2317 PEBBLE BEACH BLVD. Plan · Orlando, FL 32826

$229,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 158 Days on market

Manufactured home 55+ age-restricted Fair condition $147/sqft · 23% below area Est $300k · 23% 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 +11.5/30.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• DSCR +3.5/10.0
• Appreciation +2.5/10.0
• Condition / age +2.0/5.0
• Rent growth +1.5/5.0
• Manufactured-home adj. -3.9

Listing remarks

Settled in Orlando, Florida, enjoy the best in southern hospitality and 55+ active living with us at Fairways. This age-restricted community has countless amenities to enhance your comfort and convenience. Come explore our lovely clubhouse, get involved in our fun events and experience the fantastic lifestyle we offer! The Fairways is designed to meet your unique style of living and needs, making it the ideal place to call home. While on the property, partake in numerous daily social events and activities or simply relax with a round of golf or a trip to the pool. While the community features are sure to please, we know you will treasure the time spent in your beautiful home.

Key facts

• Custom-built home
• Listed 158 days

Tags

• CUSTOM-BUILT HOME
• ENERGY-EFFICIENT HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (25.4% below list).
• Recommended offer: $172k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.1% 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.
• Zoned schools: Bonneville Elementary (math 46% / reading 42%, grade F, #1,330 of 2,144 statewide, top 63%, 430 students, 66% FRL); Corner Lake Middle (math 42% / reading 47%, grade D, #320 of 571 statewide, top 57%, 841 students, 54% FRL); East River High (math 27% / reading 47%, grade F, #340 of 667 statewide, top 52%, 2,050 students, 45% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $2k of loan paydown is wiped out by about $7k 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 158 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $171,517 (25.4% 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 158 days. Have you received any prior offers? Is the seller open to a 25% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $300,000
• List price: $229,900
• Delta: -23.37%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Clifton Hills St	1.49mi	3/2.0	1,532 (-2%)	1mo	$360,000	$235	60
14111 Rensselaer Rd	1.24mi	3/2.0	1,641 (+5%)	2mo	$290,000	$177	56
14774 Congress St	0.42mi	4/2.0 (+1)	1,782 (+14%)	2mo	$290,000	$163	51
11956 Sands Cv	1.46mi	3/2.5	1,686 (+8%)	0mo	$370,000	$219	50
15466 Perdido Dr	1.28mi	3/2.0	1,692 (+8%)	2mo	$415,000	$245	50
14224 Rensselaer Rd	1.18mi	3/2.0	1,396 (-11%)	1mo	$395,000	$283	46
14000 Annhurst Ct	0.81mi	3/2.0	1,370 (-13%)	2mo	$390,000	$285	42
14004 Ames Ave	1.32mi	3/2.0	1,357 (-14%)	1mo	$379,999	$280	42
13011 Odyssey Lake Way	1.12mi	3/2.0	1,296 (-17%)	1mo	$329,000	$254	39
2922 Xavier Ct	1.07mi	4/2.0 (+1)	1,365 (-13%)	1mo	$349,000	$256	38
1037 Flowing Tide Dr	1.46mi	4/3.0 (+1)	1,749 (+12%)	0mo	$345,000	$197	37
1020 Battery Pointe Dr	1.45mi	4/2.0 (+1)	1,929 (+23%)	2mo	$420,000	$218	34

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: -27.0%
• Equity multiple: 0.11×
• Total profit: $-57,145
• Equity at exit: $34,279

10-year hold

• IRR: -40.0%
• Equity multiple: -0.37×
• Total profit: $-88,256
• Equity at exit: $19,878

Cash invested: $64,372 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 1 under contract
• Months of supply: 51.0 mo (2%/mo absorbed)
• Median asking: $98,200 ($65/sqft)
• Median days on market: 1 d
• This list price: 94% of active listings are priced below it
• ARV vs active asking: +194.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32826

• Home prices YoY: -17.0%
• Rents YoY: -4.0%
• Active inventory: 213
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-234

Break-even live

Break-even rent $2,011

Max offer price $196,068

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-154	+0% $-234	+5% $-313	+10% $-393
Rent	-10% $-369	-5% $-302	+0% $-234	+5% $-166	+10% $-98
Rate	-1.0pp $-118	-0.5pp $-175	base $-234	+0.5pp $-293	+1.0pp $-354

