131 E Pierce Ave · Pine Castle, FL 32809

$139,000

3 bd · 1.0 ba · 1,208 sqft · SingleFamily public records · 11 Days on market

Built 1956 9,512 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple Offers * * . Highest and Best Due 03-25-26 @Noon. Great opportunity to bring this property back to its former glory. Zoned R-3 multi-family for potential future development of up to 3 units (Duplex/ Triplex). Located close to The Florida Mall, Downtown Orlando, and major thoroughfares, restaurants and tons of commercial activity. Cash Offers Only. Potential buyers will need a Realtor to access this property. This property is selling As-Is. Seller will do inspections and make no repairs. Site unseen offers will not be entertained.

Key facts

• Corner unit
• 9,512 sq ft lot
• Built 1956

Tags

• ZONED R-3 MULTI-FAMILY
• LOCATED CLOSE TO RESTAURANTS
• CORNER UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).

Location & tenants

• Location reads 81/100 on livability (#79 in FL, #1,309 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment 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 soft (-1.1%/yr); 127 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($58k/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 $961 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $139,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $323,744
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6125 Calypso Dr	0.22mi	3/1.5	1,177 (-3%)	24mo	$303,000	$257	64
922 Locust Ave	0.55mi	3/1.5	1,230 (+2%)	9mo	$330,000	$268	62
1090 E Pierce Ave	0.54mi	3/2.0	1,365 (+13%)	4mo	$430,000	$315	46

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: 5.1%
• Equity multiple: 1.19×
• Total profit: $7,455
• Equity at exit: $20,725

10-year hold

• IRR: 11.8%
• Equity multiple: 1.81×
• Total profit: $31,567
• Equity at exit: $12,018

Cash invested: $38,920 (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 32809

• Rents YoY: -1.1%
• Active inventory: 127
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$729
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $553

Break-even live

Break-even rent $1,076

Max offer price $139,000

Occupancy floor 64%

Sensitivity live

Price	-10% $632	-5% $592	+0% $553	+5% $514	+10% $474
Rent	-10% $413	-5% $483	+0% $553	+5% $623	+10% $693
Rate	-1.0pp $623	-0.5pp $588	base $553	+0.5pp $517	+1.0pp $480

