1074 Hamlet Dr · Maitland, FL 32751

$308,000

3 bd · 2.0 ba · 1,076 sqft · SingleFamily public records · 318 Days on market

Built 1994 3,200 sqft lot Est $273k · 13% over $52/mo HOA · 2% of rent

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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).

• Cash flow +11.9/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple Offers, please submit Highest and best by _6/5 1:53PM. This 3 Bedroom, 2 Full Bathroom home has vaulted ceilings and windows offer a lot of natural light. This home does need some TLC but it is in the Hamlet of Maitland community and is a great starter home. The Hamlet community features a playground and has good schools, and since it's on a cul-de-sac, you don't have a lot of traffic. The open layout features vaulted ceilings, ceiling fans, ceramic tile and carpet throughout. The master bedroom has a walk-in closet and the master bathroom features a garden tub and dual sinks. The second bathroom also has a tub and shower. The yard is fenced to offer privacy. This home is conveniently located to bus line and shopping. This is a HomePath property.

Key facts

• Quick access to i-4
• Fully fenced lot
• 3,200 sq ft lot

Tags

• FULLY FENCED LOT
• DURABLE VINYL FENCING
• DIRECT ACCESS TO PLAYGROUND
• QUICK ACCESS TO I-4

Property features AI

Finance

• Other: Living area about 1,076 sq ft (public records); Total building area about 1,334 sq ft; Lot size approximately 0.07 acre
• HOA & community: Monthly HOA fee of $52; HOA includes community playground; Pets allowed

Exterior

• Parking: Attached garage with garage door opener; 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available
• Home design: Single-family residence; One story; Home faces north; Residential zoning (PD-RES)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built using typical residential materials
• Exterior features: Sliding doors; Located on a cul-de-sac; City limits; Level lot; Sidewalks; Paved roads

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Tile flooring throughout main areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; High ceilings; Open floor plan; Ceiling fans; Walk-in closets
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $308k.

Deal economics

• At list price, monthly cash flow is $-79 ($-946/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (25.4% below list).
• Recommended offer: $230k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.8% in Maitland — 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 79/100 on livability (#154 in FL, #2,315 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living 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.
• Zoned schools: Dommerich Elementary (math 88% / reading 87%, grade A+, #22 of 2,144 statewide, top 1%, 601 students, 19% FRL); Edgewater High (math 14% / reading 46%, grade F, #441 of 667 statewide, top 67%, 2,059 students, 52% FRL) — zoned schools average 36% FRL vs 56% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.9%/yr); 197 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $9k 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 318 days — a 12% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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.
• Current owner paid $115k; list at $308k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $229,729 (25.4% 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 318 days. Have you received any prior offers? Is the seller open to a 25% 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. 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 A-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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $273,304
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Oak Grove Rd	0.19mi	3/2.0	1,134 (+5%)	0mo	$287,500	$254	82

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 · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-57,647
• Equity at exit: $45,924

10-year hold

• IRR: -14.3%
• Equity multiple: 0.22×
• Total profit: $-67,561
• Equity at exit: $26,630

Cash invested: $86,240 (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 32751

• Rents YoY: 1.9%
• Active inventory: 197
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$1,615
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$128
• HOA: −$52
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-79

