6525 Aladdin Dr · Pine Hills, FL 32818

$244,900

3 bd · 2.0 ba · 1,298 sqft · SingleFamily public records · 14 Days on market

Built 2001 8,273 sqft lot Est $280k · 13% under

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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).

• Cash flow +14.3/30.0
• ARV discount +13.2/15.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE- well kept home built in 2001. Vaulted ceilings, split floor plan.

Key facts

• 8,273 sq ft lot
• 2 garage spots
• Built 2001

Property features AI

Finance

• Other: Property type: Residential - Single Family Residence; Zoning: R-1AA; Lot about 0.19 acre (0 to less than 1/4 acre)
• HOA & community: Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family residence; One story; Home faces south
• Construction: Block, stone and frame construction; Shingle roof; Slab foundation; Built with public records living area of 1298 sq ft
• Exterior features: Covered patio/porch; Deck; Patio; Porch; French doors; Exterior lighting; Private mailbox; Rain gutters; Sliding doors; Level, paved lot in county

Interior

• Kitchen: Disposal; Stone countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Stone countertops; Walk-in closets; Disposal; Family room
• Laundry & utility: Laundry room; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $45 ($541/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 $228k (6.8% below list).
• Recommended offer: $228k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.8% in Pine Hills — 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 73/100 on livability (#317 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment 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: Lake Gem Elementary (math 32% / reading 36%, grade F, #1,744 of 2,144 statewide, top 82%, 566 students, 71% FRL); Meadowbrook Middle (math 24% / reading 24%, grade F, #532 of 571 statewide, top 94%, 957 students, 78% FRL); Maynard Evans High (math 12% / reading 27%, grade F, #562 of 667 statewide, top 85%, 2,417 students, 69% FRL) — zoned schools average 73% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 48% district-wide (-23 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 (-2.7%/yr); 181 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 43% of the median local income ($63k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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.
• Current owner paid $102k; list at $245k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $228,357 (6.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $280,368
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5342 Broken Pine Cir	0.38mi	3/2.0	1,210 (-7%)	0mo	$325,000	$269	71
6311 Boylston Way	0.57mi	3/2.0	1,342 (+3%)	2mo	$287,000	$214	66
6807 Galle Ct	0.13mi	3/2.0	1,475 (+14%)	10mo	$178,000	$121	63
6911 Crescent Ridge Rd	0.58mi	3/2.0	1,366 (+5%)	3mo	$360,000	$264	62
5915 Groveline Dr	0.44mi	3/2.0	1,448 (+12%)	4mo	$270,000	$186	57
5555 Chatham Woods Ct	0.46mi	3/2.0	1,264 (-3%)	21mo	$345,000	$273	57
5502 Park Hurst Dr	0.54mi	3/2.0	1,436 (+11%)	4mo	$310,000	$216	54
6233 Sparling Hills Cir	0.64mi	3/2.0	1,352 (+4%)	15mo	$280,000	$207	50
7125 Clarcona Ocoee Rd	0.66mi	3/2.0	1,352 (+4%)	23mo	$299,950	$222	43
6830 Merganser Dr	0.73mi	3/2.0	1,457 (+12%)	4mo	$336,000	$231	42
7131 Clarcona Ocoee Rd	0.69mi	3/2.0	1,444 (+11%)	10mo	$262,500	$182	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.37×
• Total profit: $-43,429
• Equity at exit: $36,515

10-year hold

• IRR: -18.9%
• Equity multiple: 0.13×
• Total profit: $-59,676
• Equity at exit: $21,174

Cash invested: $68,572 (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 32818

• Home prices YoY: -22.5%
• Rents YoY: -2.7%
• Active inventory: 181
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,284 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$373 /mo · $4,471/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $45

Break-even live

Break-even rent $2,226

Max offer price $244,900

Occupancy floor 93%

Sensitivity live

Price	-10% $184	-5% $114	+0% $45	+5% $-24	+10% $-94
Rent	-10% $-135	-5% $-45	+0% $45	+5% $135	+10% $225
Rate	-1.0pp $168	-0.5pp $107	base $45	+0.5pp $-18	+1.0pp $-83