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: $57,475
• Closing costs: $6,897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14164 Bent Tree Ct Orlando, FL	2.0	2.0	1250	$795	$0.64	93d	1	0.18mi
2140 Pebble Beach Blvd Unit 865 Orlando, FL	2.0	2.0	1508	$1,650	$1.09	23d	1	0.35mi
2140 Pebble Beach Blvd Unit 865 Orlando, FL	2.0	2.0	1508	$1,650	$1.09	30d	1	0.35mi
14650 Liberty St Orlando, FL	3.0	2.0	1176	$1,400	$1.19	10d	1	0.38mi
14131 Colonial Spring Way Orlando, FL	3.0	2.0	1876	$2,439	$1.30	63d	1	0.50mi
1911 Colonial Woods Blvd Orlando, FL	3.0	2.0	1480	$2,100	$1.42	119d	1	0.52mi
1962 Lady Elisabeth Ave Orlando, FL	3.0	2.0	1644	$2,635	$1.60	0d	1	0.53mi
14643 Lady Victoria Blvd Orlando, FL	3.0	2.0	1855	$2,400	$1.29	42d	1	0.55mi
1836 Sandy Creek Ln Orlando, FL	4.0	2.0	1972	$2,380	$1.21	64d	1	0.58mi
14630 Lady Victoria Blvd Orlando, FL	4.0	2.0	1988	$2,695	$1.36	97d	1	0.59mi
13825 Econ Woods Ln Orlando, FL	3.0	2.0	1636	$2,320	$1.42	42d	1	0.65mi
13866 Econ Woods Ln Orlando, FL	3.0	2.0	1632	$1,999	$1.22	10d	1	0.67mi
14145 Econ Woods Ln Orlando, FL	3.0	2.0	1508	$2,281	$1.51	10d	1	0.67mi
13951 Econ Woods Ln Orlando, FL	3.0	2.0	1518	$2,200	$1.45	23d	1	0.74mi
13963 Econ Woods Ln Orlando, FL	4.0	2.5	2200	$2,695	$1.23	23d	1	0.76mi
1683 Fricke Ave Orlando, FL	3.0	2.0	1080	$1,850	$1.71	10d	1	0.77mi
14832 Faberge Dr Orlando, FL	4.0	2.0	1972	$2,306	$1.17	40d	1	0.77mi
1884 Knight Ave Orlando, FL	3.0	2.0	1624	$2,345	$1.44	43d	1	0.78mi
14844 Faberge Dr Orlando, FL	4.0	2.0	2072	$2,900	$1.40	83d	1	0.78mi
14844 Faberge Dr Orlando, FL	4.0	2.0	2072	$2,850	$1.38	88d	1	0.78mi
14924 Faberge Dr Orlando, FL	4.0	3.0	1932	$1,375	$0.71	10d	1	0.79mi
2645 Talladega Dr Orlando, FL	3.0	2.0	1236	$2,281	$1.85	110d	1	0.79mi
14050 Ithaca Way Orlando, FL	3.0	2.0	1228	$2,050	$1.67	76d	1	0.87mi
14050 Ithaca Way Orlando, FL	3.0	2.0	1228	$1,995	$1.62	5d	1	0.87mi
1705 Circe Lake Ct Orlando, FL	3.0	2.0	1215	$2,100	$1.73	119d	1	0.87mi
13158 Odyssey Lake Way Orlando, FL	3.0	2.0	1208	$2,250	$1.86	43d	1	0.91mi
14122 Newcomb Ave Orlando, FL	3.0	2.0	1203	$1,945	$1.62	109d	1	0.93mi
13900 Lena St Orlando, FL	3.0	2.0	1200	$2,130	$1.77	56d	1	0.97mi
525 Loyola Cir Orlando, FL	1.0–3.0	1.0–3.0	1400	$2,966	$2.12	0d	53	0.97mi
13868 Lena St Orlando, FL	3.0	2.0	1215	$2,100	$1.73	2d	1	0.98mi
13109 Odyssey Lake Way Orlando, FL	3.0	2.0	1243	$2,250	$1.81	7d	1	1.00mi
13087 Odyssey Lake Way Orlando, FL	3.0	2.0	1148	$2,200	$1.92	40d	1	1.01mi
12949 Odyssey Lake Way Orlando, FL	3.0	2.0	1303	$2,100	$1.61	103d	1	1.03mi
7270 W Pointe Dr Unit 931 Orlando, FL	2.0	2.0	1100	$1,650	$1.50	67d	1	1.03mi
12912 Odyssey Lake Way Orlando, FL	4.0	2.0	1392	$2,399	$1.72	100d	1	1.03mi
2219 Justin Ave Orlando, FL	3.0	2.0	1200	$2,100	$1.75	113d	1	1.06mi
13645 E Colonial Dr Orlando, FL	1.0–2.0	1.0–2.0	902	$2,205	$2.44	0d	24	1.08mi
13855 Glasser Ave Orlando, FL	3.0	2.0	1184	$2,175	$1.84	43d	1	1.08mi
13855 Glasser Ave Orlando, FL	3.0	2.0	1184	$2,099	$1.77	30d	1	1.08mi
1254 Blackwater Pond Dr Orlando, FL	3.0	2.0	1704	$2,410	$1.41	71d	1	1.09mi

Property features AI

Finance

• Financial info: List price $189,995

Exterior

• Home design: New construction plan (Plan: 2317 PEBBLE BEACH BLVD.)Active listing
• Exterior features: Address: 2317 Pebble Beach Blvd., Orlando, FL 32826Street prefix: E

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Open living area of approximately 1,568 square feet

