2841 W Amelia St · Orlando, FL 32805

$130,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 39 Days on market

Built 1958 6,098 sqft lot Est $180k · 28% under ↓ 41% since listing

---

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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• 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

Listing remarks

3-bedroom 1 bath home for sale AS IS. Large front and back yard perfect for privacy and storage. Please note: all carpet and kitchen appliances have been removed. This home is ready for renovations to make it a perfect rental or first home. Easy access to the expressway, shopping and dining.

Key facts

• Front and back yard
• Shopping and dining
• 6,098 sq ft lot

Tags

• FRONT AND BACK YARD
• EASY ACCESS TO EXPRESSWAY
• SHOPPING AND DINING

Property features AI

Finance

• Other: Residential, R-1A zoning; Living area reported as 864 (public records); Building area total reported as 1,192; Universal property identifier on file; Property not in a CDD; Not homesteaded
• Financial info: Unfurnished; No lease restrictions

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; One story; South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a lot of about 0 to less than 1/4 acre
• Exterior features: Paved road access; Lot approximately 0.14 acres

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Concrete floors
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Eat-in kitchen; Living room/dining room combo; Storage
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 42% of the median local income ($41k/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 $899 of loan paydown is wiped out by about $4k 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 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $179,712
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3001 W Amelia St	0.08mi	3/1.0	864 (0%)	1mo	$145,000	$168	96
3524 Amigos Ave	0.69mi	2/1.0 (-1)	970 (+12%)	11mo	$202,000	$208	33

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-9,083
• Equity at exit: $19,383

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $1,610
• Equity at exit: $11,240

Cash invested: $36,400 (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 32805

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

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $223

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 79%

Sensitivity live

Price	-10% $313	-5% $268	+0% $223	+5% $178	+10% $133
Rent	-10% $111	-5% $167	+0% $223	+5% $279	+10% $335
Rate	-1.0pp $288	-0.5pp $256	base $223	+0.5pp $189	+1.0pp $155

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 W Concord St Orlando, FL	3.0	1.0	864	$844	$0.98	25d	1	0.12mi
2208 W Central Blvd Unit 2208 B Orlando, FL	2.0	1.0	600	$1,195	$1.99	25d	1	0.60mi
936 Pinedale Ave Unit A Orlando, FL	3.0	2.0	950	$1,499	$1.58	23d	1	0.62mi
936 Pinedale Ave Orlando, FL	3.0	2.0	950	$1,499	$1.58	4d	1	0.62mi
2023 W Pine St Unit 4 Orlando, FL	2.0	1.0	720	$1,195	$1.66	25d	1	0.78mi
1100 N John Young Pkwy Orlando, FL	1.0–3.0	1.0–2.0	977	$2,569	$2.63	3d	12	0.86mi
3750 W D Judge Dr Orlando, FL	1.0–2.0	1.0–2.0	805	$1,612	$2.00	9d	1	0.92mi
3025 Long St Unit A Orlando, FL	2.0	1.0	678	$1,650	$2.43	25d	1	0.92mi
516 Sunset Dr Orlando, FL	2.0	1.0	600	$1,395	$2.33	9d	1	1.00mi
1322 Arlington St Orlando, FL	3.0	1.0	846	$1,750	$2.07	25d	1	1.09mi
4333 Cynthia St Orlando, FL	3.0	2.0	1039	$1,813	$1.74	23d	1	1.14mi
3205 Orange Center Blvd Orlando, FL	2.0	1.0	600	$1,336	$2.23	25d	1	1.15mi
4431 Barley St Orlando, FL	4.0	1.0	1026	$864	$0.84	25d	1	1.31mi
1045 Polk St Unit 1049B Orlando, FL	3.0	1.0	1062	$1,650	$1.55	25d	1	1.31mi
1045 W Washington St Orlando, FL	2.0	1.0	715	$1,095	$1.53	25d	1	1.32mi
1032 W Jefferson St Unit 5 Orlando, FL	2.0	1.0	810	$940	$1.16	12d	1	1.34mi
1032 W Jefferson St Unit 5 Orlando, FL	2.0	1.0	810	$940	$1.16	5d	1	1.34mi
1216 Lawne Blvd Orlando, FL	3.0	2.0	1000	$1,800	$1.80	25d	1	1.35mi
408 N Westmoreland Dr Orlando, FL	1.0–2.0	1.0	550	$1,595	$2.90	25d	1	1.37mi
1011 Dewitt Dr Unit 1013 Dewitt A Orlando, FL	2.0	1.0	625	$1,195	$1.91	12d	1	1.39mi
1011 Dewitt Dr Apt B Orlando, FL	2.0	1.0	650	$995	$1.53	23d	1	1.39mi
1016 Alba Dr Unit 1016 Orlando, FL	2.0	1.0	1008	$2,100	$2.08	4d	1	1.41mi
909 W Livingston St Unit 2 Orlando, FL	2.0	1.0	550	$1,295	$2.35	12d	1	1.43mi
200 Fanfair Ave Orlando, FL	3.0	1.0	941	$1,730	$1.84	9d	1	1.45mi
817 Bentley St Unit A Orlando, FL	2.0	1.0	730	$1,300	$1.78	25d	1	1.47mi
812 W Livingston St Unit B Orlando, FL	2.0	1.0	650	$1,175	$1.81	4d	1	1.48mi
4610 Barley St Orlando, FL	2.0	1.0	805	$1,699	$2.11	25d	1	1.48mi
811 Hills St Orlando, FL	2.0	1.0	792	$1,399	$1.77	25d	1	1.50mi

Listing history 26 events

1. 2026-06-21
   days on market $130,000 Active 39 DOM
2. 2026-06-18
   days on market $130,000 Active 36 DOM
3. 2026-06-17
   days on market $130,000 Active 35 DOM
4. 2026-06-16
   days on market $130,000 Active 34 DOM
5. 2026-06-15
   days on market $130,000 Active 33 DOM
6. 2026-06-13
   days on market $130,000 Active 31 DOM
7. 2026-06-13
   days on market $130,000 Active 30 DOM
8. 2026-06-09
   days on market $130,000 Active 27 DOM
9. 2026-06-08
   status $130,000 Active 26 DOM
10. 2026-06-07
    statusdays on market $130,000 Pending 26 DOM
11. 2026-06-04
    days on market $130,000 Active 24 DOM
12. 2026-06-03
    days on market $130,000 Active 23 DOM
13. 2026-06-02
    days on market $130,000 Active 22 DOM
14. 2026-06-01
    days on market $130,000 Active 21 DOM
15. 2026-05-31
    days on market $130,000 Active 20 DOM
16. 2026-05-20
    status Active
17. 2026-05-13
    status Pending
18. 2026-05-05
    listed $130,000 Active
19. 2024-07-22
    status Pending
20. 2024-07-16
    status Active
21. 2024-06-26
    status Pending
22. 2024-06-18
    listed $165,000 Active
23. 2024-06-05
    historical
24. 2024-03-25
    price $190,000
25. 2024-02-13
    price $195,000
26. 2023-10-18
    listed $220,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $17,029
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,782
• Taxable income: $640
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $2,518/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

-40.9% since first listed

11 events — show timeline

• 2026-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-06-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-18 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-25 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-13 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-18 Listed $220,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $159 · +25.0% YoY. Source: county tax records.