4378 Aqua Vista Dr Unit L · Orlando, FL 32839

$74,000

1 bd · 1.0 ba · 642 sqft · Condo · 229 Days on market

Built 1976 Good condition $518/mo HOA · 43% of rent ↓ 30% 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).

• 1% rule +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

TENANT OCCUPIED - Welcome to this charming unit located at 4378 Aqua Vista Drive, Unit L! Nestled in a quiet and well-maintained community, with an awesome pool view, this home offers comfort, functionality, and a prime location. 100 fresly remodeled, new AC, Renovated Appliances. Enjoy spacious interiors, abundant natural light, and thoughtful finishes throughout. Perfect for first-time buyers, investors, or anyone seeking low-maintenance living close to shopping, schools, and major highways. Don’t miss the opportunity to own in one of the area’s fastest-growing neighborhoods!

Key facts

• Spacious interiors
• Remodeled
• Renovated appliances

Tags

• POOL VIEW
• REMODELED
• NEW AC
• RENOVATED APPLIANCES
• SPACIOUS INTERIORS
• NATURAL LIGHT

Property features AI

Finance

• Other: Total monthly fees reported as $518
• Financial info: No lease restrictions reported
• HOA & community: Monthly HOA $150 (association approval required); Monthly condo fee $368; Annual association fees total $6,216; Community amenities: pool, playground, tennis courts, sidewalks; Pets allowed (max ~100 lbs)

Exterior

• Parking: No specific parking details provided
• Security: No security features provided
• Utilities: Public sewer; Water available; Electricity available; Cable available
• Home design: Residential condominium; One story; Second-floor unit; Northeast-facing
• Construction: Cement siding; Shingle roof; Other foundation
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Trash compactor; Refrigerator
• Bedrooms: 1 bedroom (located on the listed floor)
• Flooring: Ceramic tile; Builder-specified living area
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: High ceilings; Open floor plan; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-70 ($-845/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (13.8% below list).
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $64k (13.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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.
• Zoned schools: Catalina Elementary (math 35% / reading 26%, grade F, #1,862 of 2,144 statewide, top 88%, 612 students, 82% FRL); Memorial Middle (math 29% / reading 30%, grade F, #469 of 571 statewide, top 84%, 944 students, 75% FRL); Oak Ridge High (math 17% / reading 27%, grade F, #544 of 667 statewide, top 82%, 2,477 students, 66% FRL) — zoned schools average 75% FRL vs 56% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-21 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.5%/yr); 224 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 31% 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 $512 of loan paydown is wiped out by about $2k 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 229 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $63,813 (13.8% 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 229 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.64% ✓
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 5.1

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: -30.2%
• Equity multiple: 0.05×
• Total profit: $-19,696
• Equity at exit: $11,034

10-year hold

• IRR: -87.3%
• Equity multiple: -0.70×
• Total profit: $-35,305
• Equity at exit: $6,398

Cash invested: $20,720 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$518
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-70

Break-even live

Break-even rent $1,303

Max offer price $63,813

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-45	+0% $-70	+5% $-96	+10% $-122
Rent	-10% $-166	-5% $-118	+0% $-70	+5% $-22	+10% $25
Rate	-1.0pp $-33	-0.5pp $-52	base $-70	+0.5pp $-90	+1.0pp $-109

