433 Cortona Dr · Alafaya, FL 32828

$5,000

5 bd · 4.0 ba · 3,382 sqft · SingleFamily public records · 7 Days on market

Built 2006 0.25 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Cash flow +3.4/30.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 2, 2026 at 11:00 AM EST. Explore this charming 5-bedroom, 4-bath residence set in a peaceful and well-located Orlando community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa Home App.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Other: Zoning: P-D

Exterior

• Parking: 2-car garage
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; Two levels; Residential property
• Construction: Construction details: See remarks
• Exterior features: Front porch; Other roof

Interior

• Bedrooms: Total rooms: 1
• Flooring: Other
• Bathrooms: 4 full bathrooms
• Heating & cooling: No heating listed
• Interior features: Front porch; Other flooring

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $662,872 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Cap rate 2.6% vs local median 3.5% in Alafaya — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 82/100 on livability (#60 in FL, #1,076 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: cost of living C-, schools D+.
• 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; 328 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 38% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($5k loan paydown + $-2k appreciation (-0.4% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: property tax is 198.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.49% ✗
• Cap rate: 2.63%
• Cash-on-cash: -13.07%
• DSCR: 0.42
• GRM: 17.0

CMA / ARV

• ARV (on-the-fly): $662,872
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1077 Fountain Coin Loop	0.68mi	4/2.5 (-1)	2,906 (-14%)	6mo	$570,000	$196	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.37% appreciation · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.10×
• Total profit: $-166,358
• Equity at exit: $180,403

10-year hold

• IRR: -15.0%
• Equity multiple: -0.42×
• Total profit: $-263,370
• Equity at exit: $207,438

Cash invested: $185,604 (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 32828

• Home prices YoY: -0.1%
• Rents YoY: 0.8%
• Active inventory: 328
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,241 high
• Mortgage (P&I): −$3,476
• Tax est. 1.5%: −$829 /mo · $9,943/yr
• Insurance: −$276
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $-2,021

Break-even live

Break-even rent $5,799

Max offer price $370,454

Occupancy floor —

Sensitivity live

Price	-10% $-1,563	-5% $-1,792	+0% $-2,021	+5% $-2,250	+10% $-2,479
Rent	-10% $-2,277	-5% $-2,149	+0% $-2,021	+5% $-1,893	+10% $-1,765
Rate	-1.0pp $-1,687	-0.5pp $-1,852	base $-2,021	+0.5pp $-2,193	+1.0pp $-2,367

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: $165,718
• Closing costs: $19,886
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Bella Vida Blvd Orlando, FL	4.0	2.5	2528	$2,895	$1.15	5d	1	0.14mi
337 Bella Vida Blvd Orlando, FL	4.0	3.0	2528	$2,890	$1.14	24d	1	0.14mi
930 Spring Oak Cir Orlando, FL	4.0	3.5	2744	$3,295	$1.20	24d	1	0.77mi
1105 Toluke Pt Orlando, FL	4.0	3.5	2543	$2,800	$1.10	5d	1	0.96mi
1434 Anna Catherine Dr Orlando, FL	4.0	4.0	2922	$3,700	$1.27	18d	1	1.16mi
14912 Faberge Dr Orlando, FL	5.0	4.0	3439	$3,640	$1.06	18d	1	1.42mi
14912 Faberge Dr Orlando, FL	5.0	4.0	3439	$3,640	$1.06	13d	1	1.42mi

Listing history 23 events

1. 2026-06-01
   days on market $5,000 Active 7 DOM
2. 2026-05-31
   days on market $5,000 Active 6 DOM
3. 2026-05-25
   listed $5,000 Active
4. 2021-04-01
   status Pending
5. 2020-01-08
   historical
6. 2020-01-02
   listed $330,000 Active
7. 2018-04-11
   status Pending
8. 2018-03-24
   status Pending
9. 2018-03-22
   status Pending
10. 2017-08-17
    status Pending
11. 2017-08-15
    historical
12. 2017-07-14
    price $303,000
13. 2017-07-14
    status Active
14. 2017-02-23
    status Pending
15. 2017-02-23
    listed $260,000 Active
16. 2014-06-14
    status Pending
17. 2014-06-10
    historical
18. 2014-03-03
    historical
19. 2014-02-11
    listed $260,000
20. 2010-12-29
    listed $180,000
21. 2010-12-22
    historical
22. 2010-02-01
    listed $189,000
23. 2007-07-26
    listed $357,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $38,888
• − Mortgage interest: −$37,131
• − Property taxes: −$9,943
• − Insurance: −$3,314
• − Repairs & maintenance: −$3,111
• − Management: −$3,111
• − Depreciation: −$19,284
• Taxable loss: −$37,006
• Est. tax savings @ 24.0%: +$8,882
• After-tax cash flow: $-15,369/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 — Alafaya

• Score: 82/100
• State rank: #60
• US rank: #1076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alafaya, FL
• County: Orange County · 1,471,359 people
• City population: 131,972
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 69,202
• Household income: $101,767
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 2213.0

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 0.67)
• Race & ethnicity: White 42% Hispanic / Latino 37% Two or more races 23% Black 9% Asian 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 19% Cuban 4% Dominican 3%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 27% Other Indo-European 3% Arabic 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: ▼ -0.37%
• Current HPI: 284.5182
• Rent YoY: ▲ 0.82%
• 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

-98.6% since first listed

21 events — show timeline

• 2026-05-25 Listed $5,000 HAOR as distributed by MLS GRID
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-01-02 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-08-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-08-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-07-14 Price Changed $303,000 Stellar MLS as Distributed by MLS Grid
• 2017-07-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-02-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-02-23 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-03-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-02-11 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-29 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-02-01 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-26 Listed $357,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2025): $9,525 · +6.3% YoY. Source: county tax records.