1602 Bren Lee Ct · Holden Heights, FL 32805

$174,900

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 160 Days on market

Built 1959 8,202 sqft lot Est $202k · 14% 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 +15.8/30.0
• ARV discount +13.6/15.0
• DSCR +4.9/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Calling Investors. Corner Lot. Very close to downtown and all the entertainment. Convenient access to I-4 and SR 408. Walking distance to Camping World Stadium and around the corner from Intercom Stadium and the Kia Center.

Key facts

• Corner lot
• 8,202 sq ft lot
• Built 1959

Tags

• CORNER LOT
• CONVENIENT ACCESS TO I-4

Property features AI

Finance

• Other: Zoned R-1A; Property type: Residential (Single Family Residence); Vegetation includes fruit trees; Lot size approximately 0.19 acres
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA association listed; No association approval required

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Fire hydrant nearby; Water connected
• Home design: Single family residence; One story; East-facing entry
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with approximately 1,350 total building area
• Exterior features: Covered patio; Patio; Exterior lighting; Private mailbox; Sidewalk; Chain link and wood fencing; Corner, level and paved lot with sidewalks

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; No central air
• Interior features: Range and refrigerator included; Laminate and tile flooring
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $81 ($971/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (10.0% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#174 in FL, #2,638 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, housing A+; Watch: 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: Orange Center Elementary (math 27% / reading 22%, grade F, #2,037 of 2,144 statewide, top 96%, 288 students, 77% FRL); Memorial Middle (math 29% / reading 30%, grade F, #469 of 571 statewide, top 84%, 944 students, 75% FRL); Jones High (math 9% / reading 25%, grade F, #597 of 667 statewide, top 90%, 1,672 students, 75% FRL) — zoned schools average 76% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-25 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $1,575/mo this rent would consume 47% of the median local household income ($41k/yr) (locally 1597% 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 160 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $51k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $175k implies a 713% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.90% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $202,300
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1622 26th St	0.35mi	2/1.0 (-1)	1,299 (+9%)	9mo	$170,000	$131	56
1721 Grand St	0.45mi	2/1.0 (-1)	1,256 (+6%)	20mo	$80,000	$64	48
1328 Lowrie Ave	0.33mi	3/1.5	1,313 (+10%)	22mo	$259,347	$198	47
939 W Kaley Ave	0.56mi	3/2.0	1,320 (+11%)	8mo	$225,000	$170	45
813 25th St	0.75mi	3/2.0	1,088 (-9%)	5mo	$257,624	$237	42
911 25th St	0.65mi	3/1.0	1,328 (+12%)	22mo	$231,000	$174	32
939 Indiana St	0.66mi	3/2.0	1,020 (-14%)	17mo	$170,000	$167	27

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.48×
• Total profit: $-25,656
• Equity at exit: $26,078

10-year hold

• IRR: -9.0%
• Equity multiple: 0.48×
• Total profit: $-25,519
• Equity at exit: $15,122

Cash invested: $48,972 (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 32805

• Home prices YoY: -7.6%
• Rents YoY: 1.4%
• Active inventory: 142
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,575 high
• Mortgage (P&I): −$917
• Tax from tax record: −$173 /mo · $2,076/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $81

Break-even live

Break-even rent $1,472

Max offer price $174,900

Occupancy floor 90%

Sensitivity live

Price	-10% $180	-5% $130	+0% $81	+5% $31	+10% $-18
Rent	-10% $-43	-5% $19	+0% $81	+5% $143	+10% $205
Rate	-1.0pp $169	-0.5pp $125	base $81	+0.5pp $36	+1.0pp $-11

