12538 Floridays Resort Dr Unit C-211 · Williamsburg, FL 32821

$169,900

2 bd · 2.0 ba · 957 sqft · Condo · 643 Days on market

Built 2006 $768/mo HOA · 36% of rent ↓ 21% since listing

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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).

• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Cash flow +6.7/30.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• DSCR +1.0/10.0

Listing remarks MLS

Enjoy the luxury at the Orlando's Grand Suites Family Resort!!! America's top rated family hotels as per Trip Advisor. Well designed floor plan with elegant furnishings and complete accessories; fully equipped kitchen; 2 full baths; furnished balcony. Amenities such as pool complex with whirlpool, kid's waterscape playground, poolside bar & grill, state-of-the-art fitness center, game room, business center, meeting facilities. Free high speed internet access, concierge services, free shuttle to theme parks, on-site management etc. .. Located minutes from theme parks, Orlando Premium Outlets and dining . .. .

Key facts

• Private balcony
• Granite counter tops
• Smart tvs

Tags

• FULLY FURNISHED CONDO
• NEW STAINLESS STEEL APPLIANCES
• GRANITE COUNTER TOPS
• JACUZZI IN MASTER BEDROOM
• PRIVATE BALCONY
• SMART TVS

Property features AI

Finance

• Other: Third-party listing; Association approval not required
• Financial info: Total annual association fees approximately $9,226.68; Lease restrictions apply
• HOA & community: HOA managed by Paramount Hospitality Management; Monthly association fee of $768.89; Association fee includes cable TV, pool, electricity, internet, building and grounds maintenance, recreational facilities, sewer, trash and water; Community amenities include fitness center and owned recreational facilities; Deed restrictions apply; Pets allowed

Exterior

• Parking: Directions to property available
• Utilities: Public sewer; Cable available; Electricity available; Phone available; No water source listed
• Home design: Residential condo-hotel; One story (single-level unit); Unit faces east; Located on 2nd floor
• Construction: Block, concrete and stucco construction; Tile and other roofing; Slab foundation; Built with concrete/block materials
• Exterior features: Patio; Porch; Balcony; Sliding doors; Trees and landscaped grounds; Asphalt road access

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (23.1% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $131k (23.1% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.5% in Williamsburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 85/100 on livability (#29 in FL, #608 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D.
• 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: Tangelo Park Elementary (math 17% / reading 17%, grade F, #2,121 of 2,144 statewide, top 99%, 457 students, 83% FRL); Freedom Middle (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,159 students, 44% FRL); Freedom High (math 28% / reading 43%, grade F, #367 of 667 statewide, top 57%, 2,623 students, 53% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-17 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.2%/yr); 281 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 37% 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 + $504 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 643 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $60k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $130,627 (23.1% 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 643 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 1.24% ✓
• Cap rate: 4.38%
• Cash-on-cash: -6.85%
• DSCR: 0.70
• GRM: 6.7

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: -11.6%
• Equity multiple: 0.46×
• Total profit: $-25,566
• Equity at exit: $51,870

10-year hold

• IRR: -8.6%
• Equity multiple: 0.13×
• Total profit: $-41,409
• Equity at exit: $64,412

Cash invested: $47,572 (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: 281
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$768
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-271

Break-even live

Break-even rent $2,458

Max offer price $130,627

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-213	+0% $-271	+5% $-330	+10% $-389
Rent	-10% $-438	-5% $-355	+0% $-271	+5% $-188	+10% $-104
Rate	-1.0pp $-186	-0.5pp $-228	base $-271	+0.5pp $-315	+1.0pp $-360

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	959	$2,642	$2.75	0d	21	0.16mi
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,530	$2.17	0d	34	0.24mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$1,876	$1.82	0d	21	0.28mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1107	$2,492	$2.25	0d	36	0.32mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$2,422	$2.17	4d	50	0.40mi
11562 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	933	$2,400	$2.57	9d	2	0.58mi
11562 Westwood Blvd #934 Orlando, FL	1.0	1.0	800	$2,400	$3.00	25d	1	0.58mi
6800 Villa de Costa Dr Orlando, FL	2.0	2.0	960	$1,899	$1.98	4d	6	0.59mi
12843 Madison Pointe Cir #107 Orlando, FL	2.0	2.0	1107	$2,100	$1.90	25d	1	0.60mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,652	$1.74	0d	23	0.61mi
11568 Westwood Blvd #1021 Orlando, FL	2.0	2.0	1067	$1,775	$1.66	19d	1	0.61mi
12806 Madison Pointe Cir Orlando, FL	1.0–3.0	1.0–2.0	1027	$1,841	$1.79	0d	17	0.61mi
11574 Westwood Blvd #1134 Orlando, FL	1.0	1.0	754	$1,200	$1.59	25d	1	0.65mi
12024 Meadow Bend Loop Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,962	$1.85	25d	31	0.66mi
10000 Palma Linda Way Orlando, FL	1.0–3.0	1.0–2.0	1130	$2,464	$2.18	3d	1	0.67mi
11532 Westwood Blvd #628 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.67mi
8024 Cumberland Park Dr Orlando, FL	1.0–3.0	1.0–2.0	989	$1,804	$1.82	0d	49	0.68mi
12861 Madison Pointe Cir #106 Orlando, FL	1.0	1.0	696	$1,399	$2.01	0d	1	0.68mi
12861 Madison Pointe Cir #106 Orlando, FL	1.0	1.0	696	$1,399	$2.01	4d	1	0.68mi
11582 Westwood Blvd Orlando, FL	1.0	1.0	754	$1,374	$1.82	25d	2	0.69mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	985	$2,450	$2.49	9d	2	0.69mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	1000	$3,000	$3.00	25d	1	0.69mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,600	$2.17	15d	1	0.71mi
12914 Penn Station Ct #101 Orlando, FL	2.0	2.0	1090	$1,995	$1.83	25d	1	0.71mi
11588 Westwood Blvd #1514 Orlando, FL	1.0	1.0	800	$2,400	$3.00	25d	1	0.72mi
11508 Westwood Blvd #313 Orlando, FL	1.0	1.0	715	$2,800	$3.92	25d	1	0.72mi
11538 Westwood Blvd #218 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.74mi
11544 Westwood Blvd #1311 Orlando, FL	2.0	2.0	971	$1,750	$1.80	25d	1	0.75mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,053	$1.96	16d	19	0.76mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,018	$1.92	0d	19	0.76mi
8150 Chatham Manor Blvd Orlando, FL	1.0–4.0	1.0–3.0	1180	$1,977	$1.67	21d	25	0.84mi
8151 Patterson Woods Dr Orlando, FL	1.0–3.0	1.0–3.0	1119	$2,121	$1.89	0d	17	0.84mi
11833 Westwood Blvd Orlando, FL	1.0–3.0	1.0–2.0	1085	$2,229	$2.05	3d	11	0.89mi
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$1,824	$1.87	4d	18	0.95mi
9950 Elan Cir Orlando, FL	1.0–3.0	1.0–2.0	1032	$2,181	$2.11	0d	18	1.24mi
10107 Ancora Cir Orlando, FL	1.0–3.0	1.0–2.0	1091	$2,098	$1.92	0d	26	1.27mi
12035 Cypress Run Dr Orlando, FL	2.0	2.0	797	$1,599	$2.01	0d	4	1.29mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$2,276	$2.20	0d	18	1.31mi
7118 Altis Way Orlando, FL	1.0–2.0	1.0–2.0	955	$2,033	$2.13	0d	21	1.42mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$2,251	$2.33	0d	31	1.43mi

