8710 Foley Dr · Rio Pinar, FL 32825

$5,000

3 bd · 2.0 ba · 1,140 sqft · SingleFamily public records · 7 Days on market

Built 1997 3,920 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 16, 2026 at 11:00 AM EST. Explore this charming 3-bedroom, 2-bath residence set in a peaceful and well-located Orlando community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa Home​​‌​​​​‌​​‌‌​​‌​​​‌‌​‌‌‌​‌​​​‌‌​​​‌‌‌​​​ App.

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1997

Property features AI

Finance

• Other: Zoning: P-D

Exterior

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

Interior

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

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $346,560 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-785 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).

Location & tenants

• Location reads 72/100 on livability (#341 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, cost of living 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.
• Market conditions: Rents rising (+2.8%/yr); 279 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 104.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/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. 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.59% ✗
• Cap rate: 3.57%
• Cash-on-cash: -9.71%
• DSCR: 0.57
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $346,560
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
628 Valencia Place Cir	0.30mi	3/2.0	1,184 (+4%)	3mo	$360,000	$304	77
9393 Dubois Blvd	0.72mi	3/2.0	1,133 (-1%)	14mo	$265,320	$234	54
9148 Dubois Blvd	0.75mi	3/2.0	1,086 (-5%)	4mo	$295,800	$272	54
846 Bella Vista Way	0.46mi	3/2.0	1,066 (-6%)	23mo	$338,000	$317	49

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -33.9%
• Equity multiple: -0.10×
• Total profit: $-106,591
• Equity at exit: $51,673

10-year hold

• IRR: -43.9%
• Equity multiple: -0.64×
• Total profit: $-158,988
• Equity at exit: $29,964

Cash invested: $97,037 (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 32825

• Rents YoY: 2.8%
• Active inventory: 279
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$1,817
• Tax est. 1.5%: −$433 /mo · $5,198/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-785