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6933 Rembrandt Dr Orlando, FL	4.0	2.0	1628	$2,500	$1.54	19d	1	0.23mi
6138 Ranier Dr Orlando, FL	3.0	2.0	1314	$1,980	$1.51	22d	1	0.58mi
5632 Lunsford Dr Orlando, FL	4.0	2.0	1250	$2,295	$1.84	24d	1	0.60mi
7232 Lazy Hill Dr Unit 1545829P Orlando, FL	3.0	2.0	1216	$3,122	$2.57	16d	1	0.60mi
7224 Valiant Ct Orlando, FL	3.0	1.0	1160	$1,950	$1.68	19d	1	0.74mi
6560 Whirlaway Cir Unit -1 Orlando, FL	3.0	2.0	1530	$2,150	$1.41	6d	1	0.92mi
6556 Viewpoint Ct Orlando, FL	3.0	2.0	1300	$1,941	$1.49	0d	1	0.98mi
4006 Luan Dr Orlando, FL	3.0	2.0	1717	$2,095	$1.22	26d	1	1.06mi
6433 Sardina Blvd Orlando, FL	3.0	2.0	1590	$2,230	$1.40	26d	1	1.10mi
3723 Narroline Dr Orlando, FL	3.0	2.0	1370	$2,000	$1.46	9d	1	1.30mi
3723 Narroline Dr Orlando, FL	3.0	2.0	1370	$2,000	$1.46	0d	1	1.30mi
5419 Stirrup Way Orlando, FL	3.0	2.0	1420	$2,000	$1.41	26d	1	1.38mi
3639 Shalimar Ct Orlando, FL	4.0	2.0	1136	$1,796	$1.58	24d	1	1.38mi
9301 Summit Dr Orlando, FL	3.0	1.0–2.0	1012	$2,495	$2.47	0d	48	1.48mi

Listing history 8 events

1. 2026-05-18
   status Pending
2. 2026-05-04
   listed $244,900 Active
3. 2013-04-24
   soldstatus $102,446
4. 2011-08-08
   soldstatus $55,000
5. 2011-07-06
   soldstatus $55,000 77-char remark

   Show marketing remark (77 chars)

   SHORT SALE- well kept home built in 2001. Vaulted ceilings, split floor plan.

6. 2011-03-15
   listed $79,900 77-char remark

   Show marketing remark (77 chars)

   SHORT SALE- well kept home built in 2001. Vaulted ceilings, split floor plan.

7. 2001-08-22
   soldstatus $98,500
8. 1976-06-01
   soldstatus $179,900

ⓘ 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: $4,471 · $373/mo
• Projected year-2 tax: $4,471 · $373/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 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $27,403
• − Mortgage interest: −$13,718
• − Property taxes: −$4,471
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$7,124
• Taxable loss: −$3,520
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $1,386/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 — Pine Hills

• Score: 73/100
• State rank: #317
• US rank: #5362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Hills, FL
• County: Orange County · 1,471,359 people
• City population: 60,203
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 59,114
• Household income: $63,061
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 2059.0

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 (69%)
• Race & ethnicity: Black 69% Hispanic / Latino 14% White 10% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 1%
• Common ancestry: Hispanic 21% Estonian 1% Romanian 1%
• Foreign-born: 40% · Canada, Vietnam, China
• Languages at home: 59% English-only · French/Haitian/Cajun 25% Spanish 11% Vietnamese 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: ▼ -93.40%
• Current HPI: 321.5821
• Rent YoY: ▼ -2.66%
• 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

+36.1% since first listed

8 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listed $244,900 Stellar MLS as Distributed by MLS Grid
• 2013-04-24 Sold (Public Records) $102,446 Public Records
• 2011-08-08 Sold (Public Records) $55,000 Public Records
• 2011-07-06 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-15 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2001-08-22 Sold (Public Records) $98,500 Public Records
• 1976-06-01 Sold (Public Records) $179,900 Public Records

Property tax history

+9.2%/yr

Latest (2025): $4,471 · +9.3% YoY. Source: county tax records.