4846 Pebble Bch Unit 1010B · Orlando, FL 32811

$160,000

3 bd · 3.0 ba · 1,834 sqft · Condo public records · 201 Days on market

Built 1973 $855/mo HOA · 38% 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 +9.2/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller! Beautiful property, 3 bedrooms, and 3 full bathrooms. Great location close to restaurants and Universal Studios. Has two master suites and includes all stainless steel kitchen appliances, plus a washer and dryer. The roof is 2024, a great opportunity for an investor or owner-occupant.

Key facts

• Roof is 2024
• Washer and dryer
• Two master suits

Tags

• TWO MASTER SUITS
• WASHER AND DRYER
• ROOF IS 2024

Property features AI

Finance

• Other:
• Financial info: Lease restrictions apply
• HOA & community: HOA present (association: Raquel Alvarado); Monthly condo fee: $855; total annual HOA-related fees: $10,260; Association approval required; Association fees include pool, sewer, trash, and water; Community features: clubhouse, tennis courts, buyer approval required; Pets allowed with number and size limits

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential condominium; Two-story building; Faces south; Unit on floor 1
• Construction: Frame construction; Shingle roof; Slab foundation; Built as part of building number 4846
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Cooktop; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (Unit on 1st floor)
• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; 7 total rooms
• Laundry & utility: Washer; Dryer; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (13.5% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $138k (13.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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 flat; 241 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $2,271/mo this rent would consume 50% of the median local household income ($54k/yr) (locally 2728% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 201 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $138,399 (13.5% 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 201 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 1973 — 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: 1.42% ✓
• Cap rate: 5.38%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.15% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.12×
• Total profit: $-39,515
• Equity at exit: $23,857

10-year hold

• IRR: -61.8%
• Equity multiple: -0.49×
• Total profit: $-66,820
• Equity at exit: $13,834

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 32811

• Home prices YoY: -33.8%
• Rents YoY: 0.1%
• Active inventory: 241
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$839
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$67
• HOA: −$855
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-122

Break-even live

Break-even rent $2,426

Max offer price $138,399

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-77	+0% $-122	+5% $-168	+10% $-213
Rent	-10% $-302	-5% $-212	+0% $-122	+5% $-33	+10% $57
Rate	-1.0pp $-42	-0.5pp $-82	base $-122	+0.5pp $-164	+1.0pp $-206

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
4700 Jasmine Creek Ln #1512 Orlando, FL	3.0	2.5	1617	$1,795	$1.11	5d	1	0.05mi
4836 Pebble Beach Dr Unit 1002B Orlando, FL	3.0	3.0	1834	$2,240	$1.22	17d	1	0.06mi
4836 Pebble Beach Dr Unit B Orlando, FL	3.0	3.0	1834	$2,240	$1.22	25d	1	0.06mi
4881 Cypress Woods Dr Orlando, FL	2.0–3.0	2.0	1268	$2,600	$2.05	25d	2	0.14mi
5371 Bamboo Ct #401 Orlando, FL	2.0	2.5	1285	$1,000	$0.78	25d	1	0.27mi
5278 Dove Tree St Orlando, FL	3.0	2.0	1774	$3,200	$1.80	19d	1	0.29mi
5349 Bamboo Ct #416 Orlando, FL	2.0	2.5	1285	$2,150	$1.67	25d	1	0.30mi
4434 Middlebrook Rd Unit 4 Orlando, FL	3.0	3.0	1447	$2,300	$1.59	25d	1	0.33mi
4772 Silver Birch Way Orlando, FL	3.0	2.5	1601	$2,795	$1.75	5d	1	0.39mi
4772 Silver Birch Way Orlando, FL	3.0	2.5	1601	$2,795	$1.75	25d	1	0.39mi
5269 Middle Ct #130 Orlando, FL	2.0	2.5	1285	$1,800	$1.40	19d	1	0.41mi
4000 Middlebrook Rd Orlando, FL	1.0–3.0	1.0–2.0	979	$2,449	$2.50	9d	27	0.44mi
5051 Ernst Ct Unit Mw Orlando, FL	2.0	2.5	1700	$3,000	$1.76	9d	1	0.60mi
5447 Vineland Rd Orlando, FL	1.0–3.0	1.0–2.0	983	$2,350	$2.39	16d	4	0.63mi
5447 Vineland Rd Orlando, FL	1.0–3.0	1.0–2.0	983	$2,350	$2.39	5d	3	0.63mi
6025 Oakshadow St Orlando, FL	1.0–3.0	1.0–2.0	949	$2,355	$2.48	3d	64	0.66mi
5082 Ernst Ct Orlando, FL	2.0	2.5	1250	$2,250	$1.80	25d	1	0.66mi
5483 Vineland Rd #10309 Orlando, FL	3.0	2.0	1232	$2,300	$1.87	19d	1	0.66mi
5209 Creekside Park Ave Orlando, FL	3.0	2.5	1980	$3,000	$1.52	25d	1	0.67mi
4815 Walden Cir #75 Orlando, FL	2.0	2.5	1228	$2,100	$1.71	5d	1	0.69mi
4803 Normandy Pl Orlando, FL	3.0	2.0	1262	$1,800	$1.43	4d	1	0.70mi
5415 Vineland Rd Unit CYP1 Orlando, FL	2.0	2.5	1700	$3,000	$1.76	9d	1	0.74mi
5169 Vineland Rd Unit B208 Orlando, FL	2.0	2.0	1400	$1,700	$1.21	25d	1	0.75mi
4700 Cason Cove Dr Orlando, FL	1.0–4.0	1.0–2.0	1002	$2,132	$2.13	4d	12	0.86mi
6367 Huntsville St Orlando, FL	3.0	2.5	1916	$2,950	$1.54	25d	1	0.90mi
3361 S Kirkman Rd Orlando, FL	2.0–4.0	2.0	1411	$2,022	$1.43	25d	2	0.91mi
3301 S Kirkman Rd Orlando, FL	1.0–4.0	1.0–2.0	1288	$2,115	$1.64	3d	21	0.95mi
6251 Sandcrest Cir Orlando, FL	3.0	2.5	1450	$2,595	$1.79	9d	1	0.96mi
3397 S Kirkman Rd #1418 Orlando, FL	3.0	2.0	1431	$1,995	$1.39	25d	1	0.99mi
3313 S Kirkman Rd Orlando, FL	3.0	2.0	1431	$1,745	$1.22	4d	2	1.06mi
3313 S Kirkman Rd Orlando, FL	3.0	2.0	1431	$1,745	$1.22	4d	2	1.06mi
5905 Caravan Ct Orlando, FL	1.0–3.0	1.0–2.0	1096	$3,355	$3.06	3d	85	1.14mi
6312 Buford St Orlando, FL	3.0	2.0	1792	$2,125	$1.19	15d	2	1.16mi
6336 Buford St #209 Orlando, FL	3.0	2.0	2010	$2,200	$1.09	15d	1	1.20mi
5100 Millenia Waters Dr Orlando, FL	1.0–3.0	1.0–2.0	994	$2,354	$2.37	3d	9	1.24mi
5450 Millenia Lakes Blvd Orlando, FL	3.0	1.0–2.0	1006	$2,830	$2.81	3d	18	1.25mi
3336 Shallot Dr #107 Orlando, FL	3.0	2.5	1682	$2,295	$1.36	5d	1	1.27mi
3368 Robert Trent Jones Dr Unit 301 Orlando, FL	3.0	2.0	2002	$2,400	$1.20	25d	1	1.30mi
3368 Robert Trent Jones Dr Unit 301 Orlando, FL	3.0	2.0	1962	$2,295	$1.17	16d	1	1.30mi
6214 Stevenson Dr #304 Orlando, FL	3.0	2.0	1408	$2,000	$1.42	25d	1	1.30mi

