2013 Whitby Dr · Orlando, FL 32839

$134,000

2 bd · 2.0 ba · 1,164 sqft · Condo · 37 Days on market

Built 1975 Poor condition ↓ 11% 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).

• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +2.6/10.0
• Rent growth +2.4/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST BRING YOUR GUITAR. Fully furnished 2 Bedroom 1 1/2 Bath CENTRAL A/C (3 YO) townhouse (VEHICLES AVAILABLE ALSO) (1982 Imperial Frank Sinatra Edition & 155CC PACE scooter) INCLUDES new 42 in TV, camera system security, wifi, new roof. Perfect retirement location close to downtown, WALMART & TARGET, 20 minutes to Disney or Universal, On 2 bus routes, loads of doctors great hospitals (PALMER & WOMANS). Last saw an inch of snow in 1979. Move in tomorrow just bring YOUR CLOTHES, SWIM SUIT AND SANDLES.

Key facts

• Gated community
• Covered balcony
• Walkin closet

Tags

• ASSIGNED PARKING
• WALKIN CLOSET
• COVERED BALCONY
• GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $134k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.4% 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 (-0.5%/yr); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% of the median local income ($47k/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 $926 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 37 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $129,980 (3.0% 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 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• 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: -26.3%
• Equity multiple: 0.14×
• Total profit: $-32,139
• Equity at exit: $19,980

10-year hold

• IRR: -47.7%
• Equity multiple: -0.39×
• Total profit: $-52,004
• Equity at exit: $11,586

Cash invested: $37,520 (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 32839

• Home prices YoY: -20.1%
• Rents YoY: -0.5%
• Active inventory: 222
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$703
• Tax est. 1.5%: −$168 /mo · $2,010/yr
• Insurance: −$56
• HOA est. from 1 same-building comp: −$350
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-99

