8101 Resort Vlg Dr #31004 · Hunters Creek, FL 32821

$160,000

2 bd · 2.0 ba · 1,060 sqft · Condo public records · 198 Days on market

Built 2007 $813/mo HOA · 37% 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).

• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Appreciation +5.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• DSCR +1.3/10.0

Listing remarks

Amazing resort style condo just minutes from Disney World. Welcome to Lake Buena Vista Resort Village and Spa. This prime 2br/2ba unit is located on the 10th floor and overlooks the famous pirate ship pool. If you like vacationing in Orlando, and who doesn't, why pack into a small hotel room when you have your own spacious condo. The units feature a full kitchen with granite countertops, a large primary suite complete with a King size bed and walk in bath with separate shower and jacuzzi tub. The second bedroom has two full size beds and the living room has a sleeper sofa. The unit also has a washer dryer and separate storage closet. When you are not using it, let the onsite management comp

Key facts

• Walk in bath
• Washer dryer
• Resort style condo

Tags

• RESORT STYLE CONDO
• OVERLOOKS PIRATE SHIP POOL
• LARGE PRIMARY SUITE
• WALK IN BATH
• JACUZZI TUB
• WASHER DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (25.3% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $120k (25.3% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.0% in Hunters Creek — 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 76/100 on livability (#222 in FL, #3,277 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: commute D, amenities 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: 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 13d 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 38% 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 + $475 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 198 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $137k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $119,530 (25.3% 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 198 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. 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 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?
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: 1.36% ✓
• Cap rate: 4.57%
• Cash-on-cash: -6.14%
• DSCR: 0.73
• GRM: 6.1

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: -11.0%
• Equity multiple: 0.49×
• Total profit: $-22,870
• Equity at exit: $48,848

10-year hold

• IRR: -8.4%
• Equity multiple: 0.16×
• Total profit: $-37,620
• Equity at exit: $60,659

Cash invested: $44,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$839
• Tax from tax record: −$235 /mo · $2,822/yr
• Insurance: −$67
• HOA: −$813
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-229

Break-even live

Break-even rent $2,473

Max offer price $119,530

Occupancy floor —

Sensitivity live

Price	-10% $-139	-5% $-184	+0% $-229	+5% $-274	+10% $-320
Rent	-10% $-402	-5% $-315	+0% $-229	+5% $-143	+10% $-57
Rate	-1.0pp $-149	-0.5pp $-188	base $-229	+0.5pp $-271	+1.0pp $-313

