14932 Perdido Dr · Alafaya, FL 32828

$459,000

4 bd · 3.0 ba · 2,713 sqft · SingleFamily public records · 78 Days on market

Built 2005 5,502 sqft lot Est $532k · 14% under $43/mo HOA · 1% of rent ↓ 49% 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).

• ARV discount +13.7/15.0
• Cash flow +9.6/30.0
• Appreciation +4.8/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Wow. .The price is not a misprint! This is the best value in Orlando! Come see this fabulous two story home with over 2,700 square feet living area in beautiful Waterford Trails. Incredibly spacious throughout, with a huge bonus room on upper level. The master bedroom and walk in closet are grandiose! The spacious kitchen features a huge island, closet pantry and more than enough room for an eat in area. The covered back porch overlooks a serene pond. This home is perfect for your family - and entertaining extended family and friends. The community of Waterford Trails is conveniently located close to fine dining and shopping options. Just minutes to Waterford Lakes Shopping Center, downtown orlando, Avalon Park, UCF, major employers. It's also just ashort drive to all the theme parks to the west, and Cocoa Beach to the east. This home has it all! Call today! Free appraisal and credit report if buyer finances through Bank of America Home Loans.

Key facts

• Backyard pond view
• Mature live oak
• Covered shaded patio

Tags

• BACKYARD POND VIEW
• OPEN CONCEPT FAMILY ROOM
• COVERED SHADED PATIO
• MATURE LIVE OAK
• PHOTOVOLTAIC SOLAR PANEL ARRAY
• SOLAR WATER HEATER

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Has HOA (Association: Mariel Repetto); HOA fees approximately $263 semi-annually (about $43.83/month)

Exterior

• Parking: Attached garage; 2-car garage (approx. 19 x 21)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Single family residence; Residential property; Two stories; Faces east; Homestead exempt
• Construction: Block construction; Shingle roof; Slab foundation; Built on lot under 1/4 acre (approx. 0.13 acre)
• Exterior features: Pond frontage (50 feet) with pond view; Lighting; Sidewalk; Sliding doors; Other exterior features

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Walk-in closets
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $459k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $405k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (29.2% below list).
• Recommended offer: $325k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% in Alafaya — 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 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; 320 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $1k of equity ($3k 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 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($431k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $40k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $142k; list at $459k implies a 223% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,985 (29.2% 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 78 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $531,748
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1077 Fountain Coin Loop	0.71mi	4/2.5	2,906 (+7%)	6mo	$570,000	$196	48
1025 Crystal Bay Ln	0.75mi	4/2.5	2,638 (-3%)	20mo	$490,000	$186	41
950 Maumee St	0.72mi	4/2.5	2,414 (-11%)	7mo	$475,000	$197	40

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: -8.3%
• Equity multiple: 0.63×
• Total profit: $-47,965
• Equity at exit: $124,918

10-year hold

• IRR: -3.5%
• Equity multiple: 0.66×
• Total profit: $-43,428
• Equity at exit: $143,638

Cash invested: $128,520 (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: 320
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,250 high
• Mortgage (P&I): −$2,407
• Tax from tax record: −$233 /mo · $2,800/yr
• Insurance: −$191
• HOA: −$43
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $-307

Break-even live

Break-even rent $3,639

Max offer price $404,725

Occupancy floor —

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14912 Faberge Dr Orlando, FL	5.0	4.0	3439	$3,640	$1.06	18d	1	0.20mi
14912 Faberge Dr Orlando, FL	5.0	4.0	3439	$3,640	$1.06	12d	1	0.20mi
525 Loyola Cir Orlando, FL	1.0–3.0	1.0–3.0	1400	$2,973	$2.12	2d	43	0.22mi
14630 Lady Victoria Blvd Orlando, FL	4.0	2.0	1988	$2,695	$1.36	2d	1	0.65mi
13521 Old Dock Rd Orlando, FL	4.0	3.0	2457	$2,799	$1.14	24d	1	1.09mi
13448 Old Dock Rd Orlando, FL	4.0	3.0	2444	$2,795	$1.14	24d	1	1.15mi
1055 Rock Harbor Ave Orlando, FL	3.0	2.5	1762	$2,300	$1.31	16d	1	1.30mi
1105 Toluke Pt Orlando, FL	4.0	3.5	2543	$2,800	$1.10	4d	1	1.33mi
337 Bella Vida Blvd Orlando, FL	4.0	3.0	2528	$2,890	$1.14	24d	1	1.35mi
337 Bella Vida Blvd Orlando, FL	4.0	2.5	2528	$2,895	$1.15	4d	1	1.35mi
14535 Lake Underhill Rd Orlando, FL	5.0	3.0	2366	$2,850	$1.20	8d	1	1.41mi
13903 Bluewater Cir Orlando, FL	3.0	3.0	2447	$3,300	$1.35	4d	1	1.44mi
1434 Anna Catherine Dr Orlando, FL	4.0	4.0	2922	$3,700	$1.27	18d	1	1.47mi
862 Jade Forest Ave Orlando, FL	3.0	2.5	2410	$2,950	$1.22	8d	1	1.49mi

