4771 S Texas Ave Unit 4771C · Orlando, FL 32839

$119,000

2 bd · 2.0 ba · 976 sqft · Condo public records · 199 Days on market

Built 1973 $409/mo HOA · 29% of rent

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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).

• Cash flow +9.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a great investment opportunity at Millennium Palms Condo! This spacious 2-bedroom, 2-bathroom unit offers a comfortable living space and is set to generate steady income through a month-to-month tenant. Located in a rapidly revitalizing area, this condo delivers excellent rental yields and is perfect for investors seeking reliable monthly cash flow. Enjoy convenient amenities like gated access and a sought-after location. With competitive rental prices and a thriving market, this is an opportunity you won't want to miss. Schedule your viewing today!

Key facts

• Gated access
• $409 HOA
• Parking

Tags

• INVESTMENT OPPORTUNITY
• GATED ACCESS
• SOUGHT-AFTER LOCATION

Property features AI

Finance

• Other: Condo land included
• Financial info: Total annual fees $4,908; Lease restrictions apply
• HOA & community: HOA managed by BE Group Management LLC; Monthly condo/association fee $409; Association approval required; Association fees cover common area taxes, pool, structure maintenance, grounds maintenance and other items; Community features: park, pool, street lights; Pets allowed with number and size limits

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Electricity connected; High-speed internet/BB available; Sewer connected; Water available; Sprinkler meter; Private utilities (some)
• Home design: Residential condominium; 2 stories total; unit on 2nd floor; Faces north
• Construction: Concrete, stucco, frame and wood siding construction; Built-up, concrete and membrane roof; Slab/other foundation; Built in approximately 4771 building (building number 4771)
• Exterior features: Balcony; Exterior lighting

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room and dining room combo; Thermostat
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-73 ($-878/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (10.9% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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 soft (-0.5%/yr); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% of the median local income ($47k/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 $823 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 199 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $119k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $104,720 (12.0% 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 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.21% ✓
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.16×
• Total profit: $-27,893
• Equity at exit: $17,743

10-year hold

• IRR: -48.1%
• Equity multiple: -0.37×
• Total profit: $-45,498
• Equity at exit: $10,289

Cash invested: $33,320 (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 32839

• Home prices YoY: -20.1%
• Rents YoY: -0.5%
• Active inventory: 224
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$624
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$50
• HOA: −$409
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-73

Break-even live

Break-even rent $1,528

Max offer price $106,068

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-40	+0% $-73	+5% $-107	+10% $-141
Rent	-10% $-187	-5% $-130	+0% $-73	+5% $-17	+10% $40
Rate	-1.0pp $-13	-0.5pp $-43	base $-73	+0.5pp $-104	+1.0pp $-135