Break-even live

Break-even rent $3,032

Max offer price $232,978

Occupancy floor —

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: $86,640
• Closing costs: $10,397
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8693 Foley Dr Orlando, FL	3.0	2.0	1178	$1,500	$1.27	23d	1	0.05mi
466 Valencia Place Cir Orlando, FL	3.0	2.0	1184	$2,470	$2.09	10d	1	0.30mi
1000 Avery Village Loop Orlando, FL	2.0–3.0	2.0	1206	$2,327	$1.93	1d	13	0.47mi
8212 Troxler Dr Orlando, FL	3.0	1.0	1200	$2,250	$1.88	2d	1	0.58mi
469 Glastonbury Dr Orlando, FL	3.0	2.5	1300	$2,195	$1.69	21d	1	0.59mi
1000 Avida Village Cir Orlando, FL	1.0–3.0	1.0–2.0	977	$2,488	$2.55	1d	22	0.59mi
8225 Claire Ann Dr #203 Orlando, FL	2.0	2.0	1046	$1,725	$1.65	3d	1	0.60mi
8103 Lillies Way #107 Orlando, FL	2.0	2.0	1000	$1,600	$1.60	7d	1	0.61mi
8137 Claire Ann Dr #207 Orlando, FL	2.0	2.0	1046	$1,750	$1.67	21d	1	0.61mi
933 Vista Palma Way Orlando, FL	3.0	2.0	1016	$2,150	$2.12	23d	1	0.66mi
8362 Cristobal Cir Unit a Orlando, FL	3.0	1.0	1150	$1,850	$1.61	12d	1	0.66mi
8362 Cristobal Cir Unit a Orlando, FL	3.0	1.0	1014	$1,850	$1.82	3d	1	0.66mi
8362 Cristobal Cir Unit a Orlando, FL	3.0	1.0	1150	$1,850	$1.61	14d	1	0.66mi
9010 Running Bull Rd Orlando, FL	1.0–4.0	1.0–4.0	1032	$1,632	$1.58	4d	1	0.76mi
604 Laurel Cove Ct Orlando, FL	1.0–3.0	1.0–2.0	892	$1,968	$2.21	1d	15	0.81mi
314 Muscogee Ln Orlando, FL	3.0	2.5	1296	$2,500	$1.93	23d	1	0.82mi
1108 Constantine St Orlando, FL	4.0	2.0	1491	$2,375	$1.59	10d	1	0.86mi
1108 Constantine St Orlando, FL	4.0	2.0	1491	$2,350	$1.58	2d	1	0.86mi
8211 Sun Spring Cir #41 Orlando, FL	2.0	2.0	1064	$1,499	$1.41	4d	1	0.87mi
8215 Sun Spring Cir #23 Orlando, FL	2.0	2.0	1064	$1,550	$1.46	21d	1	0.93mi
7934 Winter Song Dr Orlando, FL	3.0	2.0	1315	$2,205	$1.68	10d	1	0.95mi
1228 Pine Sap Ct Orlando, FL	3.0	2.0	1366	$2,300	$1.68	12d	1	0.98mi
9942 Dean Oaks Ct Orlando, FL	3.0	2.0	1140	$2,095	$1.84	21d	1	1.05mi
454 Loblolly Ln Unit Labs Orlando, FL	3.0	2.0	1315	$2,300	$1.75	4d	1	1.07mi
7960 Pine Crossings Cir Orlando, FL	1.0–2.0	1.0–2.0	870	$1,911	$2.20	1d	30	1.07mi
949 Crowsnest Cir Orlando, FL	1.0–2.0	1.0–2.0	822	$1,754	$2.13	1d	31	1.09mi
512 Owl Cir Orlando, FL	2.0	2.0	1220	$1,900	$1.56	12d	1	1.21mi
8102 Turkey Dr Orlando, FL	2.0	2.0	1010	$1,850	$1.83	23d	1	1.26mi
10038 Vista Laguna Dr Orlando, FL	1.0–3.0	1.0–2.0	1008	$2,526	$2.51	2d	16	1.35mi
10039 Massey St Orlando, FL	2.0	2.0	948	$1,595	$1.68	2d	1	1.46mi
10041 Massey St Alafaya, FL	2.0	2.0	948	$1,595	$1.68	23d	1	1.46mi
7909 Richwood Dr Orlando, FL	2.0	2.0	936	$1,950	$2.08	21d	1	1.47mi
1124 Crosstown Way Orlando, FL	1.0–3.0	1.0–2.0	1104	$2,730	$2.47	1d	10	1.50mi

Listing history 6 events

1. 2026-06-16
   days on market $5,000 Active 7 DOM
2. 2026-06-15
   days on market $5,000 Active 6 DOM
3. 2026-06-13
   days on market $5,000 Active 4 DOM
4. 2026-06-13
   days on market $5,000 Active 3 DOM
5. 2026-06-10
   remarks 335-char remark
6. 2026-06-10
   listed $5,000 Active 1 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,457
• − Mortgage interest: −$19,413
• − Property taxes: −$5,198
• − Insurance: −$1,733
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$10,082
• Taxable loss: −$15,882
• Est. tax savings @ 24.0%: +$3,812
• After-tax cash flow: $-5,608/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 — Rio Pinar

• Score: 72/100
• State rank: #341
• US rank: #5937

Category grades

Amenities F Commute F Cost of living D+ Crime A+ Employment A+ Housing A+ Health & safety F 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): 63,698
• Household income: $81,651
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 1458.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 32% Two or more races 23% Black 11% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 25% Cuban 6% Dominican 3%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 20% · Canada, Vietnam, Jamaica
• Languages at home: 56% English-only · Spanish 35% Other Indo-European 3% 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: ▼ -171.52%
• Current HPI: 315.8496
• Rent YoY: ▲ 2.77%
• 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

-99.1% since first listed

4 events — show timeline

• 2026-06-09 Listed $5,000 HAOR as distributed by MLS GRID
• 2008-08-15 Sold (Public Records) $174,000 Public Records
• 1995-08-07 Sold (Public Records) $18,400 Public Records
• 1994-05-26 Sold (Public Records) $537,600 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,367 · +10.8% YoY. Source: county tax records.