HOA detail

• Monthly dues: $43 · $516/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-19
   price $459,000 Active 78 DOM
2. 2026-06-18
   days on market $469,000 Active 78 DOM
3. 2026-06-17
   days on market $469,000 Active 77 DOM
4. 2026-06-16
   days on market $469,000 Active 76 DOM
5. 2026-06-15
   days on market $469,000 Active 75 DOM
6. 2026-06-13
   days on market $469,000 Active 73 DOM
7. 2026-06-13
   days on market $469,000 Active 72 DOM
8. 2026-06-09
   days on market $469,000 Active 69 DOM
9. 2026-06-08
   days on market $469,000 Active 68 DOM
10. 2026-06-07
    days on market $469,000 Active 67 DOM
11. 2026-06-04
    days on market $469,000 Active 64 DOM
12. 2026-06-03
    days on market $469,000 Active 63 DOM
13. 2026-06-02
    days on market $469,000 Active 62 DOM
14. 2026-06-02
    days on market $469,000 Active 61 DOM
15. 2026-05-31
    days on market $469,000 Active 60 DOM
16. 2026-05-11
    price $479,000
17. 2026-04-14
    price $489,000
18. 2026-04-01
    listed $499,000 Active
19. 2011-03-01
    soldstatus $141,900 957-char remark

    Show marketing remark (957 chars)

    Wow. .The price is not a misprint! This is the best value in Orlando! Come see this fabulous two story home with over 2,700 square feet living area in beautiful Waterford Trails. Incredibly spacious throughout, with a huge bonus room on upper level. The master bedroom and walk in closet are grandiose! The spacious kitchen features a huge island, closet pantry and more than enough room for an eat in area. The covered back porch overlooks a serene pond. This home is perfect for your family - and entertaining extended family and friends. The community of Waterford Trails is conveniently located close to fine dining and shopping options. Just minutes to Waterford Lakes Shopping Center, downtown orlando, Avalon Park, UCF, major employers. It's also just ashort drive to all the theme parks to the west, and Cocoa Beach to the east. This home has it all! Call today! Free appraisal and credit report if buyer finances through Bank of America Home Loans.

20. 2010-12-28
    listed $141,900 957-char remark

    Show marketing remark (957 chars)

    Wow. .The price is not a misprint! This is the best value in Orlando! Come see this fabulous two story home with over 2,700 square feet living area in beautiful Waterford Trails. Incredibly spacious throughout, with a huge bonus room on upper level. The master bedroom and walk in closet are grandiose! The spacious kitchen features a huge island, closet pantry and more than enough room for an eat in area. The covered back porch overlooks a serene pond. This home is perfect for your family - and entertaining extended family and friends. The community of Waterford Trails is conveniently located close to fine dining and shopping options. Just minutes to Waterford Lakes Shopping Center, downtown orlando, Avalon Park, UCF, major employers. It's also just ashort drive to all the theme parks to the west, and Cocoa Beach to the east. This home has it all! Call today! Free appraisal and credit report if buyer finances through Bank of America Home Loans.

21. 2010-12-27
    historical
22. 2010-09-22
    listed $141,900
23. 2004-10-04
    soldstatus $942,700

ⓘ 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: $2,800 · $233/mo
• Projected year-2 tax: $3,810 · $317/mo
• Expected delta: +$1,010/yr (+$84/mo · 36.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,998
• − Mortgage interest: −$25,711
• − Property taxes: −$2,800
• − Insurance: −$2,295
• − Repairs & maintenance: −$3,120
• − Management: −$3,120
• − HOA: −$516
• − Depreciation: −$13,353
• Taxable loss: −$11,916
• Est. tax savings @ 24.0%: +$2,860
• After-tax cash flow: $-827/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

-49.2% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $479,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $489,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $499,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-01 Sold (MLS) $141,900 Stellar MLS as Distributed by MLS Grid
• 2010-12-28 Listed $141,900 Stellar MLS as Distributed by MLS Grid
• 2010-12-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-09-22 Listed $141,900 Stellar MLS as Distributed by MLS Grid
• 2004-10-04 Sold (Public Records) $942,700 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,800 · +7.5% YoY. Source: county tax records.