915 W Concord St · Orlando, FL 32805

$199,000

2 bd · 2.0 ba · 1,602 sqft · MultiFamily public records · 3 Days on market

Built 1947 7,577 sqft lot

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Under contract-accepting backup offers. DUPLEX FIXER UPPER IN DOWNTOWN ORLANDO. WALKING DISTANCE TO UCF DOWNTOWN CAMPUS.

Key facts

• 7,577 sq ft lot
• 2 garage spots
• Built 1947

Property features AI

Finance

• Other: Homestead exemption indicated; Zoning: R-2B/T/PH
• HOA & community: No association

Exterior

• Parking: 2-car garage
• Utilities: Electricity connected; Water connected; Public sewer; No water source listed
• Home design: Single family residence (residential); Attached property; One level; Faces south; Fixer condition
• Construction: Frame construction with wood siding; Shingle roof; Crawlspace foundation; Built on 0.17-acre lot
• Exterior features: Storage; Chain link fencing; Paved road access

Interior

• Kitchen: No appliances specified
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Carpet flooring; No built-in appliances listed; Unfurnished
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 9.1% 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 rising (+1.4%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $2,320/mo this rent would consume 69% of the median local household income ($41k/yr) (locally 1597% 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 $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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $199k implies a 1272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $199,000

Questions for the listing agent

1. Built in 1947 — 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. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.85%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-6,722
• Equity at exit: $29,672

10-year hold

• IRR: 4.6%
• Equity multiple: 1.31×
• Total profit: $17,354
• Equity at exit: $17,206

Cash invested: $55,720 (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 32805

• Home prices YoY: -7.6%
• Rents YoY: 1.4%
• Active inventory: 142
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,320 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $457

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 75%

Sensitivity live

Price	-10% $595	-5% $526	+0% $457	+5% $388	+10% $320
Rent	-10% $274	-5% $366	+0% $457	+5% $549	+10% $640
Rate	-1.0pp $557	-0.5pp $508	base $457	+0.5pp $406	+1.0pp $353

