4925 Sanoma Vlg Unit C · Orlando, FL 32808

$122,000

2 bd · 2.0 ba · 947 sqft · Condo public records · 96 Days on market

Built 1986 $352/mo HOA · 21% of rent ↓ 4% since listing

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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 +19.4/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Great 2 bedroom, 2 bathroom condo in the heart of Orlando. This condominium is conveniently located close to downtown Orlando, major highways and all the Theme Parks. Perfect unit to live in or rent out. Move in ready, see it today!!!

Key facts

• Theme parks
• Major highways
• $352 HOA

Tags

• CLOSE TO DOWNTOWN ORLANDO
• MAJOR HIGHWAYS
• THEME PARKS

Property features AI

Finance

• Other: Unfurnished unit
• Financial info: Total annual fees approximately $4,224; Lease restrictions apply
• HOA & community: Monthly condo fee of $352; Association management: Natasha Staples/Towers Property Management; Association approval required for buyers; Association fees paid monthly; Community sidewalks; Pets allowed (maximum ~35 lbs)

Exterior

• Parking: Paved road access
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Residential condominium; 2-story building; unit on 2nd floor; Faces west
• Construction: Block and wood siding construction; Shingle roof; Built on slab foundation
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Refrigerator; Solar hot water
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $122k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $111k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 soft (-0.3%/yr); 246 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 40% of the median local income ($50k/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 $843 of loan paydown is wiped out by about $4k 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 96 days — a 9% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $111,020 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.54×
• Total profit: $-15,782
• Equity at exit: $18,191

10-year hold

• IRR: -12.5%
• Equity multiple: 0.40×
• Total profit: $-20,544
• Equity at exit: $10,548

Cash invested: $34,160 (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 32808

• Home prices YoY: -22.6%
• Rents YoY: -0.3%
• Active inventory: 246
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$640
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$51
• HOA: −$352
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $136

Break-even live

Break-even rent $1,494

Max offer price $122,000

Occupancy floor 87%

Sensitivity live

Price	-10% $205	-5% $170	+0% $136	+5% $101	+10% $67
Rent	-10% $4	-5% $70	+0% $136	+5% $201	+10% $267
Rate	-1.0pp $197	-0.5pp $167	base $136	+0.5pp $104	+1.0pp $72

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4907 Lake Ridge Rd Orlando, FL	2.0	2.0	947	$1,475	$1.56	24d	1	0.02mi
4758 Muir Village Orlando, FL	3.0	2.0	1097	$2,063	$1.88	15d	1	0.10mi
4793 N Pine Hills Rd Orlando, FL	2.0	2.0	890	$1,554	$1.75	3d	1	0.13mi
4793 N Pine Hills Rd Orlando, FL	2.0–3.0	2.0	954	$1,449	$1.52	17d	56	0.13mi
4793 N Pine Hills Rd Unit 41-101 Pine Hills, FL	3.0	2.0	1019	$1,649	$1.62	8d	1	0.13mi
4990 North Ln Orlando, FL	1.0	1.0	432	$1,230	$2.85	21d	5	0.38mi
4501 Landing Dr Orlando, FL	1.0–2.0	1.0–2.0	787	$1,417	$1.80	3d	18	0.58mi
4901 Bottlebrush Ln Orlando, FL	1.0–2.0	1.0–2.0	833	$1,775	$2.13	2d	17	0.59mi
5249 Champagne Cir Orlando, FL	2.0	2.0	980	$1,795	$1.83	24d	1	1.04mi
5300 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	824	$1,880	$2.28	3d	2	1.08mi
3285 Split Willow Dr Orlando, FL	2.0	1.0	845	$1,400	$1.66	24d	1	1.09mi
5175 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	751	$1,565	$2.08	3d	27	1.10mi
5234 Journal Ave Orlando, FL	2.0	1.0	720	$1,600	$2.22	17d	1	1.11mi
5536 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.5–2.0	1077	$1,699	$1.58	2d	7	1.14mi
4358 South Lake Orlando Pkwy Unit 3-3 Orlando, FL	2.0	2.0	1089	$1,800	$1.65	8d	1	1.16mi
3043 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,450	$1.61	24d	1	1.27mi
3071 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,525	$1.69	24d	1	1.29mi
2920 Eastern Willow Ave Orlando, FL	2.0	2.0	868	$1,500	$1.73	24d	1	1.33mi
4705 Almond Willow Dr Orlando, FL	2.0	2.0	864	$1,600	$1.85	24d	1	1.38mi
5200 N Orange Blossom Trl Orlando, FL	1.0–3.0	1.0–2.0	976	$1,108	$1.14	15d	1	1.45mi

HOA detail condo

• Monthly dues: $352 · $4,224/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $122,000 Active 96 DOM
2. 2026-06-17
   days on market $122,000 Active 95 DOM
3. 2026-06-16
   days on market $122,000 Active 94 DOM
4. 2026-06-15
   days on market $122,000 Active 93 DOM
5. 2026-06-13
   days on market $122,000 Active 91 DOM
6. 2026-06-13
   days on market $122,000 Active 90 DOM
7. 2026-06-09
   days on market $122,000 Active 87 DOM
8. 2026-06-08
   days on market $122,000 Active 86 DOM
9. 2026-06-07
   days on market $122,000 Active 85 DOM
10. 2026-06-04
    days on market $122,000 Active 82 DOM
11. 2026-06-03
    days on market $122,000 Active 81 DOM
12. 2026-06-02
    days on market $122,000 Active 80 DOM
13. 2026-06-02
    days on market $122,000 Active 79 DOM
14. 2026-05-31
    days on market $122,000 Active 78 DOM
15. 2026-05-05
    price $122,000
16. 2026-03-14
    listed $127,000 Active

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $1,654 · $138/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,990
• − Mortgage interest: −$6,834
• − Property taxes: −$1,654
• − Insurance: −$610
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − HOA: −$4,224
• − Depreciation: −$3,549
• Taxable loss: −$79
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $1,646/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): 60,203
• Household income: $49,700
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4039.0

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 (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 13% White 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Hispanic 20% Lithuanian 1% Scandinavian 0%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 18% Spanish 11% Other Indo-European 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: ▼ -110.15%
• Current HPI: 376.3801
• Rent YoY: ▼ -0.27%
• 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

-3.9% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $122,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Listed $127,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $1,654 · +15.9% YoY. Source: county tax records.