Break-even live

Break-even rent $1,615

Max offer price $119,696

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4025 Billingsgate Rd #2004 Orlando, FL	2.0	1.5	1164	$1,700	$1.46	23d	1	0.06mi
4023 Henley Rd #1702 Orlando, FL	2.0	1.5	1164	$1,400	$1.20	23d	1	0.12mi
4029 Henley Rd #1705 Orlando, FL	2.0	1.5	1164	$1,625	$1.40	23d	1	0.12mi
4033 Henley Rd #1707 Orlando, FL	2.0	1.5	1164	$1,500	$1.29	21d	1	0.12mi
4255 Barwood Dr Orlando, FL	1.0–3.0	1.0–2.5	1071	$1,455	$1.36	4d	1	0.14mi
2245 Lyme Bay Dr #1103 Orlando, FL	2.0	1.5	1174	$1,600	$1.36	7d	1	0.16mi
3914 Crayrich Cir Unit GE Orlando, FL	1.0	1.5	762	$1,200	$1.57	23d	1	0.17mi
4010 Dolomite St Unit A6 Orlando, FL	1.0	1.5	762	$1,200	$1.57	14d	1	0.18mi
3977 Crayrich Cir Orlando, FL	1.0	1.0	762	$1,210	$1.59	7d	1	0.20mi
3977 Crayrich Cir Unit C-1 Orlando, FL	1.0	1.5	762	$1,210	$1.59	10d	1	0.20mi
4016 Woodfern Dr Unit B8 Orlando, FL	2.0	2.5	1211	$1,750	$1.45	17d	1	0.20mi
3960 Crayrich Cir Orlando, FL	1.0	2.0	762	$1,150	$1.51	23d	1	0.23mi
1831 Warringwood Dr Unit C4 Orlando, FL	2.0	2.5	1211	$1,200	$0.99	23d	1	0.26mi
1835 Warringwood Dr Orlando, FL	2.0	1.5	762	$1,395	$1.83	21d	1	0.26mi
1711 37th St Orlando, FL	1.0	1.0	1485	$1,250	$0.84	7d	1	0.28mi
2418 Skan Ct Unit C Orlando, FL	3.0	2.0	1308	$1,825	$1.40	23d	1	0.28mi
4405 S Texas Ave Orlando, FL	2.0	2.0	1100	$1,550	$1.41	23d	1	0.29mi
4424 S Texas Ave Unit 1-2051-205 Orlando, FL	2.0	2.0	900	$1,750	$1.94	2d	1	0.35mi
4424 S Texas Ave Unit 204 Orlando, FL	2.0	2.0	900	$1,900	$2.11	10d	1	0.35mi
2482 Lakeway Branch Dr #904 Orlando, FL	2.0	2.0	1227	$1,625	$1.32	23d	1	0.35mi
2482 Lakeway Branch Dr Orlando, FL	2.0	2.0	1227	$1,499	$1.22	23d	1	0.35mi
1717 Holden Ave Orlando, FL	1.0–3.0	1.0–2.5	980	$1,424	$1.45	2d	26	0.53mi
2225 Holden Ave #104 Orlando, FL	2.0	2.0	1248	$1,800	$1.44	23d	1	0.53mi
2622 Lemon Tree Ln Unit 6-K Orlando, FL	2.0	2.0	976	$1,200	$1.23	21d	1	0.55mi
1440 Holden Ave Unit B12 Orlando, FL	2.0	2.0	970	$1,500	$1.55	23d	1	0.57mi
4746 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	920	$1,574	$1.71	2d	40	0.61mi
4749 S Texas Ave Unit 4749C Orlando, FL	2.0	2.0	976	$1,450	$1.49	23d	1	0.61mi
1432 Holden Ave Unit C6 Orlando, FL	2.0	2.0	970	$1,500	$1.55	23d	1	0.62mi
4733 S Texas Ave Unit 4733B Orlando, FL	2.0	2.0	976	$1,450	$1.49	21d	1	0.63mi
4725 S Texas Ave Apt C Orlando, FL	2.0	2.0	976	$1,249	$1.28	23d	1	0.64mi
3024 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,290	$1.22	23d	1	0.64mi
1406 Holden Ave Unit A10 Orlando, FL	2.0	1.5	970	$1,500	$1.55	23d	1	0.65mi
4759 S Texas Ave Unit 4759C Orlando, FL	2.0	2.0	976	$1,450	$1.49	16d	1	0.66mi
4767 S Texas Ave Unit 4767B Orlando, FL	2.0	2.0	976	$1,450	$1.49	14d	1	0.66mi
1424 Holden Ave Unit 7 Orlando, FL	2.0	1.5	970	$1,250	$1.29	14d	1	0.67mi
4791 S Texas Ave Orlando, FL	2.0	2.0	976	$1,300	$1.33	23d	1	0.67mi
4795 S Texas Ave Unit 4795A Orlando, FL	1.0	1.0	756	$1,200	$1.59	23d	1	0.68mi
2201 Metropolitan Way Orlando, FL	2.0	2.0	874	$1,475	$1.69	3d	1	0.68mi
4779 S Texas Ave Unit 4779D Orlando, FL	2.0	2.0	976	$1,450	$1.49	2d	1	0.68mi
4801 S Texas Ave Unit 4801D Orlando, FL	1.0	1.0	756	$1,200	$1.59	23d	1	0.68mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: internetsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $134,000 Active 37 DOM
2. 2026-06-17
   days on market $134,000 Active 36 DOM
3. 2026-06-16
   days on market $134,000 Active 35 DOM
4. 2026-06-15
   days on market $134,000 Active 34 DOM
5. 2026-06-13
   days on market $134,000 Active 32 DOM
6. 2026-06-13
   days on market $134,000 Active 31 DOM
7. 2026-06-09
   days on market $134,000 Active 28 DOM
8. 2026-06-08
   days on market $134,000 Active 27 DOM
9. 2026-06-07
   days on market $134,000 Active 26 DOM
10. 2026-06-04
    days on market $134,000 Active 23 DOM
11. 2026-06-03
    days on market $134,000 Active 22 DOM
12. 2026-06-02
    days on market $134,000 Active 21 DOM
13. 2026-06-02
    days on market $134,000 Active 20 DOM
14. 2026-05-31
    days on market $134,000 Active 19 DOM
15. 2026-05-12
    listed $134,000 Active
16. 2026-03-05
    price $134,000 525-char remark

