12538 Floridays Resort Dr Unit 102C · Williamsburg, FL 32821

$158,000

2 bd · 2.0 ba · 957 sqft · Condo public records · 82 Days on market

Built 2006 $822/mo HOA · 38% of rent ↓ 33% since listing

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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).

• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• DSCR +0.6/10.0

Listing remarks

Welcome to a prime opportunity to own in Floridays, one of Orlando’s favorite family resorts, which received the 2025 TripAdvisor Travelers’ Choice Award for the third year in a row! This stunning 1st-floor condo comes fully furnished and is located in building C, just steps away from the main Resort pool. The apartment features a fully-equipped kitchen with an island, a spacious open-concept living and dining area, and a large master bedroom with an en suite bathroom, complete with a jacuzzi tub and walk-in shower. The second bedroom comfortably accommodates guests with two full beds. Recent upgrades include a HVAC system installed in 2020, as well as new mattresses, a sofabed,

Key facts

• En suite bathroom
• Open concept living
• Recent upgrades

Tags

• FULLY EQUIPPED KITCHEN
• OPEN CONCEPT LIVING
• EN SUITE BATHROOM
• JACUZZI TUB
• WALK IN SHOWER
• RECENT UPGRADES

Property features AI

Finance

• Other: Unit is furnished
• Financial info: Total monthly fees $822 (total annual fees $9,864); Lease restrictions apply
• HOA & community: Monthly association fee $822 (includes cable TV, pool, electricity, internet, sewer, water); Community pool; Pets allowed: cats and dogs; Association approval not required

Exterior

• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Condo-hotel; Residential property; One level unit (floor 1); Faces west; 6-story building
• Construction: Block, cement siding and concrete construction; Concrete and tile roof; Slab foundation; Building C
• Exterior features: Balcony; Private maintained asphalt road

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Attic fan
• Interior features: Building has an elevator; Convection oven, Cooktop, Dishwasher, Microwave, Refrigerator
• Laundry & utility: Laundry closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $158k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (31.7% below list).
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $108k (31.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 85/100 on livability (#29 in FL, #608 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D, schools 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 falling (-3.2%/yr); 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 38% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $469 appreciation (0.3% local appreciation)).
• 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 82 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $107,847 (31.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 1.37% ✓
• Cap rate: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.3% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.41×
• Total profit: $-26,261
• Equity at exit: $48,237

10-year hold

• IRR: -10.2%
• Equity multiple: -0.02×
• Total profit: $-45,084
• Equity at exit: $59,901

Cash invested: $44,240 (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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 279
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$829
• Tax from tax record: −$283 /mo · $3,398/yr
• Insurance: −$66
• HOA: −$822
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-284

Break-even live

Break-even rent $2,531

Max offer price $107,847

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-239	+0% $-284	+5% $-329	+10% $-373
Rent	-10% $-455	-5% $-370	+0% $-284	+5% $-198	+10% $-112
Rate	-1.0pp $-204	-0.5pp $-244	base $-284	+0.5pp $-325	+1.0pp $-366

