3223 N Orange Ave · Orlando, FL 32803

$399,000

2 bd · 2.0 ba · 1,882 sqft · SingleFamily public records · 47 Days on market

Built 1949 8,324 sqft lot Est $711k · 44% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Auction Property. List price is the starting auction price only — seller will review Highest & Best offers next Monday 12PM. Don’t miss this incredible opportunity! This property is being offered in an auction-style sale with all offers submitted as “Highest & Best” by next Monday. Whether you’re an investor, first-time buyer, or looking for your next project, this is your chance to secure a great property at a competitive price. Featuring strong potential, desirable location, and endless possibilities, this home is ready for its next owner to make it their own. Buyers are encouraged to complete all inspections and due diligence prior to submitting

Key facts

• Near winter park
• No hoa fees
• 8,324 sq ft lot

Tags

• NO HOA FEES
• NEAR DOWNTOWN ORLANDO
• NEAR WINTER PARK
• SHOPPING DINING MAJOR ROADWAYS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; One story; Faces west; Residential property
• Construction: Block construction; Shingle roof; Block foundation; Other foundation
• Exterior features: Exterior lighting; Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (25.2% below list).
• Recommended offer: $298k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 rising (+2.6%/yr); 180 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 33% of the median local income ($108k/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 $3k of loan paydown is wiped out by about $12k 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 47 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $126k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $298,433 (25.2% 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 47 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.75% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $711,396
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Chichester St	0.19mi	2/2.0	2,009 (+7%)	18mo	$673,350	$335	65
1314 Canterbury Rd	0.42mi	2/2.0	1,738 (-8%)	7mo	$810,000	$466	62
1340 Pelham Rd	0.39mi	3/2.0 (+1)	2,042 (+8%)	8mo	$771,000	$378	56
1015 Chichester St	0.35mi	3/2.0 (+1)	1,655 (-12%)	17mo	$799,500	$483	44
3215 Helen Ave	0.67mi	3/2.0 (+1)	2,013 (+7%)	15mo	$750,000	$373	39

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 · 2.64% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.28×
• Total profit: $-80,318
• Equity at exit: $59,492

10-year hold

• IRR: -14.9%
• Equity multiple: 0.17×
• Total profit: $-93,278
• Equity at exit: $34,498

Cash invested: $111,720 (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 32803

• Rents YoY: 2.6%
• Active inventory: 180
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,984 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$327 /mo · $3,924/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $-228

Break-even live

Break-even rent $3,273

Max offer price $358,711

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 Clay St Winter Park, FL	3.0	2.0	1440	$2,800	$1.94	17d	1	0.29mi
2680 N Orange Ave Orlando, FL	3.0	1.0–3.0	1054	$2,983	$2.83	2d	33	0.31mi
2916 Westchester Ave Orlando, FL	3.0	2.0	1824	$4,000	$2.19	23d	1	0.37mi
2650 Dade Ave Orlando, FL	2.0	1.0–2.0	942	$2,659	$2.82	1d	23	0.38mi
1415 Harmon Ave Winter Park, FL	3.0	2.5	1700	$3,060	$1.80	21d	1	0.47mi
1761 Indiana Ave Winter Park, FL	3.0	2.5	1598	$2,795	$1.75	7d	1	0.48mi
225 W King St Orlando, FL	3.0	2.0	1276	$2,429	$1.90	23d	1	0.66mi
3400 Golfview Blvd Unit A Orlando, FL	3.0	2.5	1900	$3,695	$1.94	11d	1	0.97mi
3400 Golfview Blvd Orlando, FL	3.0	2.5	1900	$3,695	$1.94	10d	1	0.97mi
1460 Alden Rd Orlando, FL	1.0–3.0	1.0–3.0	1020	$2,799	$2.74	1d	39	0.99mi
1650 N Mills Ave Orlando, FL	3.0	1.0–2.0	974	$2,584	$2.65	1d	17	1.00mi
438 Lakeview Ave Winter Park, FL	2.0	1.0	1250	$3,200	$2.56	23d	1	1.02mi
1137 S Pennsylvania Ave Winter Park, FL	3.0	2.0	1500	$2,995	$2.00	4d	1	1.09mi
784 S Pennsylvania Ave Winter Park, FL	3.0	2.5	1940	$5,500	$2.84	23d	1	1.21mi
782 S Pennsylvania Ave #1 Winter Park, FL	3.0	2.5	2354	$5,490	$2.33	23d	1	1.21mi
612 Stetson St Orlando, FL	3.0	1.0	1400	$2,599	$1.86	23d	1	1.25mi
1510 Altaloma Ave Unit B Orlando, FL	1.0	1.0	1640	$1,449	$0.88	10d	1	1.27mi
151 N Orlando Ave Winter Park, FL	2.0–3.0	1.0–2.0	1134	$2,500	$2.20	4d	3	1.37mi
151 N Orlando Ave Winter Park, FL	3.0	1.0–2.0	1500	$2,500	$1.67	23d	2	1.37mi
1219 Lake Highland Dr Orlando, FL	3.0	2.0	1320	$2,500	$1.89	23d	1	1.37mi
301 W Comstock Ave Winter Park, FL	2.0	2.5	1500	$6,000	$4.00	23d	1	1.46mi