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Arlington St Orlando, FL	3.0	1.0	1194	$1,995	$1.67	13d	1	0.22mi
812 W Livingston St Unit A Orlando, FL	3.0	2.0	1299	$1,595	$1.23	25d	1	0.26mi
659 W Amelia St Orlando, FL	1.0–3.0	1.0–2.0	849	$1,730	$2.04	3d	27	0.29mi
480 N Terry Ave Orlando, FL	3.0	1.0–2.0	841	$2,294	$2.73	3d	29	0.37mi
816 Putnam Ave Orlando, FL	3.0	2.0	1678	$2,750	$1.64	25d	1	0.37mi
505 Chatham Ave Orlando, FL	3.0	1.0–2.0	1022	$2,625	$2.57	4d	27	0.47mi
1045 Polk St Unit 1049B Orlando, FL	3.0	1.0	1062	$1,650	$1.55	25d	1	0.48mi
750 N Orange Ave Orlando, FL	1.0–2.0	1.0–2.0	883	$2,385	$2.70	2d	18	0.82mi
410 N Orange Ave Orlando, FL	3.0	1.0–3.0	854	$3,515	$4.12	3d	181	0.85mi
860 N Orange Ave Orlando, FL	1.0–2.0	1.0–2.0	857	$2,200	$2.57	16d	3	0.86mi
777 N Orange Ave Orlando, FL	2.0	1.0–2.0	858	$2,329	$2.71	3d	8	0.87mi
899 N Orange Ave Orlando, FL	1.0–2.0	1.0–2.0	1067	$2,837	$2.66	3d	10	0.95mi
911 N Orange Ave Orlando, FL	1.0–2.0	1.0–2.0	884	$2,000	$2.26	25d	3	0.99mi
911 N Orange Ave Orlando, FL	1.0–2.0	1.0–2.0	884	$2,000	$2.26	8d	3	0.99mi
335 N Magnolia Ave Orlando, FL	3.0	1.0–3.0	1041	$2,259	$2.17	3d	35	1.01mi
1028 Yates St Orlando, FL	3.0	2.0	1808	$900	$0.50	15d	1	1.06mi
151 E Robinson St Orlando, FL	4.0	1.0–3.5	1815	$5,900	$3.25	16d	2	1.07mi
150 E Robinson St Orlando, FL	2.0	1.0–2.0	829	$3,650	$4.40	15d	6	1.08mi
150 E Robinson St Orlando, FL	2.0	1.0–2.0	829	$3,650	$4.40	3d	9	1.08mi
150 E Robinson St Unit 31B Orlando, FL	2.0	2.0	1237	$3,400	$2.75	19d	1	1.09mi
151 E Washington St Orlando, FL	2.0	2.0	1507	$3,250	$2.16	25d	2	1.13mi
266 Park Lake St Unit 19 Orlando, FL	3.0	3.5	1785	$4,600	$2.58	25d	1	1.16mi
125 E Pine St Orlando, FL	2.0	2.0	1237	$3,150	$2.55	25d	1	1.19mi
732 S Lee Ave Orlando, FL	3.0	2.5	1914	$2,295	$1.20	19d	1	1.20mi
612 Stetson St Orlando, FL	3.0	1.0	1400	$2,599	$1.86	25d	1	1.25mi
400 E Colonial Dr Orlando, FL	2.0	2.0	1179	$2,485	$2.11	4d	1	1.27mi
414 Sunset Dr Orlando, FL	3.0	1.0	1268	$1,850	$1.46	25d	1	1.34mi
520 E Amelia St Orlando, FL	2.0	2.0	1250	$2,400	$1.92	25d	1	1.35mi
322 E Central Blvd Orlando, FL	2.0	2.0	1152	$2,398	$2.08	15d	2	1.35mi
322 E Central Blvd #1413 Orlando, FL	2.0	2.0	1157	$2,800	$2.42	25d	1	1.36mi
100 Lake Ave Orlando, FL	2.0	2.0	1075	$2,800	$2.60	25d	1	1.39mi
413 E Pine St Orlando, FL	3.0	2.0	1743	$3,485	$2.00	25d	1	1.39mi
611 E Amelia St Unit 1 Orlando, FL	2.0	2.0	1129	$1,895	$1.68	23d	1	1.39mi
1639 Oakmont Ln Orlando, FL	2.0	2.0	1186	$2,600	$2.19	8d	1	1.40mi
204 E South St Orlando, FL	2.0	2.0	1169	$2,200	$1.88	25d	2	1.41mi
431 E Central Blvd Orlando, FL	3.0	1.0–3.0	1228	$2,789	$2.27	3d	24	1.42mi
101 Lake Ave Orlando, FL	3.0	2.0	1706	$4,000	$2.34	25d	1	1.42mi
415 E Pine St Orlando, FL	2.0	2.0	1471	$2,595	$1.76	16d	1	1.43mi
2314 W South St Orlando, FL	3.0	2.0	1440	$2,000	$1.39	16d	1	1.44mi
420 E Church St Orlando, FL	1.0–3.0	1.0–2.0	1086	$2,534	$2.33	3d	12	1.48mi

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-15
   listed $199,000 Active
3. 1976-06-01
   soldstatus $14,500

ⓘ 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 · 23 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: $27,835
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − Depreciation: −$5,789
• Taxable income: $2,465
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $4,895/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

• Census place: Orlando, FL
• County: Orange County · 1,471,359 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 19,294
• Household income: $40,515
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1597.0

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 (70%)
• Race & ethnicity: Black 70% Hispanic / Latino 15% White 13% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 9% Russian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 11% French/Haitian/Cajun 8%

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: ▼ -35.19%
• Current HPI: 429.3242
• Rent YoY: ▲ 1.42%
• 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

+1272.4% since first listed

3 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 1976-06-01 Sold (Public Records) $14,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $386 · +13.3% YoY. Source: county tax records.