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2153 Rio Grande Ave Orlando, FL	2.0	1.0	828	$1,400	$1.69	25d	1	0.04mi
1907 S Rio Grande Ave Orlando, FL	3.0	2.0	1130	$1,600	$1.42	25d	1	0.11mi
1401 19th St Orlando, FL	3.0	1.0	1100	$1,800	$1.64	25d	1	0.17mi
1610 S Orange Blossom Trl Unit 53 Orlando, FL	2.0	1.0	800	$950	$1.19	25d	1	0.36mi
1610 S Orange Blossom Trl Orlando, FL	1.0–2.0	1.0	700	$1,000	$1.43	18d	5	0.36mi
1610 S Orange Blossom Trl Unit 42 Orlando, FL	2.0	1.0	800	$1,000	$1.25	25d	1	0.36mi
1019 26th St Orlando, FL	2.0	1.0	720	$1,500	$2.08	25d	1	0.50mi
930 18th St Unit A Orlando, FL	4.0	1.0	1500	$1,500	$1.00	25d	1	0.53mi
904 24th St Orlando, FL	3.0	2.0	1088	$1,800	$1.65	22d	1	0.62mi
3024 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,480	$1.40	25d	1	0.62mi
728 Columbia St Orlando, FL	3.0	1.0	1500	$1,500	$1.00	16d	1	0.83mi
728 Columbia St Unit A Orlando, FL	3.0	1.0	1500	$1,500	$1.00	25d	1	0.83mi
644 Indiana St Orlando, FL	3.0	2.0	1308	$2,200	$1.68	25d	1	0.84mi
903 Citrus St Orlando, FL	2.0	1.0	1180	$905	$0.77	0d	1	0.88mi
2775 L B McLeod Rd Unit B Orlando, FL	2.0	1.5	992	$1,300	$1.31	23d	1	0.90mi
2777 L B McLeod Rd Unit C Orlando, FL	2.0	1.5	922	$1,150	$1.25	16d	1	0.91mi
2777 L B McLeod Rd Unit 2777A Orlando, FL	2.0	1.5	992	$1,350	$1.36	4d	1	0.91mi
638 Columbia St Orlando, FL	4.0	1.0	1500	$1,500	$1.00	25d	1	0.91mi
2751 L B McLeod Rd Unit 2751-A Orlando, FL	3.0	2.0	1338	$1,600	$1.20	19d	1	0.92mi
2787 L B McLeod Rd Unit D Orlando, FL	2.0	1.0	780	$1,300	$1.67	16d	1	0.95mi
2783 L B McLeod Rd Unit D Orlando, FL	2.0	1.5	992	$1,195	$1.20	25d	1	0.96mi
613 Citrus St Unit A Orlando, FL	3.0	1.0	926	$1,800	$1.94	25d	1	1.04mi
1505 38th St Orlando, FL	4.0	2.0	1472	$2,600	$1.77	25d	1	1.05mi
822 S Parramore Ave Apt C Orlando, FL	2.0	1.0	754	$940	$1.25	6d	1	1.10mi
1040 Randall St Orlando, FL	3.0	1.0	958	$1,850	$1.93	25d	1	1.23mi
2245 Lyme Bay Dr #1103 Orlando, FL	2.0	1.5	1174	$1,600	$1.36	9d	1	1.26mi
904 Randall St Orlando, FL	2.0	1.0	960	$1,300	$1.35	25d	1	1.28mi
740 W Anderson St Orlando, FL	2.0	1.0	700	$1,180	$1.69	23d	1	1.28mi
2720 Sunrise Ct Apt 2 Orlando, FL	3.0	1.0	910	$1,950	$2.14	6d	1	1.29mi
2722 Sunrise Ct Unit C Orlando, FL	2.0	1.0	800	$1,195	$1.49	13d	1	1.30mi
4025 Billingsgate Rd #2004 Orlando, FL	2.0	1.5	1164	$1,700	$1.46	25d	1	1.30mi
4023 Henley Rd #1702 Orlando, FL	2.0	1.5	1164	$1,400	$1.20	25d	1	1.30mi
1028 W South St Unit 1 Orlando, FL	2.0	1.0	830	$995	$1.20	25d	1	1.31mi
414 Sunset Dr Orlando, FL	3.0	1.0	1268	$1,850	$1.46	25d	1	1.31mi
4029 Henley Rd #1705 Orlando, FL	2.0	1.5	1164	$1,625	$1.40	25d	1	1.31mi
4255 Barwood Dr Orlando, FL	1.0–3.0	1.0–2.5	1071	$1,725	$1.61	6d	1	1.32mi
4033 Henley Rd #1707 Orlando, FL	2.0	1.5	1164	$1,500	$1.29	23d	1	1.32mi
75 W Muriel St Unit 1 Orlando, FL	2.0	2.0	858	$1,900	$2.21	18d	1	1.34mi
4016 Woodfern Dr Unit B8 Orlando, FL	2.0	2.5	1211	$1,750	$1.45	19d	1	1.35mi
96 Columbia St Unit 5 Orlando, FL	2.0	1.0	1000	$1,475	$1.48	25d	1	1.36mi

Listing history 6 events

1. 2026-05-17
   status Pending
2. 2026-05-02
   status Active
3. 2026-05-02
   price $174,900
4. 2026-04-30
   historical
5. 2025-12-06
   listed $225,900 Active
6. 1974-06-01
   soldstatus $21,500

ⓘ 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: $2,076 · $173/mo
• Projected year-2 tax: $2,076 · $173/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,897
• − Mortgage interest: −$9,797
• − Property taxes: −$2,076
• − Insurance: −$874
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$5,088
• Taxable loss: −$1,963
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $1,442/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 — Holden Heights

• Score: 78/100
• State rank: #174
• US rank: #2638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holden Heights, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 19,294
• Household income: $40,515
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1597.0

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: Predominantly Black (70%)
• Race & ethnicity: Black 70% Hispanic / Latino 15% White 13% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 9% Russian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 11% French/Haitian/Cajun 8%

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: ▼ -35.19%
• Current HPI: 429.3242
• Rent YoY: ▲ 1.42%
• 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

+713.5% since first listed

6 events — show timeline

• 2026-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-06 Listed $225,900 Stellar MLS as Distributed by MLS Grid
• 1974-06-01 Sold (Public Records) $21,500 Public Records

Property tax history

+18.2%/yr

Latest (2025): $2,076 · +15.8% YoY. Source: county tax records.