1824 Amberly Ave Unit T8 · Orlando, FL 32822

$150,000

2 bd · 3.0 ba · 1,154 sqft · Condo public records · 177 Days on market

Built 1973 $305/mo HOA · 18% of rent

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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 +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. One or more photo(s) has been virtually staged. Price improved on this investor-friendly 2-bedroom, 2.5-bath condo in Villa Marquis. Functional layout includes a primary suite with en-suite bath, second full bath in the upstairs hallway, and first-floor half bath for guests. Ideal for long-term rental, portfolio expansion, or value-add opportunity. Conveniently located near major roads, shopping, dining, and employment centers. Community features a pool and low-maintenance condo living. Seller motivated and ready to consider serious offers.

Key facts

• Second full bathroom
• $305 HOA
• Community pool

Tags

• SECOND FULL BATHROOM
• HALF BATH ON FIRST FLOOR
• CENTRAL ORLANDO LOCATION

Property features AI

Finance

• Other: Total monthly fees $305.76 (total annual $3,669.12)
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA $305.76 (includes pool, structure maintenance, management); Association approval required; Pets allowed with breed restrictions; Association name: Dennis Kapsis

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; 2 stories; Faces east; Unit on 2nd floor
• Construction: Stucco construction; Other roof; Slab foundation; Built as part of building number 1824
• Exterior features: Paved road access; Community pool

Interior

• Kitchen: Cooktop; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Laundry closet on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-67 ($-799/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (7.8% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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 (-0.7%/yr); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% of the median local income ($57k/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 $1k 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 177 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $132,000 (12.0% 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 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.11% ✓
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 7.5

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: -23.9%
• Equity multiple: 0.21×
• Total profit: $-33,184
• Equity at exit: $22,365

10-year hold

• IRR: -37.4%
• Equity multiple: -0.24×
• Total profit: $-52,234
• Equity at exit: $12,969

Cash invested: $42,000 (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 32822

• Home prices YoY: -21.1%
• Rents YoY: -0.7%
• Active inventory: 372
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$787
• Tax from tax record: −$227 /mo · $2,721/yr
• Insurance: −$62
• HOA: −$305
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-67

Break-even live

Break-even rent $1,748

Max offer price $138,244

Occupancy floor 99%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1854 Caralee Blvd #3 Orlando, FL	2.0	1.0	850	$1,700	$2.00	24d	1	0.04mi
1847 Caralee Blvd #4 Orlando, FL	2.0	1.0	850	$1,650	$1.94	3d	1	0.08mi
6254 S Bend Sq #173 Orlando, FL	2.0	2.5	1104	$1,699	$1.54	24d	1	0.10mi
6104 Curry Ford Rd #207 Orlando, FL	2.0	2.0	1051	$1,600	$1.52	24d	1	0.11mi
6104 Curry Ford Rd #108 Orlando, FL	2.0	2.0	1051	$1,500	$1.43	8d	1	0.11mi
6203 Curry Ford Rd Orlando, FL	1.0–3.0	1.0–2.0	1011	$1,720	$1.70	14d	1	0.13mi
1724 Townhall Ln Orlando, FL	2.0	1.5	1018	$1,595	$1.57	22d	1	0.14mi
6110 Curry Ford Rd #117 Orlando, FL	1.0	1.0	742	$1,175	$1.58	24d	1	0.15mi
6231 Yorktown Dr #140 Orlando, FL	3.0	2.5	1307	$1,890	$1.45	3d	1	0.15mi
2536 Woodgate Blvd #107 Orlando, FL	2.0	2.0	930	$1,650	$1.77	22d	1	0.17mi
6118 Curry Ford Rd Orlando, FL	1.0	1.0	742	$1,175	$1.58	24d	1	0.19mi
1610 Little River Dr #20 Orlando, FL	3.0	2.5	1307	$1,800	$1.38	24d	1	0.19mi
5914 Mausser Dr Orlando, FL	1.0–4.0	1.0–2.5	1052	$1,771	$1.68	2d	13	0.20mi
1732 Hidden Creek Blvd #108 Orlando, FL	2.0	2.5	1104	$1,550	$1.40	18d	1	0.20mi
1718 Silver Creek Ct #102 Orlando, FL	2.0	1.5	1032	$1,850	$1.79	22d	1	0.21mi
6299 Arlington Ct #212 Orlando, FL	2.0	1.5	1032	$1,680	$1.63	24d	1	0.21mi
6122 Curry Ford Rd #241 Orlando, FL	1.0	1.0	742	$1,325	$1.79	24d	1	0.23mi
1600 Bending Brook Way Orlando, FL	2.0	2.5	1227	$1,695	$1.38	14d	1	0.23mi
1600 Bending Brook Way Orlando, FL	2.0	2.5	1227	$1,745	$1.42	20d	1	0.23mi
2508 Woodgate Blvd #207 Orlando, FL	2.0	2.0	930	$1,600	$1.72	22d	1	0.25mi
1701 Shady Ridge Ct #247 Orlando, FL	2.0	2.5	1104	$1,600	$1.45	24d	1	0.25mi
2568 Woodgate Blvd Orlando, FL	1.0–2.0	1.0–2.0	790	$1,500	$1.90	4d	1	0.31mi
6020 Village Cir N Orlando, FL	2.0	1.5	825	$1,390	$1.68	24d	1	0.32mi
6077 Village Cir #6077 Orlando, FL	2.0	2.0	1022	$1,800	$1.76	24d	1	0.32mi
6032 Village Cir N #6032 Orlando, FL	2.0	2.0	1022	$1,800	$1.76	24d	1	0.33mi
6083 Village Cir S Orlando, FL	3.0	2.5	1128	$1,695	$1.50	8d	1	0.34mi
6065 Village Cir #6065 Orlando, FL	2.0	1.5	860	$1,425	$1.66	8d	1	0.35mi
6043 Village Cir #6043 Orlando, FL	2.0	1.5	860	$1,550	$1.80	18d	1	0.35mi
2365 Oak Park Way #109 Orlando, FL	2.0	2.0	953	$1,350	$1.42	11d	1	0.39mi
1382 Hendren Dr Orlando, FL	3.0	2.0	1175	$2,150	$1.83	24d	1	0.39mi
2439 Oak Park Way #217 Orlando, FL	2.0	2.0	953	$1,650	$1.73	3d	1	0.41mi
2451 Oak Park Way #120 Orlando, FL	2.0	2.0	953	$1,700	$1.78	4d	1	0.42mi
6031 Scotchwood Gln Orlando, FL	2.0	2.0	846	$1,625	$1.92	24d	2	0.44mi
2683 Oak Park Way #214 Orlando, FL	2.0	2.0	950	$1,700	$1.79	24d	1	0.44mi
1303 Candlewyck Dr Orlando, FL	2.0	1.0	904	$1,500	$1.66	24d	1	0.45mi
6007 Scotchwood Gln #31 Orlando, FL	2.0	2.5	1343	$1,695	$1.26	8d	1	0.46mi
5762 Folkstone Ln Orlando, FL	1.0–3.0	1.0–2.0	1081	$1,967	$1.82	2d	17	0.46mi
2924 Cottage Grove Ct Unit GE Orlando, FL	3.0	2.0	1500	$2,800	$1.87	24d	1	0.51mi
5870 Sundown Cir Orlando, FL	1.0–2.0	1.0–2.0	840	$1,744	$2.08	2d	25	0.56mi
6206 Raintree Dr Unit GE Orlando, FL	2.0	2.0	1375	$1,850	$1.35	22d	1	0.58mi