HOA detail condo

• Monthly dues: $855 · $10,260/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $160,000 Active 201 DOM
2. 2026-06-18
   days on market $160,000 Active 198 DOM
3. 2026-06-17
   days on market $160,000 Active 197 DOM
4. 2026-06-16
   days on market $160,000 Active 196 DOM
5. 2026-06-15
   days on market $160,000 Active 195 DOM
6. 2026-06-13
   days on market $160,000 Active 193 DOM
7. 2026-06-13
   days on market $160,000 Active 192 DOM
8. 2026-06-09
   days on market $160,000 Active 189 DOM
9. 2026-06-08
   days on market $160,000 Active 188 DOM
10. 2026-06-07
    days on market $160,000 Active 187 DOM
11. 2026-06-04
    days on market $160,000 Active 184 DOM
12. 2026-06-03
    days on market $160,000 Active 183 DOM
13. 2026-06-02
    days on market $160,000 Active 182 DOM
14. 2026-06-02
    days on market $160,000 Active 181 DOM
15. 2026-05-31
    days on market $160,000 Active 180 DOM
16. 2026-05-07
    price $160,000
17. 2026-05-01
    price $170,000
18. 2026-04-23
    price $200,000
19. 2026-04-13
    price $170,000
20. 2026-04-11
    price $180,000
21. 2026-04-10
    price $190,000
22. 2025-12-18
    price $200,000
23. 2025-12-02
    listed $220,000 Active
24. 2015-10-23
    soldstatus $130,000
25. 2005-03-04
    soldstatus $146,000
26. 1997-07-03
    soldstatus $86,000
27. 1996-06-27
    soldstatus $83,000
28. 1988-09-01
    soldstatus $85,400
29. 1977-11-01
    soldstatus $49,900

ⓘ 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: $1,871 · $156/mo
• Projected year-2 tax: $1,871 · $156/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: $27,256
• − Mortgage interest: −$8,962
• − Property taxes: −$1,871
• − Insurance: −$800
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$10,260
• − Depreciation: −$4,655
• Taxable loss: −$3,653
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $-591/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): 41,475
• Household income: $54,082
• Rent vs Own: 69.9% rent · 30.1% own
• Severe rent burden: 2728.0

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 0.66)
• Race & ethnicity: Black 50% Hispanic / Latino 27% Two or more races 17% White 12% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 4% Russian 1%
• Foreign-born: 31% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 21% French/Haitian/Cajun 8% Other Indo-European 6%

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: ▼ -145.37%
• Current HPI: 284.9191
• Rent YoY: ▲ 0.15%
• 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

+220.6% since first listed

14 events — show timeline

• 2026-05-07 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2015-10-23 Sold (Public Records) $130,000 Public Records
• 2005-03-04 Sold (Public Records) $146,000 Public Records
• 1997-07-03 Sold (Public Records) $86,000 Public Records
• 1996-06-27 Sold (Public Records) $83,000 Public Records
• 1988-09-01 Sold (Public Records) $85,400 Public Records
• 1977-11-01 Sold (Public Records) $49,900 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,871 · +4.9% YoY. Source: county tax records.