14733 Glade Hill Park Way · Horizon West, FL 34787

$5,000

4 bd · 4.0 ba · 3,849 sqft · SingleFamily public records · 2 Days on market

Built 2019 7,405 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand NEW energy-efficient home ready NOW! The Canne's gourmet kitchen boasts stainless steel appliances with built-in double ovens, walk-in pantry and a large eat-in island. The flex space can be converted into a hobby room or home office. The covered lanai offers a pool bath. Make every day feel like a vacation day in this incredible Watermark community. Enjoy fireworks from the clubhouse viewing deck, a few sets of tennis or a summer afternoon at the community's resort-style swimming pool. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills.

Key facts

• 7,405 sq ft lot
• 3 garage spots
• Built 2019

Property features AI

Exterior

• Parking: Three parking spaces total; Three-car garage
• Utilities: Other water source; Other sewer
• Home design: Residential single-family home; Two levels; Planned Development (P-D) zoning
• Construction: Construction details: see remarks
• Exterior features: Front porch; Other roof

Interior

• Flooring: Other
• Bathrooms: Four full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Front porch; Other flooring

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$1,181,643) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $5k).
• Cap rate 920.3% vs local median 2.8% in Horizon West — 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 72/100 on livability (#362 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• 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 rising (+1.1%/yr); 1581 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $4,864/mo this rent would consume 48% of the median local household income ($120k/yr) (locally 2682% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $35 of loan paydown is wiped out by about $150 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 + 1.1% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 97.29% ✓
• Cap rate: 920.27%
• Cash-on-cash: 3264.19%
• DSCR: 146.24
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $1,181,643
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14758 Seton Creek Blvd	0.14mi	5/4.0 (+1)	3,408 (-12%)	3mo	$840,000	$246	67
15576 Shorebird Ln	0.65mi	5/4.5 (+1)	3,892 (+1%)	9mo	$1,195,000	$307	53

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 · 1.13% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 167.30×
• Total profit: $232,826
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 343.75×
• Total profit: $479,847
• Equity at exit: $432

Cash invested: $1,400 (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 34787

• Rents YoY: 1.1%
• Active inventory: 1581
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $4,864 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,021
• Net cashflow: $3,808

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 17%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14612 Glade Hill Park Way Winter Garden, FL	5.0	4.5	3892	$5,900	$1.52	14d	1	0.23mi
9240 Woodcrane Dr Winter Garden, FL	5.0	4.0	3760	$4,799	$1.28	7d	1	0.25mi
15060 Marbled Godwit Dr Winter Garden, FL	4.0	3.0	2700	$3,200	$1.19	4d	1	0.91mi
15060 Marbled Godwit Dr Winter Garden, FL	4.0	3.0	2706	$3,200	$1.18	17d	1	0.91mi
8222 Topsail Pl Winter Garden, FL	5.0	4.5	4199	$6,250	$1.49	4d	1	1.00mi
15617 Marina Bay Dr Winter Garden, FL	4.0	4.5	3127	$4,300	$1.38	4d	1	1.08mi
15704 Marina Bay Dr Winter Garden, FL	5.0	5.5	5005	$11,500	$2.30	23d	1	1.25mi

Listing history 3 events

1. 2026-06-18
   days on market $5,000 Active 2 DOM
2. 2026-06-17
   remarks 301-char remark
3. 2026-06-17
   listed $5,000 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $58,371
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$4,670
• − Management: −$4,670
• − Depreciation: −$145
• Taxable income: $48,506
• Est. tax owed @ 24.0%: −$11,642
• After-tax cash flow: $34,057/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 — Horizon West

• Score: 72/100
• State rank: #362
• US rank: #6364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horizon West, FL
• County: Orange County · 1,471,359 people
• City population: 93,064
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 101,441
• Household income: $120,365
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 2682.0

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 0.65)
• Race & ethnicity: White 53% Hispanic / Latino 23% Two or more races 21% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Cuban 1%
• Common ancestry: Estonian 4% Romanian 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 74% English-only · Spanish 13% Other Indo-European 8% 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: ▼ -189.49%
• Current HPI: 296.8866
• Rent YoY: ▲ 1.13%
• 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

-99.2% since first listed

7 events — show timeline

• 2026-06-16 Listed $5,000 HAOR as distributed by MLS GRID
• 2021-10-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-08-13 Listed $998,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-06 Sold (MLS) $570,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-21 Price Changed $598,734 Stellar MLS as Distributed by MLS Grid
• 2019-04-09 Listed $596,734 Stellar MLS as Distributed by MLS Grid

Property tax history

+34.4%/yr

Latest (2025): $12,932 · +7.9% YoY. Source: county tax records.