HOA detail condo

• Monthly dues: $305 · $3,660/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $150,000 Active 177 DOM
2. 2026-06-17
   days on market $150,000 Active 176 DOM
3. 2026-06-16
   days on market $150,000 Active 175 DOM
4. 2026-06-15
   days on market $150,000 Active 174 DOM
5. 2026-06-13
   days on market $150,000 Active 172 DOM
6. 2026-06-13
   days on market $150,000 Active 171 DOM
7. 2026-06-09
   days on market $150,000 Active 168 DOM
8. 2026-06-08
   days on market $150,000 Active 167 DOM
9. 2026-06-07
   statusdays on market $150,000 Active 166 DOM
10. 2026-06-04
    remarks 586-char remark
11. 2026-06-04
    status $150,000 Pending 163 DOM
12. 2026-06-03
    days on market $150,000 Active 163 DOM
13. 2026-06-02
    days on market $150,000 Active 162 DOM
14. 2026-06-02
    days on market $150,000 Active 161 DOM
15. 2026-05-31
    days on market $150,000 Active 160 DOM
16. 2026-05-19
    price $150,000
17. 2026-04-13
    price $159,900
18. 2025-12-22
    listed $165,000 Active
19. 2024-06-05
    historical $1,600
20. 2024-05-17
    listed $1,600
21. 2024-05-17
    historical $1,600
22. 2024-05-07
    price $1,600
23. 2024-04-11
    listed $1,650
24. 2021-03-23
    soldstatus $112,000
25. 2013-10-30
    soldstatus $60,000
26. 2007-05-17
    soldstatus $126,000
27. 2005-06-22
    soldstatus $37,700
28. 1979-12-01
    soldstatus $37,400

ⓘ 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: $2,721 · $227/mo
• Projected year-2 tax: $2,721 · $227/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,964
• − Mortgage interest: −$8,402
• − Property taxes: −$2,721
• − Insurance: −$750
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − HOA: −$3,660
• − Depreciation: −$4,364
• Taxable loss: −$3,127
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $-48/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): 67,081
• Household income: $56,540
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4246.0

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 Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 36% White 17% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 5% Dominican 5%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 36% English-only · Spanish 60% French/Haitian/Cajun 1% 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: ▼ -95.17%
• Current HPI: 355.5775
• Rent YoY: ▼ -0.68%
• 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

+301.1% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-05 Rental Removed $1,600 STELLARMLS
• 2024-05-17 Listed for Rent $1,600 STELLARMLS
• 2024-05-17 Rental Removed $1,600 APPFOLIO
• 2024-05-07 Price Changed $1,600 APPFOLIO
• 2024-04-11 Listed for Rent $1,650 APPFOLIO
• 2021-03-23 Sold (Public Records) $112,000 Public Records
• 2013-10-30 Sold (Public Records) $60,000 Public Records
• 2007-05-17 Sold (Public Records) $126,000 Public Records
• 2005-06-22 Sold (Public Records) $37,700 Public Records
• 1979-12-01 Sold (Public Records) $37,400 Public Records

Property tax history

+22.3%/yr

Latest (2025): $2,721 · +7.4% YoY. Source: county tax records.