8100 Poinciana Blvd #2501 · Hunters Creek, FL 32821

$154,950

3 bd · 2.0 ba · 1,231 sqft · Condo · 426 Days on market

Built 2006 $805/mo HOA · 33% of rent ↓ 22% since listing

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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 +16.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks

Discover your personal oasis in the heart of Orlando's magic! This exquisite, fully furnished, fifth-floor condo at Lake Buena Vista Resort isn't just a property; it's a gateway to unforgettable vacations and savvy investment potential. Unit 2501, a spacious 3-bedroom, 2-bathroom haven, welcomes you with stylish comfort and a coveted pool view from your private balcony. Beyond your doorstep, Lake Buena Vista Resort unfolds with a curated collection of amenities: multiple pools for every mood, a well-equipped fitness center to stay active, a lively game room for family fun, and delicious on-site dining options. And the best part? You're perfectly positioned to explore the wonders of Central

Key facts

• On-site dining
• Fitness center
• Private balcony

Tags

• POOL VIEW
• PRIVATE BALCONY
• MULTIPLE POOLS
• FITNESS CENTER
• GAME ROOM
• ON-SITE DINING

Property features AI

Finance

• Other: Furnished; Living area approximately 1,231 sq ft
• Financial info: Total monthly fees $805.18; Total annual fees $9,662.16; Lease restrictions apply
• HOA & community: Lake Buena Vista Resort association; Monthly HOA fee of $805.18 covering cable TV, internet, pest control, recreational facilities, trash and water; Community pool and fitness center; Sidewalks in community; No pets allowed

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Cable available; BB/HS internet available; Electricity available; Phone available; Trash service
• Home design: Condo - Hotel; Residential property; Faces north; One-level unit on 5th floor; 8-story building
• Construction: Other construction materials; Other roof type; Slab foundation; Built as part of building B2/U2501
• Exterior features: Sidewalks

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Building elevator
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $78 ($937/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.3% in Hunters Creek — 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 76/100 on livability (#222 in FL, #3,277 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: commute 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 falling (-3.2%/yr); 275 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 43% 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 + $460 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 426 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $44k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $136,356 (12.0% below list)

Questions for the listing agent

1. It's been on market 426 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 5.2

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: -2.0%
• Equity multiple: 0.91×
• Total profit: $-4,100
• Equity at exit: $47,306

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-199
• Equity at exit: $58,744

Cash invested: $43,386 (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: 275
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$805
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $78

Break-even live

Break-even rent $2,374

Max offer price $154,950

Occupancy floor 92%

Sensitivity live

Price	-10% $185	-5% $132	+0% $78	+5% $25	+10% $-29
Rent	-10% $-117	-5% $-20	+0% $78	+5% $176	+10% $274
Rate	-1.0pp $156	-0.5pp $118	base $78	+0.5pp $38	+1.0pp $-3