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4767 S Texas Ave Unit 4767B Orlando, FL	2.0	2.0	976	$1,450	$1.49	15d	1	0.03mi
4779 S Texas Ave Unit 4779D Orlando, FL	2.0	2.0	976	$1,450	$1.49	4d	1	0.04mi
4759 S Texas Ave Unit 4759C Orlando, FL	2.0	2.0	976	$1,450	$1.49	17d	1	0.05mi
4749 S Texas Ave Unit 4749C Orlando, FL	2.0	2.0	976	$1,450	$1.49	25d	1	0.08mi
4791 S Texas Ave Orlando, FL	2.0	2.0	976	$1,300	$1.33	25d	1	0.11mi
4733 S Texas Ave Unit 4733B Orlando, FL	2.0	2.0	976	$1,450	$1.49	23d	1	0.11mi
4795 S Texas Ave Unit 4795A Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.12mi
1916 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,172	$1.98	25d	4	0.12mi
1902 Honour Rd Orlando, FL	3.0	2.0	1000	$1,750	$1.75	25d	1	0.13mi
1902 Honour Rd Unit 1902-23 Orlando, FL	1.0	1.0	650	$1,200	$1.85	25d	1	0.13mi
4725 S Texas Ave Apt C Orlando, FL	2.0	2.0	976	$1,249	$1.28	25d	1	0.13mi
1926 Honour Rd #4 Orlando, FL	3.0	1.0	910	$1,500	$1.65	25d	1	0.13mi
1916 Honour Rd #1 Orlando, FL	1.0	1.0	650	$1,100	$1.69	25d	1	0.13mi
1924 Lake Atriums Cir #62 Orlando, FL	2.0	2.0	864	$1,450	$1.68	25d	1	0.14mi
4801 S Texas Ave Unit 4801D Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.15mi
1908 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,124	$1.90	25d	3	0.15mi
4807 S Texas Ave Unit 4807D Orlando, FL	1.0	1.0	756	$1,349	$1.78	25d	1	0.17mi
4807 S Texas Ave Unit 4807C Orlando, FL	1.0	1.0	756	$1,599	$2.12	25d	1	0.17mi
1717 Holden Ave Orlando, FL	1.0–3.0	1.0–2.5	980	$1,424	$1.45	3d	26	0.18mi
1972 Lake Atriums Cir Orlando, FL	1.0–2.0	1.0–2.0	695	$1,285	$1.85	5d	2	0.18mi
1940 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,225	$2.07	25d	4	0.19mi
1972 Lake Atriums Cir #181 Orlando, FL	2.0	2.0	864	$1,300	$1.50	25d	1	0.19mi
4711 S Texas Ave Unit 4711A Orlando, FL	2.0	2.0	976	$1,600	$1.64	25d	1	0.19mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	526	$1,250	$2.38	11d	2	0.21mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	655	$1,225	$1.87	9d	3	0.21mi
1948 Lake Atriums Cir Orlando, FL	2.0–3.0	2.0	864	$1,450	$1.68	9d	3	0.21mi
4746 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	920	$1,574	$1.71	3d	40	0.22mi
1956 Lake Atriums Cir Orlando, FL	2.0	2.0	864	$1,425	$1.65	9d	2	0.22mi
1956 Lake Atriums Cir Orlando, FL	2.0	2.0	864	$1,425	$1.65	16d	3	0.22mi
1956 Lake Atriums Cir #144 Orlando, FL	2.0	2.0	864	$1,500	$1.74	5d	1	0.22mi
4703 S Texas Ave Unit A Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.24mi
4789 S Texas Ave Apt A Orlando, FL	2.0	2.0	976	$1,500	$1.54	9d	1	0.25mi
5208 Via Hacienda Cir Unit 101 Orlando, FL	2.0	2.0	1073	$2,000	$1.86	25d	1	0.26mi
5219 Via Hacienda Cir Unit B209 Orlando, FL	2.0	2.0	1073	$1,500	$1.40	17d	1	0.27mi
1980 Lake Fountain Dr Orlando, FL	1.0–2.0	1.0–2.0	870	$2,107	$2.42	4d	19	0.27mi
4715 Rio Grande Ave Unit 2 Orlando, FL	1.0	1.0	750	$1,195	$1.59	23d	1	0.27mi
5225 Via Hacienda Cir Unit B115 Orlando, FL	2.0	2.0	1073	$1,480	$1.38	25d	1	0.28mi
5214 Via Hacienda Cir Apt 207 Orlando, FL	2.0	2.0	1073	$1,400	$1.30	25d	1	0.29mi
1424 Holden Ave Unit 7 Orlando, FL	2.0	1.5	970	$1,250	$1.29	16d	1	0.29mi
1432 Holden Ave Unit C6 Orlando, FL	2.0	2.0	970	$1,500	$1.55	25d	1	0.29mi

HOA detail condo

• Monthly dues: $409 · $4,908/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-31
   days on market $119,000 Active 199 DOM
2. 2026-04-02
   price $119,000
3. 2026-01-22
   price $128,000
4. 2025-12-23
   historical $1,275
5. 2025-12-23
   price $1,275
6. 2025-11-13
   listed $135,000 Active
7. 2025-10-31
   price $1,350
8. 2025-10-08
   listed $1,450
9. 2025-04-30
   historical
10. 2025-04-07
    price $140,000
11. 2025-01-30
    listed $142,000 Active
12. 2017-10-17
    soldstatus $43,500
13. 2011-10-24
    soldstatus $52,900
14. 2011-09-19
    soldstatus $1,558,000

ⓘ 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: $1,491 · $124/mo
• Projected year-2 tax: $1,491 · $124/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: $17,221
• − Mortgage interest: −$6,666
• − Property taxes: −$1,491
• − Insurance: −$595
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − HOA: −$4,908
• − Depreciation: −$3,462
• Taxable loss: −$2,656
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $-241/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

• County: Orange County · 1,471,359 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 53,242
• Household income: $47,313
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 5337.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% Black 35% Two or more races 17% White 16% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 8% Estonian 1% Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 51% English-only · Spanish 33% French/Haitian/Cajun 9% Other Indo-European 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: ▼ -89.65%
• Current HPI: 357.4828
• Rent YoY: ▼ -0.50%
• 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

-92.4% since first listed

13 events — show timeline

• 2026-04-02 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $128,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-23 Rental Removed $1,275 STELLARMLS
• 2025-12-23 Price Changed $1,275 STELLARMLS
• 2025-11-13 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $1,350 STELLARMLS
• 2025-10-08 Listed for Rent $1,450 STELLARMLS
• 2025-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-07 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-30 Listed $142,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-17 Sold (Public Records) $43,500 Public Records
• 2011-10-24 Sold (Public Records) $52,900 Public Records
• 2011-09-19 Sold (Public Records) $1,558,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,491 · +7.8% YoY. Source: county tax records.