru kitchen adjoining the family room that opens to the screened patio, large pool bathroom, spacious bedrooms w/ tons of closet space & a master suite w/ walk-in closet and gorgeous new shower in the master bathroom. Entire interior is completely tiled! Quiet, cul-de-sac location blocks from zoned elementary and middle schools and tons of everyday amenities! home is not for rent. EQUAL HOUSING OPPORTUNITY.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1971

Property features AI

Finance

• Other: Zoning: R-1A

Exterior

• Parking: 2-car garage
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Construction details: see remarks
• Exterior features: Front porch; Other roof

Interior

• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring; One total room

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$343,728) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 443.3% vs local median 4.8% 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: Hiawassee Elementary (math 27% / reading 27%, grade F, #1,969 of 2,144 statewide, top 94%, 565 students, 80% FRL); Robinswood Middle (math 25% / reading 29%, grade F, #497 of 571 statewide, top 88%, 1,080 students, 71% FRL); Ocoee High (math 17% / reading 38%, grade F, #470 of 667 statewide, top 71%, 2,536 students, 50% FRL).
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-21 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 (-2.7%/yr); 181 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 45% 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 $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/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. Built in 1971 — 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. 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?
6. 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.
7. 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.
8. 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: 46.97% ✓
• Cap rate: 443.28%
• Cash-on-cash: 1560.68%
• DSCR: 70.44
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $343,728
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6563 Magee Ct	0.50mi	4/2.0	1,672 (+6%)	6mo	$270,000	$161	62
7139 Blair Dr	0.11mi	3/2.0 (-1)	1,432 (-10%)	24mo	$370,000	$258	54
1909 Torrey Dr	0.73mi	3/2.0 (-1)	1,642 (+4%)	2mo	$355,000	$216	53
6801 Ambassador Dr	0.67mi	3/2.0 (-1)	1,591 (+0%)	23mo	$345,000	$217	44
7481 Laurel Hill Dr	0.60mi	4/2.0	1,447 (-9%)	17mo	$285,000	$197	44
1730 Tillstream Dr	0.64mi	4/2.0	1,746 (+10%)	21mo	$410,000	$235	36
7366 Briarlyn Ct	0.72mi	3/2.0 (-1)	1,454 (-8%)	18mo	$365,000	$251	32

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: —
• Equity multiple: 78.36×
• Total profit: $108,310
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 156.13×
• Total profit: $217,186
• Equity at exit: $432

Cash invested: $1,400 (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: 181
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,821

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 17%

Sensitivity live

Price	-10% $1,824	-5% $1,823	+0% $1,821	+5% $1,819	+10% $1,817
Rent	-10% $1,635	-5% $1,728	+0% $1,821	+5% $1,914	+10% $2,006
Rate	-1.0pp $1,823	-0.5pp $1,822	base $1,821	+0.5pp $1,819	+1.0pp $1,818

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7108 Steffie Ln Orlando, FL	3.0	2.0	1501	$2,277	$1.52	23d	1	0.13mi
1826 Mulberrywood Ct Orlando, FL	4.0	2.0	1782	$2,225	$1.25	23d	1	0.16mi
1826 Mulberrywood Ct Orlando, FL	4.0	2.0	1782	$2,225	$1.25	25d	1	0.16mi
6623 Swyear Ct Orlando, FL	4.0	2.0	1842	$2,300	$1.25	23d	1	0.28mi
1005 Delnova Ln Orlando, FL	4.0	2.0	1554	$2,650	$1.71	13d	1	0.43mi
1737 Hinckley Rd Orlando, FL	4.0	2.0	1661	$2,481	$1.49	3d	1	0.65mi
6821 Derrick Dr Orlando, FL	4.0	2.0	1954	$1,900	$0.97	21d	1	0.66mi
6234 Balboa Dr Orlando, FL	3.0	2.0	1466	$2,005	$1.37	0d	1	0.75mi
1303 Charles St Orlando, FL	3.0	2.0	1780	$2,200	$1.24	23d	1	0.81mi
6872 Alta Westgate Dr Orlando, FL	2.0–3.0	2.0	1190	$1,700	$1.43	9d	1	0.86mi
6314 Gamble Dr Orlando, FL	4.0	2.0	1877	$2,111	$1.12	0d	1	0.86mi
6033 Balboa Dr Orlando, FL	3.0	2.0	1269	$2,300	$1.81	23d	1	0.93mi
1109 Woodman Way Orlando, FL	3.0	2.0	1124	$1,750	$1.56	23d	1	0.97mi
2429 Sandy Ln Orlando, FL	3.0	2.0	1418	$2,490	$1.76	23d	1	1.06mi
2603 Silkwood Cir Orlando, FL	2.0–3.0	2.0	1114	$1,898	$1.70	0d	16	1.11mi
7222 Nima Ct Orlando, FL	3.0	2.5	1449	$2,400	$1.66	16d	1	1.14mi
8008 Balasands Blvd Orlando, FL	1.0–3.0	1.0–2.0	1140	$2,290	$2.01	0d	16	1.15mi
245 Alston Dr Orlando, FL	3.0	2.5	1385	$2,300	$1.66	6d	1	1.21mi
1748 Brightmeadow Ct Orlando, FL	3.0	2.0	1685	$2,200	$1.31	19d	1	1.22mi
2637 Healy Dr Orlando, FL	3.0	1.5	1300	$1,900	$1.46	6d	1	1.29mi
6215 Melbourne Ave Orlando, FL	3.0	2.0	1250	$850	$0.68	19d	1	1.30mi
414 Sandpiper Ridge Dr Orlando, FL	3.0	2.0	1620	$2,500	$1.54	19d	1	1.31mi
6119 Melbourne Ave Orlando, FL	3.0	2.0	1109	$1,999	$1.80	0d	1	1.33mi
6119 Melbourne Ave Orlando, FL	3.0	2.0	1109	$1,999	$1.80	22d	1	1.33mi
1529 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$1,995	$1.80	9d	1	1.39mi
371 Snowshoe Ct Orlando, FL	3.0	2.0	1417	$2,540	$1.79	15d	1	1.40mi
1537 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$2,200	$1.99	25d	1	1.40mi
219 Ashbourne Dr Orlando, FL	3.0	2.0	1080	$2,205	$2.04	9d	1	1.45mi

