20733 Melville St · Wedgefield, FL 32833

$240,000

4 bd · 2.0 ba · 1,738 sqft · SingleFamily public records · 38 Days on market

Built 1985 9,988 sqft lot Est $407k · 41% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.7/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4/2 home with enclosed pool, open floor plan, vaulted ceilings, fireplace in family room close to jobs m schools and shopping. .. Priced to sell . .Room sizes are approximate . .Multi offers exist .

Key facts

• Enclosed pool
• Open floor plan
• 9,988 sq ft lot

Tags

• ENCLOSED POOL
• OPEN FLOOR PLAN
• FIREPLACE IN FAMILY ROOM

Property features AI

Finance

• Other: Zoned R-1A; Total rooms: 9
• Financial info: No lease restrictions
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Water available
• Home design: Single-family residence; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.23-acre lot
• Exterior features: Sidewalk; Private in-ground pool with diving board and screen enclosure; Private spa

Interior

• Kitchen: Appliances: Other
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.1% in Wedgefield — 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 68/100 on livability (#523 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute 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: Columbia Elementary (math 62% / reading 67%, grade B, #525 of 2,144 statewide, top 26%, 509 students, 50% FRL); East River High (math 27% / reading 47%, grade F, #340 of 667 statewide, top 52%, 2,050 students, 45% FRL).
• Market conditions: 193 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 32% of the median local income ($99k/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 $2k of loan paydown is wiped out by about $7k 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 38 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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 $120k; list at $240k implies a 100% 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 $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $406,692
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20817 Marlin St	0.14mi	3/2.0 (-1)	1,489 (-14%)	8mo	$400,000	$269	58
20434 Macon Pkwy	0.60mi	4/2.0	1,738 (0%)	23mo	$403,000	$232	53
2755 Abbey Ave	0.37mi	3/2.0 (-1)	1,561 (-10%)	12mo	$395,000	$253	51
20870 Nettleton St	0.47mi	3/2.0 (-1)	1,798 (+4%)	23mo	$415,000	$231	48
2367 Bagdad Ave	0.56mi	3/2.0 (-1)	1,621 (-7%)	16mo	$379,000	$234	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-25,064
• Equity at exit: $35,785

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-3,600
• Equity at exit: $20,751

Cash invested: $67,200 (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 32833

• Home prices YoY: -12.9%
• Active inventory: 193
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,603 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$483 /mo · $5,799/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $215

Break-even live

Break-even rent $2,331

Max offer price $240,000

Occupancy floor 87%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2354 Abalone Blvd Orlando, FL	3.0	2.0	1630	$2,499	$1.53	24d	1	0.19mi
2642 Albion Ave Orlando, FL	3.0	3.0	1736	$1,995	$1.15	24d	1	0.30mi
20645 Majestic St Unit 20647 Orlando, FL	3.0	2.0	1584	$2,300	$1.45	17d	1	0.46mi
20627 Majestic St Orlando, FL	3.0	2.0	1537	$2,500	$1.63	24d	1	0.48mi
20426 Majestic St Orlando, FL	3.0	2.0	1774	$2,300	$1.30	24d	1	0.58mi
20515 Macon Pkwy Orlando, FL	3.0	2.0	1468	$2,100	$1.43	24d	1	0.59mi

Listing history 27 events

1. 2026-06-18
   days on market $240,000 Active 38 DOM
2. 2026-06-17
   status $240,000 Active 37 DOM
3. 2026-06-13
   statusdays on market $240,000 Pending 37 DOM
4. 2026-06-09
   days on market $240,000 Active 34 DOM
5. 2026-06-08
   days on market $240,000 Active 33 DOM
6. 2026-06-07
   statusdays on market $240,000 Active 32 DOM
7. 2026-05-14
   status Active 208-char remark

   Show marketing remark (208 chars)

   Beautiful 4/2 home with enclosed pool, open floor plan, vaulted ceilings, fireplace in family room close to jobs m schools and shopping. .. Priced to sell . .Room sizes are approximate . .Multi offers exist .

8. 2026-05-13
   status Active
9. 2026-04-20
   status Pending 208-char remark

   Show marketing remark (208 chars)

   Beautiful 4/2 home with enclosed pool, open floor plan, vaulted ceilings, fireplace in family room close to jobs m schools and shopping. .. Priced to sell . .Room sizes are approximate . .Multi offers exist .

10. 2026-04-13
    status Pending
11. 2026-04-08
    status Active

    Show marketing remark (208 chars)

    Beautiful 4/2 home with enclosed pool, open floor plan, vaulted ceilings, fireplace in family room close to jobs m schools and shopping. .. Priced to sell . .Room sizes are approximate . .Multi offers exist .