Break-even live

Break-even rent $2,397

Max offer price $294,068

Occupancy floor 98%

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: $77,000
• Closing costs: $9,240
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 S West St Maitland, FL	1.0–2.0	1.0	720	$1,395	$1.94	2d	1	0.27mi
1701 Lee Rd Winter Park, FL	3.0	1.0–2.0	813	$2,172	$2.67	2d	18	0.36mi
1695 Lee Rd Winter Park, FL	1.0–2.0	1.0	759	$1,595	$2.10	2d	6	0.41mi
100 Boucle Jeanne Cir Maitland, FL	1.0–3.0	1.0–2.0	1125	$3,857	$3.43	2d	9	0.46mi
304 Lake Ave Maitland, FL	1.0–3.0	1.0–3.0	1046	$3,201	$3.06	2d	20	0.48mi
301 Clark St Unit 2 Eatonville, FL	2.0	1.0	1100	$1,575	$1.43	21d	1	0.58mi
360 Eaton St Maitland, FL	3.0	1.0	962	$1,500	$1.56	23d	1	0.61mi
1305 Morgan Stanley Ave Winter Park, FL	3.0	1.0–3.0	1102	$3,866	$3.51	2d	23	0.61mi
821 Mulberry St Unit D Maitland, FL	2.0	1.0	920	$2,000	$2.17	23d	1	0.67mi
921 S Orlando Ave Maitland, FL	1.0–3.0	1.0–2.0	1184	$3,037	$2.57	2d	40	0.70mi
2500 Lee Rd Winter Park, FL	1.0–2.0	1.0–2.0	800	$1,495	$1.87	23d	2	0.71mi
2500 Lee Rd Winter Park, FL	1.0–2.0	1.0–2.0	800	$1,495	$1.87	7d	3	0.71mi
1820 Rogers Ave Unit B 1 Maitland, FL	2.0	1.0	800	$1,300	$1.62	13d	1	0.72mi
114 Eaton St Unit 3 Eatonville, FL	2.0	1.0	750	$1,190	$1.59	2d	1	0.72mi
31 Bel Air St Maitland, FL	3.0	1.5	1015	$2,400	$2.36	17d	1	0.78mi
16 Eaton St Maitland, FL	3.0	2.0	1323	$2,300	$1.74	13d	1	0.82mi
190 Ventris Ave W Maitland, FL	2.0	1.0	770	$1,550	$2.01	14d	1	0.90mi
1500 Gay Rd Unit Chateaux du Lac Winter Park, FL	2.0	2.0	1026	$1,850	$1.80	23d	1	0.94mi
722 Baltimore Dr Orlando, FL	3.0	2.0	1453	$2,050	$1.41	7d	1	0.94mi
814 Malone Dr Orlando, FL	2.0	2.0	1211	$2,650	$2.19	23d	1	1.05mi
830 Carver St Winter Park, FL	3.0	1.0	1038	$1,995	$1.92	13d	1	1.09mi
151 N Orlando Ave Winter Park, FL	3.0	1.0–2.0	1500	$2,500	$1.67	23d	2	1.13mi
151 N Orlando Ave Winter Park, FL	2.0–3.0	1.0–2.0	1134	$2,750	$2.43	4d	3	1.13mi
2500 Carver Ave Orlando, FL	3.0	1.0	1110	$1,875	$1.69	17d	1	1.21mi
430 E Packwood Ave Maitland, FL	1.0–3.0	1.0–2.0	1130	$2,515	$2.23	1d	13	1.23mi
662 Callahan St Unit 1545989P Winter Park, FL	2.0	1.0	882	$2,097	$2.38	16d	1	1.24mi
438 Lakeview Ave Winter Park, FL	2.0	1.0	1250	$3,200	$2.56	23d	1	1.34mi
5003 Adanson St Orlando, FL	2.0	2.0	875	$2,500	$2.86	23d	1	1.34mi
912 Neuse Ave Orlando, FL	3.0	2.0	1388	$2,079	$1.50	7d	1	1.36mi
503 Kilshore Ln Winter Park, FL	2.0	1.0	1125	$2,250	$2.00	17d	1	1.36mi
400 N Orlando Ave Maitland, FL	1.0–3.0	1.0–2.0	1040	$2,937	$2.82	1d	16	1.39mi
1051 Lee Rd Orlando, FL	1.0–3.0	1.0–2.0	934	$1,495	$1.60	20d	1	1.40mi
4418 Eli St Orlando, FL	2.0	1.0	825	$1,600	$1.94	23d	1	1.41mi
735 Alton Ave Orlando, FL	3.0	2.0	1174	$1,800	$1.53	7d	1	1.42mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 22 events