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6308 Calypso Dr Orlando, FL	3.0	1.0	1150	$1,695	$1.47	24d	1	0.31mi
308 W Lancaster Rd Orlando, FL	2.0	1.0	969	$1,650	$1.70	24d	1	0.51mi
415 W Lancaster Rd Unit 2 Orlando, FL	2.0	1.0	700	$1,400	$2.00	24d	1	0.52mi
660 Flagler Dr Orlando, FL	4.0	1.5	1326	$2,111	$1.59	8d	1	0.77mi
5405 Brereton Ave Orlando, FL	3.0	1.5	1200	$1,880	$1.57	22d	1	0.84mi
789 W Lancaster Rd Orlando, FL	2.0	2.0	920	$1,624	$1.77	24d	1	0.86mi
5401 Hansel Ave Unit 2 Belle Isle, FL	3.0	2.0	1385	$2,200	$1.59	24d	1	0.87mi
5343 Hansel Ave Unit F4 Orlando, FL	3.0	2.0	1317	$2,195	$1.67	11d	1	0.92mi
921 W Oak Ridge Rd Unit 921C Orlando, FL	2.0	2.0	895	$1,425	$1.59	24d	1	1.16mi
925 W Oak Ridge Rd Unit 925C Orlando, FL	2.0	2.0	895	$1,400	$1.56	24d	1	1.16mi
925 W Oak Ridge Rd Unit C Orlando, FL	2.0	2.0	895	$1,300	$1.45	24d	1	1.16mi
925 W Oak Ridge Rd Unit A Orlando, FL	2.0	2.0	944	$1,295	$1.37	2d	1	1.16mi
915 W Oak Ridge Rd Unit B Orlando, FL	2.0	2.0	944	$1,450	$1.54	24d	1	1.16mi
1210 Southstation Pl #209 Orlando, FL	3.0	2.0	1142	$2,150	$1.88	24d	1	1.17mi
1220 Southstation Pl Unit 2-311 Pine Castle, FL	2.0	2.0	1153	$1,800	$1.56	24d	1	1.22mi
747 Wyman Ct #747 Orlando, FL	2.0	2.0	700	$1,350	$1.93	24d	1	1.31mi
801 Sky Lake Cir Orlando, FL	3.0	2.0	893	$1,500	$1.68	24d	1	1.32mi
800 Isaacville Dr Unit 315 Orlando, FL	3.0	2.0	1145	$1,950	$1.70	22d	1	1.34mi
746 McDougall Ct Unit G Orlando, FL	2.0	2.0	700	$1,335	$1.91	24d	1	1.35mi
800 Isaacville Dr Orlando, FL	3.0	2.0	1145	$1,950	$1.70	20d	1	1.35mi
800 Isaacville Dr Unit 213 Orlando, FL	2.0	2.0	1055	$1,800	$1.71	24d	1	1.36mi
5672 Tomoka Dr Unit m56724 Orlando, FL	2.0	2.0	1157	$1,550	$1.34	8d	1	1.37mi
778 Ridenhour Cir #778 Orlando, FL	4.0	2.0	820	$1,800	$2.20	5d	1	1.37mi
820 Isaacville Dr Unit 103 Orlando, FL	2.0	2.0	1155	$1,850	$1.60	24d	1	1.37mi
820 Isaacville Dr Unit 203 Orlando, FL	2.0	2.0	1155	$1,850	$1.60	21d	1	1.37mi
764 Ridenhour Cir #764 Orlando, FL	4.0	2.0	820	$1,750	$2.13	24d	1	1.38mi
827 Sky Lake Cir Orlando, FL	2.0	1.0	793	$1,400	$1.77	24d	1	1.40mi
820 Isaacville Dr Orlando, FL	2.0	2.0	756	$1,900	$2.51	21d	1	1.41mi
820 Isaacville Dr Orlando, FL	2.0	2.0	1155	$1,850	$1.60	15d	1	1.41mi
820 Isaacville Dr Orlando, FL	2.0	2.0	1055	$1,850	$1.75	3d	1	1.41mi
860 Sky Lake Cir Unit C412 Orlando, FL	3.0	2.0	893	$1,750	$1.96	4d	1	1.41mi
865 Sky Lake Cir Orlando, FL	3.0	2.0	893	$1,850	$2.07	24d	1	1.41mi
860 Sky Lake Cir Orlando, FL	3.0	2.0	893	$1,850	$2.07	24d	1	1.41mi
837 Sky Lake Cir Unit C Orlando, FL	2.0	1.0	780	$1,550	$1.99	11d	1	1.42mi
830 Sky Lake Cir Orlando, FL	2.0	1.0	780	$1,350	$1.73	24d	1	1.43mi

Listing history 2 events

1. 2026-03-31
   status Pending
2. 2026-03-20
   listed $139,000 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: $758 · $63/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$395/yr (+$33/mo · 52.1%)

ⓘ 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 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: $21,313
• − Mortgage interest: −$7,786
• − Property taxes: −$758
• − Insurance: −$695
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$4,044
• Taxable income: $4,620
• Est. tax owed @ 24.0%: −$1,109
• After-tax cash flow: $5,528/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 Castle

• Score: 81/100
• State rank: #79
• US rank: #1309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Castle, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 29,237
• Household income: $57,879
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 1274.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 22% White 22% Black 13% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 20% Cuban 6% Dominican 5%
• Common ancestry: Hispanic 6% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 37% English-only · Spanish 53% French/Haitian/Cajun 7% Vietnamese 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: ▼ -220.78%
• Current HPI: 376.9662
• Rent YoY: ▼ -1.06%
• 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

2 events — show timeline

• 2026-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $139,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $758 · +16.9% YoY. Source: county tax records.