Listing history 50 events

1. 2026-09-21
   days on market $229,900 Active 158 DOM
2. 2026-09-20
   days on market $229,900 Active 157 DOM
3. 2026-09-19
   days on market $229,900 Active 156 DOM
4. 2026-09-18
   days on market $229,900 Active 155 DOM
5. 2026-09-17
   days on market $229,900 Active 154 DOM
6. 2026-09-16
   days on market $229,900 Active 153 DOM
7. 2026-09-15
   days on market $229,900 Active 152 DOM
8. 2026-09-14
   days on market $229,900 Active 151 DOM
9. 2026-09-13
   days on market $229,900 Active 150 DOM
10. 2026-09-12
    days on market $229,900 Active 149 DOM
11. 2026-09-11
    days on market $229,900 Active 148 DOM
12. 2026-09-05
    days on market $229,900 Active 142 DOM
13. 2026-09-04
    days on market $229,900 Active 141 DOM
14. 2026-08-31
    days on market $229,900 Active 137 DOM
15. 2026-08-29
    days on market $229,900 Active 135 DOM
16. 2026-08-28
    days on market $229,900 Active 134 DOM
17. 2026-08-27
    days on market $229,900 Active 133 DOM
18. 2026-08-25
    days on market $229,900 Active 131 DOM
19. 2026-08-23
    days on market $229,900 Active 129 DOM
20. 2026-08-22
    days on market $229,900 Active 128 DOM
21. 2026-08-21
    days on market $229,900 Active 127 DOM
22. 2026-08-20
    days on market $229,900 Active 126 DOM
23. 2026-08-19
    days on market $229,900 Active 125 DOM
24. 2026-08-18
    days on market $229,900 Active 124 DOM
25. 2026-08-17
    days on market $229,900 Active 123 DOM
26. 2026-08-16
    days on market $229,900 Active 122 DOM
27. 2026-08-15
    days on market $229,900 Active 121 DOM
28. 2026-08-14
    days on market $229,900 Active 120 DOM
29. 2026-08-13
    days on market $229,900 Active 119 DOM
30. 2026-08-12
    days on market $229,900 Active 118 DOM
31. 2026-08-11
    days on market $229,900 Active 117 DOM
32. 2026-08-10
    days on market $229,900 Active 116 DOM
33. 2026-08-09
    days on market $229,900 Active 115 DOM
34. 2026-08-08
    days on market $229,900 Active 114 DOM
35. 2026-08-06
    days on market $229,900 Active 112 DOM
36. 2026-08-05
    days on market $229,900 Active 111 DOM
37. 2026-08-04
    days on market $229,900 Active 110 DOM
38. 2026-08-03
    days on market $229,900 Active 109 DOM
39. 2026-07-31
    days on market $229,900 Active 106 DOM
40. 2026-07-30
    days on market $229,900 Active 104 DOM
41. 2026-07-28
    days on market $229,900 Active 103 DOM
42. 2026-07-26
    days on market $229,900 Active 101 DOM
43. 2026-07-23
    days on market $229,900 Active 98 DOM
44. 2026-07-22
    days on market $229,900 Active 97 DOM
45. 2026-07-21
    days on market $229,900 Active 96 DOM
46. 2026-07-20
    days on market $229,900 Active 95 DOM
47. 2026-07-18
    days on market $229,900 Active 93 DOM
48. 2026-07-16
    days on market $229,900 Active 91 DOM
49. 2026-07-15
    days on market $229,900 Active 90 DOM
50. 2026-07-13
    days on market $229,900 Active 88 DOM

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

Taxation est. · year 1

• Rental income: $20,582
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$6,688
• Taxable loss: −$6,875
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $-1,156/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 · 2 photos

Fair 40/100 None rehab

This property is under construction and will be move-in ready upon completion. It offers a spacious floor plan with 3 bedrooms and 2 bathrooms, ideal for a growing family or those seeking a comfortable living space.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
• Both Interior finishing and paint — Completes the interior and adds value ↑
• Both Kitchen and bathroom finishes — Completes the living spaces and adds value ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Bonneville Elementary F FL #1,330/2,144 Nat'l #17,190/41,679 Middle Corner Lake Middle D FL #320/571 Nat'l #4,747/14,009 High East River High F FL #340/667 Nat'l #9,001/17,239

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

A Composite livability gradescore 86/100

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 · 1,618,226 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 29,006
• Household income: $64,755
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Hispanic / Latino 34% Two or more races 19% Black 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 16% Cuban 6% Dominican 1%
• Common ancestry: Romanian 2% Slovak 1% Serbian 1%
• Foreign-born: 15% · Canada
• Languages at home: 70% English-only · Spanish 22% Other Indo-European 3% Other Asian/Pacific 1%

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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: ▼ -65.30%
• Current HPI: 318.563
• Rent YoY: ▼ -4.05%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $189,995

Exterior

• Home design: New construction plan (Plan: 2317 PEBBLE BEACH BLVD.)Active listing
• Exterior features: Address: 2317 Pebble Beach Blvd., Orlando, FL 32826Street prefix: E

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Open living area of approximately 1,568 square feet