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	936	$2,642	$2.82	4d	22	0.16mi
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,527	$2.16	4d	36	0.24mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1087	$3,022	$2.78	3d	21	0.28mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1094	$2,492	$2.28	4d	32	0.32mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$2,422	$2.17	3d	50	0.40mi
11562 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	933	$2,400	$2.57	9d	2	0.58mi
11562 Westwood Blvd #934 Orlando, FL	1.0	1.0	800	$2,400	$3.00	25d	1	0.58mi
6800 Villa de Costa Dr Orlando, FL	2.0	2.0	960	$1,899	$1.98	3d	6	0.59mi
12843 Madison Pointe Cir #107 Orlando, FL	2.0	2.0	1107	$2,100	$1.90	25d	1	0.60mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,652	$1.74	3d	24	0.61mi
11568 Westwood Blvd #1021 Orlando, FL	2.0	2.0	1067	$1,775	$1.66	19d	1	0.61mi
12806 Madison Pointe Cir Orlando, FL	1.0–3.0	1.0–2.0	1027	$1,859	$1.81	3d	16	0.61mi
11574 Westwood Blvd #1134 Orlando, FL	1.0	1.0	754	$1,200	$1.59	25d	1	0.65mi
12024 Meadow Bend Loop Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,962	$1.85	25d	31	0.66mi
10000 Palma Linda Way Orlando, FL	1.0–3.0	1.0–2.0	1130	$2,464	$2.18	3d	1	0.67mi
11532 Westwood Blvd #628 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.67mi
8024 Cumberland Park Dr Orlando, FL	1.0–3.0	1.0–2.0	989	$1,804	$1.82	3d	48	0.68mi
12861 Madison Pointe Cir #106 Orlando, FL	1.0	1.0	696	$1,399	$2.01	4d	1	0.68mi
11582 Westwood Blvd Orlando, FL	1.0	1.0	754	$1,374	$1.82	25d	2	0.69mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	985	$2,450	$2.49	9d	2	0.69mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	1000	$3,000	$3.00	25d	1	0.69mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,600	$2.17	15d	1	0.71mi
12914 Penn Station Ct #101 Orlando, FL	2.0	2.0	1090	$1,995	$1.83	25d	1	0.71mi
11588 Westwood Blvd #1514 Orlando, FL	1.0	1.0	800	$2,400	$3.00	25d	1	0.72mi
11508 Westwood Blvd #313 Orlando, FL	1.0	1.0	715	$2,800	$3.92	25d	1	0.72mi
11538 Westwood Blvd #218 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.74mi
11544 Westwood Blvd #1311 Orlando, FL	2.0	2.0	971	$1,750	$1.80	25d	1	0.75mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,053	$1.96	16d	19	0.76mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,019	$1.92	3d	16	0.76mi
8150 Chatham Manor Blvd Orlando, FL	1.0–4.0	1.0–3.0	1180	$1,977	$1.67	21d	25	0.84mi
8151 Patterson Woods Dr Orlando, FL	1.0–3.0	1.0–3.0	1119	$2,124	$1.90	3d	17	0.84mi
11833 Westwood Blvd Orlando, FL	1.0–3.0	1.0–2.0	1085	$2,229	$2.05	3d	11	0.89mi
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$1,824	$1.87	3d	18	0.95mi
9950 Elan Cir Orlando, FL	1.0–3.0	1.0–2.0	1032	$2,173	$2.11	3d	20	1.24mi
10107 Ancora Cir Orlando, FL	1.0–3.0	1.0–2.0	1091	$2,102	$1.93	4d	23	1.27mi
12035 Cypress Run Dr Orlando, FL	2.0	2.0	797	$1,599	$2.01	5d	5	1.29mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$2,343	$2.27	3d	18	1.31mi
7118 Altis Way Orlando, FL	1.0–3.0	1.0–2.0	1119	$2,112	$1.89	3d	20	1.42mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$2,251	$2.33	4d	30	1.43mi
13001 Mulberry Park Dr #132 Orlando, FL	1.0	1.0	915	$1,550	$1.69	21d	1	1.44mi

HOA detail condo

• Monthly dues: $822 · $9,864/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $158,000 Active 82 DOM
2. 2026-06-18
   days on market $158,000 Active 79 DOM
3. 2026-06-17
   days on market $158,000 Active 78 DOM
4. 2026-06-16
   days on market $158,000 Active 77 DOM
5. 2026-06-15
   days on market $158,000 Active 76 DOM
6. 2026-06-13
   days on market $158,000 Active 74 DOM
7. 2026-06-13
   days on market $158,000 Active 73 DOM
8. 2026-06-09
   days on market $158,000 Active 70 DOM
9. 2026-06-08
   days on market $158,000 Active 69 DOM
10. 2026-06-07
    days on market $158,000 Active 68 DOM
11. 2026-06-04
    days on market $158,000 Active 65 DOM
12. 2026-06-03
    days on market $158,000 Active 64 DOM
13. 2026-06-02
    days on market $158,000 Active 63 DOM
14. 2026-06-02
    days on market $158,000 Active 62 DOM
15. 2026-05-31
    days on market $158,000 Active 61 DOM
16. 2026-05-21
    price $158,000
17. 2026-03-31
    listed $160,000 Active
18. 2022-09-14
    soldstatus $235,000

ⓘ 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: $3,398 · $283/mo
• Projected year-2 tax: $3,398 · $283/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: $26,061
• − Mortgage interest: −$8,850
• − Property taxes: −$3,398
• − Insurance: −$790
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − HOA: −$9,864
• − Depreciation: −$4,596
• Taxable loss: −$5,608
• Est. tax savings @ 24.0%: +$1,346
• After-tax cash flow: $-2,061/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 — Williamsburg

• Score: 85/100
• State rank: #29
• US rank: #608

Category grades

Amenities D Commute A Cost of living B Crime A Employment A- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,161
• Household income: $69,348
• Rent vs Own: 68.3% rent · 31.7% own
• Severe rent burden: 1840.0

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 0.65)
• Race & ethnicity: White 43% Hispanic / Latino 41% Two or more races 19% Black 6% Asian 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 1% Dominican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 4% Other Asian/Pacific 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: ▲ 0.30%
• Current HPI: 300.2268
• Rent YoY: ▼ -3.20%
• 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

-32.8% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $158,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-14 Sold (Public Records) $235,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,398 · +0.0% YoY. Source: county tax records.