HOA detail condo

• Monthly dues: $768 · $9,216/yr
• Likely covers: waterinternetpoolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $169,900 Active 643 DOM
2. 2026-06-18
   days on market $169,900 Active 640 DOM
3. 2026-06-17
   days on market $169,900 Active 639 DOM
4. 2026-06-16
   days on market $169,900 Active 638 DOM
5. 2026-06-15
   days on market $169,900 Active 637 DOM
6. 2026-06-13
   days on market $169,900 Active 635 DOM
7. 2026-06-13
   days on market $169,900 Active 634 DOM
8. 2026-06-09
   days on market $169,900 Active 631 DOM
9. 2026-06-08
   days on market $169,900 Active 630 DOM
10. 2026-06-07
    days on market $169,900 Active 629 DOM
11. 2026-06-04
    days on market $169,900 Active 626 DOM
12. 2026-06-03
    days on market $169,900 Active 625 DOM
13. 2026-06-02
    days on market $169,900 Active 624 DOM
14. 2026-06-02
    days on market $169,900 Active 623 DOM
15. 2026-05-31
    days on market $169,900 Active 622 DOM
16. 2026-03-13
    status Active
17. 2026-03-07
    price $169,900
18. 2025-02-19
    price $215,000
19. 2024-12-27
    price $217,000
20. 2024-11-30
    price $220,000
21. 2024-10-02
    status Active
22. 2024-09-17
    status Pending
23. 2024-08-09
    listed $230,000 Active
24. 2022-05-02
    status Active
25. 2022-05-02
    price $349,000
26. 2022-04-15
    price $250,000
27. 2022-04-10
    price $245,000
28. 2022-02-25
    price $230,000
29. 2022-02-10
    listed $227,500 Active
30. 2014-01-10
    soldstatus $235,100 621-char remark

    Show marketing remark (621 chars)

    Enjoy the luxury at the Orlando's Grand Suites Family Resort!!! America's top rated family hotels as per Trip Advisor. Well designed floor plan with elegant furnishings and complete accessories; fully equipped kitchen; 2 full baths; furnished balcony. Amenities such as pool complex with whirlpool, kid's waterscape playground, poolside bar & grill, state-of-the-art fitness center, game room, business center, meeting facilities. Free high speed internet access, concierge services, free shuttle to theme parks, on-site management etc. .. Located minutes from theme parks, Orlando Premium Outlets and dining . .. .

31. 2013-12-06
    listed $214,900 621-char remark

    Show marketing remark (621 chars)

    Enjoy the luxury at the Orlando's Grand Suites Family Resort!!! America's top rated family hotels as per Trip Advisor. Well designed floor plan with elegant furnishings and complete accessories; fully equipped kitchen; 2 full baths; furnished balcony. Amenities such as pool complex with whirlpool, kid's waterscape playground, poolside bar & grill, state-of-the-art fitness center, game room, business center, meeting facilities. Free high speed internet access, concierge services, free shuttle to theme parks, on-site management etc. .. Located minutes from theme parks, Orlando Premium Outlets and dining . .. .

ⓘ 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: $25,378
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − HOA: −$9,216
• − Depreciation: −$4,943
• Taxable loss: −$5,756
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-1,875/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 — Williamsburg

• Score: 85/100
• State rank: #29
• US rank: #608

Category grades

Amenities D Commute A Cost of living B Crime A Employment A- Housing A+ Health & safety A+ 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): 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

-20.9% since first listed

16 events — show timeline

• 2026-03-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-07 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-19 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-27 Price Changed $217,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-30 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-08-09 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-05-02 Price Changed $349,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-15 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-10 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-25 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-10 Listed $227,500 Stellar MLS as Distributed by MLS Grid
• 2014-01-10 Sold (MLS) $235,100 Stellar MLS as Distributed by MLS Grid
• 2013-12-06 Listed $214,900 Stellar MLS as Distributed by MLS Grid