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: $38,738
• Closing costs: $4,648
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8097 Poinciana Blvd Orlando, FL	1.0–3.0	1.0–2.0	1075	$2,869	$2.67	2d	31	0.05mi
6011 Vineland Resort Way Orlando, FL	1.0–3.0	1.0–2.0	1082	$2,530	$2.34	8d	14	0.15mi
7261 Crossroads Garden Dr Orlando, FL	3.0	1.0–2.0	981	$2,673	$2.72	2d	19	0.45mi
4950 Lunar Ln Kissimmee, FL	3.0	1.0–3.0	981	$3,756	$3.83	2d	41	0.51mi
3285 Peace Pipe Dr Kissimmee, FL	3.0	2.0	1377	$1,900	$1.38	24d	1	0.53mi
14051 International Dr Orlando, FL	1.0–3.0	1.0–2.0	1115	$2,998	$2.69	2d	53	0.64mi
5270 Warrior Ln Kissimmee, FL	3.0	2.0	1123	$1,995	$1.78	24d	1	0.64mi
5212 Broken Arrow Dr Kissimmee, FL	3.0	2.0	1377	$2,250	$1.63	24d	1	0.64mi
3251 Prime Park Cir Kissimmee, FL	1.0–3.0	1.0–2.0	1020	$2,492	$2.44	2d	21	0.78mi
4865 Big Pine Loop Kissimmee, FL	3.0	1.0–2.0	1023	$3,382	$3.31	15d	127	0.80mi
4865 Big Pine Loop Kissimmee, FL	3.0	1.0–2.0	1023	$3,254	$3.18	3d	320	0.80mi
14501 Gateway Point Cir Orlando, FL	1.0–4.0	1.0–2.0	1023	$2,199	$2.15	8d	18	0.85mi
5316 Barefoot Path Kissimmee, FL	3.0	2.0	1410	$2,100	$1.49	24d	1	0.86mi
4741 Clock Tower Dr #107 Kissimmee, FL	2.0	2.0	1186	$2,800	$2.36	24d	1	0.94mi
5087 Dominica Dr Kissimmee, FL	2.0	2.5	1304	$1,650	$1.27	24d	1	0.94mi
5279 Images Cir #207 Kissimmee, FL	2.0	1.0	774	$979	$1.26	24d	1	0.95mi
5095 Dominica Dr Kissimmee, FL	2.0	3.0	1304	$2,400	$1.84	11d	1	0.96mi
3087 Seaview Castle Dr Unit 1549038P Kissimmee, FL	3.0	3.0	1463	$3,742	$2.56	3d	1	0.97mi
3111 Paradox Cir Unit 1018148P Kissimmee, FL	3.0	2.0	1184	$2,593	$2.19	8d	1	0.98mi
4701 Luminous Loop Kissimmee, FL	1.0–3.0	1.0–2.0	973	$2,345	$2.41	2d	36	0.98mi
5002 Mangrove Aly #104 Kissimmee, FL	2.0	2.0	1066	$1,749	$1.64	11d	1	0.98mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	11d	1	0.99mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	24d	1	0.99mi
4721 Clock Tower Dr Unit 1359866P Kissimmee, FL	2.0	2.0	1184	$3,280	$2.77	2d	1	1.00mi
3120 Paradox Cir #108 Kissimmee, FL	3.0	2.0	1329	$2,600	$1.96	24d	1	1.04mi
5299 Images Cir Kissimmee, FL	1.0–3.0	1.0–3.0	1027	$1,899	$1.85	2d	13	1.04mi
2954 Sadina St Kissimmee, FL	2.0	2.5	885	$1,500	$1.69	3d	2	1.05mi
3191 Paradox Cir Unit 205 Kissimmee, FL	2.0	2.5	1126	$2,500	$2.22	24d	1	1.06mi
5404 Paradise Cay Cir Kissimmee, FL	3.0	2.5	1364	$2,000	$1.47	24d	1	1.07mi
3171 Paradox Cir Unit 1UNIT 103 Kissimmee, FL	2.0	2.0	1181	$2,250	$1.91	24d	1	1.10mi
3151 Paradox Cir Unit 1UNIT 202 Kissimmee, FL	2.0	2.0	1181	$2,700	$2.29	24d	1	1.12mi
1110 Spaceport Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	24d	1	1.14mi
5492 Paradise Cay Cir Kissimmee, FL	3.0	3.0	1337	$2,200	$1.65	24d	1	1.14mi
5311 Paradise Cay Cir Kissimmee, FL	3.0	3.0	1187	$1,700	$1.43	8d	1	1.15mi
1024 Baseball and Boardwalk Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	24d	1	1.17mi
8815 Worldquest Blvd #2403 Orlando, FL	2.0	2.0	1178	$2,100	$1.78	18d	1	1.24mi
2904 Edenshire Way #106 Kissimmee, FL	3.0	2.0	1300	$2,650	$2.04	24d	1	1.29mi
15050 Ember Springs Cir Orlando, FL	1.0–3.0	1.0–3.0	1066	$2,412	$2.26	2d	34	1.33mi

HOA detail condo

• Monthly dues: $805 · $9,660/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $154,950 Active 426 DOM
2. 2026-06-17
   days on market $154,950 Active 425 DOM
3. 2026-06-16
   days on market $154,950 Active 424 DOM
4. 2026-06-15
   days on market $154,950 Active 423 DOM
5. 2026-06-13
   days on market $154,950 Active 421 DOM
6. 2026-06-13
   days on market $154,950 Active 420 DOM
7. 2026-06-09
   days on market $154,950 Active 417 DOM
8. 2026-06-08
   days on market $154,950 Active 416 DOM
9. 2026-06-07
   days on market $154,950 Active 415 DOM
10. 2026-06-04
    days on market $154,950 Active 412 DOM
11. 2026-06-03
    days on market $154,950 Active 411 DOM
12. 2026-06-02
    days on market $154,950 Active 410 DOM
13. 2026-06-02
    days on market $154,950 Active 409 DOM
14. 2026-05-31
    days on market $154,950 Active 408 DOM
15. 2026-05-04
    status Active
16. 2026-04-20
    status Pending
17. 2026-03-05
    price $154,950
18. 2026-01-16
    price $159,950
19. 2026-01-16
    status Active
20. 2025-12-03
    status Pending
21. 2025-08-20
    price $176,500
22. 2025-07-16
    price $184,500
23. 2025-05-14
    price $190,950
24. 2025-04-23
    price $193,950
25. 2025-02-19
    listed $198,950 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,680
• − Mortgage interest: −$8,680
• − Property taxes: −$2,324
• − Insurance: −$775
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − HOA: −$9,660
• − Depreciation: −$4,508
• Taxable loss: −$1,015
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $1,181/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 — Hunters Creek

• Score: 76/100
• State rank: #222
• US rank: #3277

Category grades

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

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

-22.1% since first listed

11 events — show timeline

• 2026-05-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $154,950 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $159,950 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Price Changed $176,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $184,500 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $190,950 Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Price Changed $193,950 Stellar MLS as Distributed by MLS Grid
• 2025-02-19 Listed $198,950 Stellar MLS as Distributed by MLS Grid