    Show marketing remark (525 chars)

    JUST BRING YOUR GUITAR. Fully furnished 2 Bedroom 1 1/2 Bath CENTRAL A/C (3 YO) townhouse (VEHICLES AVAILABLE ALSO) (1982 Imperial Frank Sinatra Edition & 155CC PACE scooter) INCLUDES new 42 in TV, camera system security, wifi, new roof. Perfect retirement location close to downtown, WALMART & TARGET, 20 minutes to Disney or Universal, On 2 bus routes, loads of doctors great hospitals (PALMER & WOMANS). Last saw an inch of snow in 1979. Move in tomorrow just bring YOUR CLOTHES, SWIM SUIT AND SANDLES.

17. 2026-01-21
    listed $150,000 Active 525-char remark

    Show marketing remark (525 chars)

    JUST BRING YOUR GUITAR. Fully furnished 2 Bedroom 1 1/2 Bath CENTRAL A/C (3 YO) townhouse (VEHICLES AVAILABLE ALSO) (1982 Imperial Frank Sinatra Edition & 155CC PACE scooter) INCLUDES new 42 in TV, camera system security, wifi, new roof. Perfect retirement location close to downtown, WALMART & TARGET, 20 minutes to Disney or Universal, On 2 bus routes, loads of doctors great hospitals (PALMER & WOMANS). Last saw an inch of snow in 1979. Move in tomorrow just bring YOUR CLOTHES, SWIM SUIT AND SANDLES.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,881
• − Mortgage interest: −$7,506
• − Property taxes: −$2,010
• − Insurance: −$670
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − HOA: −$4,200
• − Depreciation: −$3,898
• Taxable loss: −$3,264
• Est. tax savings @ 24.0%: +$783
• After-tax cash flow: $-403/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property is in poor condition with extensive repairs and maintenance needed, including exterior, interior, and roof work. Landscaping and interior updates would significantly increase its value.

Repairs flagged

• Major exterior siding — Peeling paint and overgrown vegetation
• Major interior walls — No visible walls or paint
• Major flooring — No visible flooring
• Major roof — No visible roof, but the listing mentions a new roof

Value-add opportunities

• Both landscaping and exterior maintenance — Improving curb appeal and overall condition
• Both interior painting and flooring — Enhancing the interior appearance and condition
• Both replacing the roof — Ensuring the roof is in good condition and adding value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Peeling paint and overgrown vegetation	Major	$15,000–50,000
interior walls · No visible walls or paint	Major	$15,000–50,000
flooring · No visible flooring	Major	$15,000–50,000
roof · No visible roof, but the listing mentions a new roof	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both landscaping and exterior maintenance — Improving curb appeal and overall condition ↑
• Both interior painting and flooring — Enhancing the interior appearance and condition ↑
• Both replacing the roof — Ensuring the roof is in good condition and adding value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Orange County · 1,471,359 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 53,242
• Household income: $47,313
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 5337.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% Black 35% Two or more races 17% White 16% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 8% Estonian 1% Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 51% English-only · Spanish 33% French/Haitian/Cajun 9% Other Indo-European 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: ▼ -89.65%
• Current HPI: 357.4828
• Rent YoY: ▼ -0.50%
• 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

-10.7% since first listed

3 events — show timeline

• 2026-05-12 Listed $134,000 FSBO.com
• 2026-03-05 Price Changed $134,000 ForSaleByOwner.com
• 2026-01-21 Listed $150,000 ForSaleByOwner.com