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2636 Lemon Tree Ln #2636 Orlando, FL	1.0	1.0	642	$1,050	$1.64	25d	1	0.03mi
4308 Lakeway Dr Unit E Orlando, FL	1.0	1.0	642	$1,200	$1.87	25d	1	0.08mi
5017 City St #1923 Orlando, FL	1.0	1.0	724	$1,500	$2.07	25d	1	0.39mi
5028 Park Central Dr #2133 Orlando, FL	1.0	1.0	605	$1,350	$2.23	25d	1	0.43mi
5028 Park Central Dr #2131 Orlando, FL	1.0	1.0	605	$1,290	$2.13	5d	1	0.43mi
2210 Yankee Pl #316 Orlando, FL	1.0	1.0	535	$1,375	$2.57	25d	1	0.49mi
2210 Yankee Pl #334 Orlando, FL	1.0	1.0	535	$1,195	$2.23	16d	1	0.49mi
4028 Billingsgate Rd Orlando, FL	1.0	1.0	670	$1,200	$1.79	9d	1	0.50mi
2203 Yankee Pl #427 Orlando, FL	1.0	1.0	605	$1,325	$2.19	6d	1	0.52mi
4255 Barwood Dr Orlando, FL	1.0–3.0	1.0–2.5	1071	$1,185	$1.11	6d	1	0.68mi
1717 Holden Ave Orlando, FL	1.0–3.0	1.0–2.5	980	$1,049	$1.07	0d	24	0.69mi
2437 Americana Blvd Orlando, FL	2.0	1.0–2.0	895	$1,851	$2.07	0d	16	0.70mi
1940 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,225	$2.07	25d	4	0.78mi
1916 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,172	$1.98	0d	3	0.79mi
1908 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,124	$1.90	25d	3	0.81mi
4746 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	920	$1,146	$1.25	0d	38	0.83mi
1972 Lake Atriums Cir #180 Orlando, FL	1.0	1.0	526	$1,150	$2.19	0d	1	0.83mi
1902 Honour Rd Unit 1902-23 Orlando, FL	1.0	1.0	650	$1,200	$1.85	25d	1	0.85mi
1916 Honour Rd #1 Orlando, FL	1.0	1.0	650	$1,100	$1.69	25d	1	0.85mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	655	$1,225	$1.87	9d	3	0.85mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	526	$1,250	$2.38	12d	2	0.85mi
1980 Lake Fountain Dr Orlando, FL	1.0–2.0	1.0–2.0	870	$1,199	$1.38	0d	18	0.94mi
4715 Rio Grande Ave Unit 2 Orlando, FL	1.0	1.0	750	$1,195	$1.59	23d	1	0.95mi
3024 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,099	$1.04	25d	1	1.10mi
5521 Axiom Ave Orlando, FL	—	1.0	400	$1,000	$2.50	0d	1	1.18mi
4937 Waterway Ct Orlando, FL	1.0–2.0	1.0–2.0	775	$970	$1.25	0d	60	1.19mi
1968 Lake Heritage Cir Orlando, FL	1.0–2.0	1.0–2.0	855	$1,030	$1.20	0d	27	1.35mi
4641 Cason Cove Dr Orlando, FL	1.0–2.0	1.0–2.0	800	$1,247	$1.56	0d	6	1.43mi

HOA detail condo

• Monthly dues: $518 · $6,216/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $74,000 Active 229 DOM
2. 2026-06-18
   days on market $74,000 Active 226 DOM
3. 2026-06-17
   days on market $74,000 Active 225 DOM
4. 2026-06-16
   days on market $74,000 Active 224 DOM
5. 2026-06-15
   days on market $74,000 Active 223 DOM
6. 2026-06-13
   days on market $74,000 Active 221 DOM
7. 2026-06-13
   days on market $74,000 Active 220 DOM
8. 2026-06-09
   days on market $74,000 Active 217 DOM
9. 2026-06-08
   days on market $74,000 Active 216 DOM
10. 2026-06-07
    days on market $74,000 Active 215 DOM
11. 2026-06-04
    days on market $74,000 Active 212 DOM
12. 2026-06-03
    days on market $74,000 Active 211 DOM
13. 2026-06-02
    days on market $74,000 Active 210 DOM
14. 2026-06-02
    days on market $74,000 Active 209 DOM
15. 2026-05-31
    days on market $74,000 Active 208 DOM
16. 2026-03-06
    price $74,000
17. 2026-02-10
    price $78,000
18. 2026-01-20
    price $80,000
19. 2025-11-27
    price $85,000
20. 2025-11-04
    listed $90,000 Active
21. 2025-09-08
    price $92,000
22. 2025-08-22
    price $98,000
23. 2025-07-17
    status Active
24. 2025-06-19
    listed $105,000 Active

ⓘ 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: $14,567
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − HOA: −$6,216
• − Depreciation: −$2,153
• Taxable loss: −$1,758
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $-423/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This unit is in good condition with fresh paint and new appliances, making it a great investment opportunity.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home look more inviting to potential buyers.
• Rental Landscaping maintenance — Well-maintained landscaping can attract more renters and potentially increase rental income.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home look more inviting to potential buyers. ↑
• Rental Landscaping maintenance — Well-maintained landscaping can attract more renters and potentially increase rental income. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-29.5% since first listed

9 events — show timeline

• 2026-03-06 Price Changed $74,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $78,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $80,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-27 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Price Changed $92,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $98,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-19 Listed $105,000 Stellar MLS as Distributed by MLS Grid