Listing history 8 events

1. 2026-05-19
   listed $5,000 Active
2. 2021-10-15
   soldstatus $305,000 Closed 954-char remark

   Show marketing remark (954 chars)

   POOL HOME! COMPLETELY RENOVATED! Lovely ranch home features an incredible exterior that includes a new roof, new paint, new landscaping, new sod & a beautifully restored (original, deep) pool in fully fenced backyard w/ huge open & screened patios! Step inside to fresh paint throughout, new ceiling fans, new cabinets, new granite countertops, new appliances, new subway tile, new toilets, new light fixtures, new windows and new French doors! Terrific layout offers a large "L"-shaped living dining combo, pass-thru kitchen adjoining the family room that opens to the screened patio, large pool bathroom, spacious bedrooms w/ tons of closet space & a master suite w/ walk-in closet and gorgeous new shower in the master bathroom. Entire interior is completely tiled! Quiet, cul-de-sac location blocks from zoned elementary and middle schools and tons of everyday amenities! home is not for rent. EQUAL HOUSING OPPORTUNITY.

3. 2021-08-09
   status Pending 954-char remark

   Show marketing remark (954 chars)

   POOL HOME! COMPLETELY RENOVATED! Lovely ranch home features an incredible exterior that includes a new roof, new paint, new landscaping, new sod & a beautifully restored (original, deep) pool in fully fenced backyard w/ huge open & screened patios! Step inside to fresh paint throughout, new ceiling fans, new cabinets, new granite countertops, new appliances, new subway tile, new toilets, new light fixtures, new windows and new French doors! Terrific layout offers a large "L"-shaped living dining combo, pass-thru kitchen adjoining the family room that opens to the screened patio, large pool bathroom, spacious bedrooms w/ tons of closet space & a master suite w/ walk-in closet and gorgeous new shower in the master bathroom. Entire interior is completely tiled! Quiet, cul-de-sac location blocks from zoned elementary and middle schools and tons of everyday amenities! home is not for rent. EQUAL HOUSING OPPORTUNITY.

4. 2021-08-04
   listed $295,000 Active 954-char remark

   Show marketing remark (954 chars)

   POOL HOME! COMPLETELY RENOVATED! Lovely ranch home features an incredible exterior that includes a new roof, new paint, new landscaping, new sod & a beautifully restored (original, deep) pool in fully fenced backyard w/ huge open & screened patios! Step inside to fresh paint throughout, new ceiling fans, new cabinets, new granite countertops, new appliances, new subway tile, new toilets, new light fixtures, new windows and new French doors! Terrific layout offers a large "L"-shaped living dining combo, pass-thru kitchen adjoining the family room that opens to the screened patio, large pool bathroom, spacious bedrooms w/ tons of closet space & a master suite w/ walk-in closet and gorgeous new shower in the master bathroom. Entire interior is completely tiled! Quiet, cul-de-sac location blocks from zoned elementary and middle schools and tons of everyday amenities! home is not for rent. EQUAL HOUSING OPPORTUNITY.

5. 2001-09-05
   soldstatus $51,000
6. 1983-10-01
   soldstatus $65,000
7. 1978-10-01
   soldstatus $48,000
8. 1975-06-01
   soldstatus $39,900

ⓘ 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 ≥108°F today · 24 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: $28,182
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$145
• Taxable income: $23,148
• Est. tax owed @ 24.0%: −$5,555
• After-tax cash flow: $16,294/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

-87.5% since first listed

8 events — show timeline

• 2026-05-19 Listed $5,000 HAOR as distributed by MLS GRID
• 2021-10-15 Sold (MLS) $305,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-04 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2001-09-05 Sold (Public Records) $51,000 Public Records
• 1983-10-01 Sold (Public Records) $65,000 Public Records
• 1978-10-01 Sold (Public Records) $48,000 Public Records
• 1975-06-01 Sold (Public Records) $39,900 Public Records

Property tax history

+10.2%/yr

Latest (2025): $4,502 · +5.2% YoY. Source: county tax records.