4123 Player Cir #509 · Orlando, FL 32808

$95,000

1 bd · 2.0 ba · 838 sqft · Condo public records · 6 Days on market

Built 1974 $193/mo HOA · 13% of rent

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Why this score? — see what drove the B- 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 +26.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing cozy living in this charming Rosemont Green mid-rise condo. Ascend to the third floor effortlessly with the convenience of elevator access, where a delightful 1 bedroom/1.5 bath sanctuary awaits. Welcome home! With no neighbors above or behind, you'll revel in a oasis of privacy. Pure serenity on the peaceful rear patio, unwind amidst the soothing ambiance. The kitchen exudes both style and functionality, boasting a captivating breakfast bar adorned with epoxy-covered laminate counters. From this vantage point, you can overlook the expansive family room, creating a seamless flow for entertaining and relaxation. Freshly painted, this condo exudes a sense of renewed vibrancy, ready to

Key facts

• Rear patio
• Elevator access
• Breakfast bar

Tags

• ELEVATOR ACCESS
• REAR PATIO
• BREAKFAST BAR
• EXPANSIVE FAMILY ROOM
• METICULOUSLY MAINTAINED POOL
• UNDER BUILDING PARKING

Property features AI

Finance

• Other: Unfurnished; Association contact listed
• Financial info: Total monthly fees approx. $193.67; total annual fees approx. $2,324.04; Lease restrictions apply
• HOA & community: Has HOA; association approval required; Monthly HOA approximately $130.34; Quarterly association fee approximately $391.01 (includes pool and other items); Condo fees approx. $190 quarterly; monthly condo fee listed as $63; Community clubhouse and pool; Laundry amenity in association; Pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condo - Hotel; Residential property; Faces northwest; Third floor unit; Three or more stories
• Construction: Other construction materials; Other roof; Block foundation; Built on a 12-acre parcel
• Exterior features: Other exterior features; In-ground spa

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Building elevator
• Interior features: Ceiling fans; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.6% 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 (-0.3%/yr); 246 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 ($50k/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 $657 of loan paydown is wiped out by about $3k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 8y 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.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 5.3

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-3,000
• Equity at exit: $14,165

10-year hold

• IRR: 1.7%
• Equity multiple: 1.10×
• Total profit: $2,655
• Equity at exit: $8,214

Cash invested: $26,600 (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 32808

• Home prices YoY: -22.6%
• Rents YoY: -0.3%
• Active inventory: 246
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$498
• Tax from tax record: −$180 /mo · $2,156/yr
• Insurance: −$40
• HOA: −$193
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $260

Break-even live

Break-even rent $1,152

Max offer price $95,000

Occupancy floor 77%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4358 South Lake Orlando Pkwy Unit 3-3 Orlando, FL	2.0	2.0	1089	$1,800	$1.65	7d	1	0.18mi
4501 Landing Dr Orlando, FL	1.0–2.0	1.0–2.0	787	$1,020	$1.30	2d	18	0.70mi
4901 Bottlebrush Ln Orlando, FL	1.0–2.0	1.0–2.0	833	$1,255	$1.51	1d	17	0.78mi
5175 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	751	$1,135	$1.51	2d	27	0.91mi
3071 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,525	$1.69	24d	1	1.01mi
3285 Split Willow Dr Orlando, FL	2.0	1.0	845	$1,400	$1.66	24d	1	1.01mi
2920 Eastern Willow Ave Orlando, FL	2.0	2.0	868	$1,500	$1.73	24d	1	1.03mi
3043 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,450	$1.61	24d	1	1.03mi
4705 Almond Willow Dr Orlando, FL	2.0	2.0	864	$1,600	$1.85	24d	1	1.06mi
5300 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	824	$1,600	$1.94	2d	2	1.06mi
5200 N Orange Blossom Trl Orlando, FL	1.0–3.0	1.0–2.0	976	$592	$0.61	15d	1	1.06mi
4500 Silver Star Rd Orlando, FL	2.0	2.0	1000	$1,309	$1.31	24d	1	1.07mi
4990 North Ln Orlando, FL	1.0	1.0	432	$1,230	$2.85	20d	5	1.08mi
4757 Silver Star Rd Orlando, FL	1.0	1.0	728	$1,189	$1.63	24d	1	1.13mi
4907 Lake Ridge Rd Orlando, FL	2.0	2.0	947	$1,475	$1.56	24d	1	1.18mi
5536 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.5–2.0	1077	$1,429	$1.33	2d	7	1.23mi
4697 Rose Coral Dr Orlando, FL	2.0	1.0	576	$1,140	$1.98	2d	15	1.24mi
4793 N Pine Hills Rd Orlando, FL	2.0	2.0	890	$1,554	$1.75	2d	1	1.30mi
4793 N Pine Hills Rd Orlando, FL	2.0–3.0	2.0	954	$1,449	$1.52	16d	56	1.30mi
5249 Champagne Cir Orlando, FL	2.0	2.0	980	$1,795	$1.83	24d	1	1.37mi

HOA detail condo

• Monthly dues: $193 · $2,316/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $95,000 Active 6 DOM
2. 2026-06-17
   statusdays on market $95,000 Active 5 DOM
3. 2026-06-08
   statusdays on market $95,000 Pending 4 DOM
4. 2026-06-07
   days on market $95,000 Active 3 DOM
5. 2026-06-04
   remarks 699-char remark
6. 2026-06-04
   listed $95,000 Active 1 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,156 · $180/mo
• Projected year-2 tax: $2,156 · $180/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: $17,778
• − Mortgage interest: −$5,321
• − Property taxes: −$2,156
• − Insurance: −$475
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − HOA: −$2,316
• − Depreciation: −$2,764
• Taxable income: $1,902
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $2,663/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

• Census place: Orlando, FL
• County: Orange County · 1,471,359 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 60,203
• Household income: $49,700
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4039.0

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: Predominantly Black (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 13% White 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Hispanic 20% Lithuanian 1% Scandinavian 0%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 18% Spanish 11% Other Indo-European 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: ▼ -110.15%
• Current HPI: 376.3801
• Rent YoY: ▼ -0.27%
• 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

+82.7% since first listed

31 events — show timeline

• 2026-06-04 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-18 Sold (Public Records) $118,000 Public Records
• 2024-07-18 Sold (MLS) $118,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-28 Sold (MLS) $109,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-07 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-06-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-06-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-29 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-06-27 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-08 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-16 Sold (Public Records) $56,000 Public Records
• 2018-07-16 Sold (MLS) $56,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-06-06 Price Changed $59,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-28 Listed $62,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-31 Sold (Public Records) $80,000 Public Records
• 1988-07-01 Sold (Public Records) $62,400 Public Records
• 1985-12-01 Sold (Public Records) $50,000 Public Records
• 1983-09-01 Sold (Public Records) $52,000 Public Records

Property tax history

+20.3%/yr

Latest (2025): $2,156 · +11.2% YoY. Source: county tax records.