12. 2026-04-08
    status Active 208-char remark

    Show marketing remark (208 chars)

    Beautiful 4/2 home with enclosed pool, open floor plan, vaulted ceilings, fireplace in family room close to jobs m schools and shopping. .. Priced to sell . .Room sizes are approximate . .Multi offers exist .

13. 2026-03-03
    status Pending
14. 2026-03-03
    status Active
15. 2026-02-13
    status Pending 208-char remark

    Show marketing remark (208 chars)

    Beautiful 4/2 home with enclosed pool, open floor plan, vaulted ceilings, fireplace in family room close to jobs m schools and shopping. .. Priced to sell . .Room sizes are approximate . .Multi offers exist .

16. 2026-02-13
    status Active 208-char remark

    Show marketing remark (208 chars)

    Beautiful 4/2 home with enclosed pool, open floor plan, vaulted ceilings, fireplace in family room close to jobs m schools and shopping. .. Priced to sell . .Room sizes are approximate . .Multi offers exist .

17. 2026-02-04
    historical 208-char remark

    Show marketing remark (208 chars)

    Beautiful 4/2 home with enclosed pool, open floor plan, vaulted ceilings, fireplace in family room close to jobs m schools and shopping. .. Priced to sell . .Room sizes are approximate . .Multi offers exist .

18. 2026-01-28
    status Pending

    Show marketing remark (208 chars)

    Beautiful 4/2 home with enclosed pool, open floor plan, vaulted ceilings, fireplace in family room close to jobs m schools and shopping. .. Priced to sell . .Room sizes are approximate . .Multi offers exist .

19. 2026-01-28
    historical Active Under Contract 208-char remark

    Show marketing remark (208 chars)

    Beautiful 4/2 home with enclosed pool, open floor plan, vaulted ceilings, fireplace in family room close to jobs m schools and shopping. .. Priced to sell . .Room sizes are approximate . .Multi offers exist .

20. 2026-01-19
    listed $240,000 Active 208-char remark

    Show marketing remark (208 chars)

    Beautiful 4/2 home with enclosed pool, open floor plan, vaulted ceilings, fireplace in family room close to jobs m schools and shopping. .. Priced to sell . .Room sizes are approximate . .Multi offers exist .

21. 2026-01-19
    listed $240,000 Active

    Show marketing remark (208 chars)

    Beautiful 4/2 home with enclosed pool, open floor plan, vaulted ceilings, fireplace in family room close to jobs m schools and shopping. .. Priced to sell . .Room sizes are approximate . .Multi offers exist .

22. 2025-02-11
    historical
23. 2025-02-04
    listed $190,000 Active
24. 2005-08-05
    historical
25. 2005-07-12
    listed $255,500
26. 1989-02-01
    soldstatus $120,000
27. 1985-02-01
    soldstatus $10,465

ⓘ 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: $5,799 · $483/mo
• Projected year-2 tax: $5,799 · $483/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $31,238
• − Mortgage interest: −$13,444
• − Property taxes: −$5,799
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − Depreciation: −$6,982
• Taxable loss: −$1,184
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $2,861/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 — Wedgefield

• Score: 68/100
• State rank: #523
• US rank: #9669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wedgefield, FL
• County: Orange County · 1,471,359 people
• City population: 11,389
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 11,389
• Household income: $98,733
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 206.0

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 51% Hispanic / Latino 26% Black 11% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 16% Cuban 4%
• Common ancestry: Italian 2% Hispanic 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam, Jamaica
• Languages at home: 75% English-only · Spanish 20% Vietnamese 2% Tagalog/Filipino 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: ▼ -47.65%
• Current HPI: 321.412
• Rent YoY: —
• 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

+2193.4% since first listed

21 events — show timeline

• 2026-05-14 Relisted — SCMLS
• 2026-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Pending — SCMLS
• 2026-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Relisted — SCMLS
• 2026-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Pending — SCMLS
• 2026-02-13 Relisted — SCMLS
• 2026-02-04 Listing Removed — SCMLS
• 2026-01-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Contingent — SCMLS
• 2026-01-19 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Listed $240,000 SCMLS
• 2025-02-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-04 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-07-12 Listed $255,500 Stellar MLS as Distributed by MLS Grid
• 1989-02-01 Sold (Public Records) $120,000 Public Records
• 1985-02-01 Sold (Public Records) $10,465 Public Records

Property tax history

+11.3%/yr

Latest (2025): $5,799 · +10.4% YoY. Source: county tax records.