1. 2026-06-18
   days on market $308,000 Active 318 DOM
2. 2026-06-17
   days on market $308,000 Active 317 DOM
3. 2026-06-16
   days on market $308,000 Active 316 DOM
4. 2026-06-15
   days on market $308,000 Active 315 DOM
5. 2026-06-13
   days on market $308,000 Active 313 DOM
6. 2026-06-13
   days on market $308,000 Active 312 DOM
7. 2026-06-09
   days on market $308,000 Active 309 DOM
8. 2026-06-08
   days on market $308,000 Active 308 DOM
9. 2026-06-07
   days on market $308,000 Active 307 DOM
10. 2026-06-04
    days on market $308,000 Active 304 DOM
11. 2026-06-03
    days on market $308,000 Active 303 DOM
12. 2026-06-02
    days on market $308,000 Active 302 DOM
13. 2026-06-02
    days on market $308,000 Active 301 DOM
14. 2026-05-31
    days on market $308,000 Active 300 DOM
15. 2026-04-20
    status Active
16. 2026-04-15
    status Pending
17. 2025-07-30
    listed $308,000 Active
18. 2016-08-18
    soldstatus $115,000
19. 2012-06-26
    soldstatus $42,000 765-char remark

    Show marketing remark (765 chars)

    Multiple Offers, please submit Highest and best by _6/5 1:53PM. This 3 Bedroom, 2 Full Bathroom home has vaulted ceilings and windows offer a lot of natural light. This home does need some TLC but it is in the Hamlet of Maitland community and is a great starter home. The Hamlet community features a playground and has good schools, and since it's on a cul-de-sac, you don't have a lot of traffic. The open layout features vaulted ceilings, ceiling fans, ceramic tile and carpet throughout. The master bedroom has a walk-in closet and the master bathroom features a garden tub and dual sinks. The second bathroom also has a tub and shower. The yard is fenced to offer privacy. This home is conveniently located to bus line and shopping. This is a HomePath property.

20. 2012-05-25
    listed $40,900 765-char remark

    Show marketing remark (765 chars)

    Multiple Offers, please submit Highest and best by _6/5 1:53PM. This 3 Bedroom, 2 Full Bathroom home has vaulted ceilings and windows offer a lot of natural light. This home does need some TLC but it is in the Hamlet of Maitland community and is a great starter home. The Hamlet community features a playground and has good schools, and since it's on a cul-de-sac, you don't have a lot of traffic. The open layout features vaulted ceilings, ceiling fans, ceramic tile and carpet throughout. The master bedroom has a walk-in closet and the master bathroom features a garden tub and dual sinks. The second bathroom also has a tub and shower. The yard is fenced to offer privacy. This home is conveniently located to bus line and shopping. This is a HomePath property.

21. 2011-04-11
    listed $51,500
22. 1995-03-15
    soldstatus $69,900

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $2,556 · $213/mo
• Expected delta: +$1,378/yr (+$115/mo · 116.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 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: $27,567
• − Mortgage interest: −$17,253
• − Property taxes: −$1,178
• − Insurance: −$1,540
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − HOA: −$624
• − Depreciation: −$8,960
• Taxable loss: −$6,399
• Est. tax savings @ 24.0%: +$1,536
• After-tax cash flow: $589/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 — Maitland

• Score: 79/100
• State rank: #154
• US rank: #2315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maitland, FL
• County: Orange County · 1,471,359 people
• City population: 22,103
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 22,103
• Household income: $95,387
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 950.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 15% Black 13% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 1% Dominican 1%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 2% Chinese 1%

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: ▼ -342.25%
• Current HPI: 316.2808
• Rent YoY: ▲ 1.86%
• 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

+340.6% since first listed

8 events — show timeline

• 2026-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Listed $308,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-18 Sold (Public Records) $115,000 Public Records
• 2012-06-26 Sold (MLS) $42,000 Stellar MLS as Distributed by MLS Grid
• 2012-05-25 Listed $40,900 Stellar MLS as Distributed by MLS Grid
• 2011-04-11 Listed $51,500 Stellar MLS as Distributed by MLS Grid
• 1995-03-15 Sold (Public Records) $69,900 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,178 · +3.8% YoY. Source: county tax records.