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8097 Poinciana Blvd Orlando, FL	1.0–3.0	1.0–2.0	1075	$2,394	$2.23	0d	29	0.07mi
6011 Vineland Resort Way Orlando, FL	1.0–3.0	1.0–2.0	1082	$2,146	$1.98	0d	14	0.11mi
7261 Crossroads Garden Dr Orlando, FL	3.0	1.0–2.0	981	$2,280	$2.32	0d	20	0.38mi
4950 Lunar Ln Kissimmee, FL	3.0	1.0–3.0	981	$2,961	$3.02	0d	42	0.57mi
14051 International Dr Orlando, FL	1.0–3.0	1.0–2.0	1115	$2,444	$2.19	0d	48	0.57mi
3285 Peace Pipe Dr Kissimmee, FL	3.0	2.0	1377	$1,900	$1.38	25d	1	0.57mi
5270 Warrior Ln Kissimmee, FL	3.0	2.0	1123	$1,995	$1.78	25d	1	0.67mi
5212 Broken Arrow Dr Kissimmee, FL	3.0	2.0	1377	$2,250	$1.63	25d	1	0.71mi
3251 Prime Park Cir Kissimmee, FL	1.0–3.0	1.0–2.0	1020	$2,096	$2.05	0d	21	0.82mi
4865 Big Pine Loop Kissimmee, FL	3.0	1.0–2.0	1023	$2,827	$2.76	4d	320	0.83mi
4865 Big Pine Loop Kissimmee, FL	3.0	1.0–2.0	1023	$2,955	$2.89	16d	127	0.83mi
14501 Gateway Point Cir Orlando, FL	1.0–4.0	1.0–2.0	1023	$1,849	$1.81	0d	19	0.85mi
5316 Barefoot Path Kissimmee, FL	3.0	2.0	1410	$2,100	$1.49	25d	1	0.91mi
4741 Clock Tower Dr #107 Kissimmee, FL	2.0	2.0	1186	$2,800	$2.36	25d	1	0.98mi
4701 Luminous Loop Kissimmee, FL	1.0–3.0	1.0–2.0	973	$1,978	$2.03	0d	34	1.01mi
5087 Dominica Dr Kissimmee, FL	2.0	2.5	1304	$1,650	$1.27	25d	1	1.01mi
5279 Images Cir #207 Kissimmee, FL	2.0	1.0	774	$979	$1.26	25d	1	1.02mi
5095 Dominica Dr Kissimmee, FL	2.0	3.0	1304	$2,400	$1.84	0d	1	1.02mi
5095 Dominica Dr Kissimmee, FL	2.0	3.0	1304	$2,400	$1.84	12d	1	1.02mi
3111 Paradox Cir Unit 1018148P Kissimmee, FL	3.0	2.0	1184	$3,391	$2.86	0d	1	1.03mi
3087 Seaview Castle Dr Unit 1549038P Kissimmee, FL	3.0	3.0	1463	$3,742	$2.56	5d	1	1.04mi
4721 Clock Tower Dr Unit 1359866P Kissimmee, FL	2.0	2.0	1184	$3,280	$2.77	4d	1	1.04mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	12d	1	1.05mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	25d	1	1.05mi
5002 Mangrove Aly #104 Kissimmee, FL	2.0	2.0	1066	$1,749	$1.64	12d	1	1.05mi
5116 Dominica Dr Kissimmee, FL	3.0	3.0	1394	$2,100	$1.51	0d	1	1.06mi
3120 Paradox Cir #108 Kissimmee, FL	3.0	2.0	1329	$2,600	$1.96	25d	1	1.08mi
5299 Images Cir Kissimmee, FL	1.0–3.0	1.0–3.0	1027	$1,592	$1.55	0d	14	1.10mi
3191 Paradox Cir Unit 205 Kissimmee, FL	2.0	2.5	1126	$2,500	$2.22	25d	1	1.10mi
2954 Sadina St Kissimmee, FL	2.0	2.5	885	$1,500	$1.69	5d	2	1.12mi
5404 Paradise Cay Cir Kissimmee, FL	3.0	2.5	1364	$2,000	$1.47	25d	1	1.13mi
3171 Paradox Cir Unit 1UNIT 103 Kissimmee, FL	2.0	2.0	1181	$2,250	$1.91	25d	1	1.14mi
3151 Paradox Cir Unit 1UNIT 202 Kissimmee, FL	2.0	2.0	1181	$2,700	$2.29	25d	1	1.16mi
5492 Paradise Cay Cir Kissimmee, FL	3.0	3.0	1337	$2,200	$1.65	25d	1	1.21mi
1110 Spaceport Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	25d	1	1.21mi
5311 Paradise Cay Cir Kissimmee, FL	3.0	3.0	1187	$1,700	$1.43	9d	1	1.21mi
1024 Baseball and Boardwalk Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	25d	1	1.23mi
8815 Worldquest Blvd #2403 Orlando, FL	2.0	2.0	1178	$2,100	$1.78	19d	1	1.25mi
15050 Ember Springs Cir Orlando, FL	1.0–3.0	1.0–3.0	1066	$1,938	$1.82	0d	29	1.33mi
2904 Edenshire Way #106 Kissimmee, FL	3.0	2.0	1300	$2,650	$2.04	25d	1	1.35mi

HOA detail condo

• Monthly dues: $813 · $9,756/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-04-22
   status Pending
2. 2026-03-23
   price $160,000
3. 2025-12-22
   price $169,900
4. 2025-10-05
   listed $175,000 Active
5. 2009-12-02
   soldstatus $137,000

ⓘ 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: $2,822 · $235/mo
• Projected year-2 tax: $2,822 · $235/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: $26,200
• − Mortgage interest: −$8,962
• − Property taxes: −$2,822
• − Insurance: −$800
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$9,756
• − Depreciation: −$4,655
• Taxable loss: −$4,987
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $-1,552/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 — Hunters Creek

• Score: 76/100
• State rank: #222
• US rank: #3277

Category grades

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

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

+16.8% since first listed

5 events — show timeline

• 2026-04-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-05 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-02 Sold (Public Records) $137,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,822 · -4.1% YoY. Source: county tax records.