Listing history 50 events

1. 2026-06-18
   days on market $399,000 Active 47 DOM
2. 2026-06-17
   days on market $399,000 Active 46 DOM
3. 2026-06-16
   days on market $399,000 Active 45 DOM
4. 2026-06-15
   days on market $399,000 Active 44 DOM
5. 2026-06-13
   days on market $399,000 Active 42 DOM
6. 2026-06-13
   days on market $399,000 Active 41 DOM
7. 2026-06-09
   days on market $399,000 Active 38 DOM
8. 2026-06-08
   remarks 661-char remark
9. 2026-06-08
   pricedays on market $399,000 Active 37 DOM
10. 2026-06-07
    days on market $519,000 Active 36 DOM
11. 2026-06-04
    days on market $519,000 Active 33 DOM
12. 2026-06-03
    days on market $519,000 Active 32 DOM
13. 2026-06-02
    days on market $519,000 Active 31 DOM
14. 2026-06-02
    days on market $519,000 Active 30 DOM
15. 2026-05-31
    days on market $519,000 Active 29 DOM
16. 2026-05-15
    price $519,000
17. 2026-05-02
    listed $524,900 Active
18. 2026-05-01
    historical
19. 2026-04-22
    price $525,000
20. 2026-04-01
    price $529,999
21. 2026-03-11
    listed $539,999 Active
22. 2026-03-09
    historical
23. 2026-03-04
    status Active
24. 2026-03-03
    status Pending
25. 2026-02-26
    price $549,000
26. 2026-02-18
    price $565,000
27. 2026-02-06
    price $569,000
28. 2026-02-03
    price $574,900
29. 2026-02-03
    status Active
30. 2026-01-30
    status Pending
31. 2026-01-16
    price $575,000
32. 2026-01-04
    price $589,000
33. 2025-12-03
    price $599,000
34. 2025-11-19
    price $625,000
35. 2025-11-12
    price $629,000
36. 2025-11-04
    price $635,000
37. 2025-10-24
    price $639,000
38. 2025-10-17
    price $645,000
39. 2025-10-09
    listed $649,990 Active
40. 2025-08-25
    soldstatus $371,000 Closed
41. 2025-08-07
    status Pending
42. 2025-08-03
    price $399,900
43. 2025-08-01
    status Active
44. 2025-07-25
    status Pending
45. 2025-07-21
    price $439,900
46. 2025-07-13
    price $479,900
47. 2025-07-11
    status Active
48. 2025-07-01
    status Pending
49. 2025-06-24
    price $499,990
50. 2025-06-13
    listed $519,900 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: $3,924 · $327/mo
• Projected year-2 tax: $3,924 · $327/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 ≥107°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: $35,812
• − Mortgage interest: −$22,350
• − Property taxes: −$3,924
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,865
• − Management: −$2,865
• − Depreciation: −$11,607
• Taxable loss: −$9,795
• Est. tax savings @ 24.0%: +$2,351
• After-tax cash flow: $-386/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): 22,152
• Household income: $107,592
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 793.0

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 White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 13% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2%
• Common ancestry: Romanian 3% Slovak 3% Italian 2%
• Foreign-born: 8% · Canada, Dominican Republic, Vietnam
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 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: ▼ -505.52%
• Current HPI: 303.0942
• Rent YoY: ▲ 2.64%
• 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

+1630.0% since first listed

36 events — show timeline

• 2026-05-15 Price Changed $519,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Listed $524,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $525,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $529,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Listed $539,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $549,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $565,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $569,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $574,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $575,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-04 Price Changed $589,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $599,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $625,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $629,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $635,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-24 Price Changed $639,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $645,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Listed $649,990 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Sold (MLS) $371,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-03 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-21 Price Changed $439,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-13 Price Changed $479,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Price Changed $499,990 Stellar MLS as Distributed by MLS Grid
• 2025-06-13 Listed $519,900 Stellar MLS as Distributed by MLS Grid
• 1976-06-01 Sold (Public Records) $30,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,924 · +4.4% YoY. Source: county tax records.