8554 Wichita Pl · Orlando, FL 32827

$335,000

3 bd · 2.0 ba · 1,631 sqft · SingleFamily public records · 76 Days on market

Built 1961 8,098 sqft lot Est $400k · 16% under $120/mo HOA · 5% of rent

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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 +14.8/15.0
• Cash flow +10.7/30.0
• Appreciation +4.9/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.4/5.0

Listing remarks

Exceptional Central Florida home in a premier location, minutes from Orlando International Airport. This gracious 3 bedrooms, 2 bathrooms home offers expansive living spaces, great size bedrooms, and a private yard — perfect for discerning buyers who value space, style, and effortless travel. Ideal for executives, frequent flyers, or families seeking room to grow without sacrificing convenience. Schedule your private showing today — opportunities like this don’t last.

Key facts

• Private yard
• 8,098 sq ft lot
• Garage

Tags

• PRIVATE YARD
• EXPANSIVE LIVING SPACES

Property features AI

Finance

• Other: Property is homesteaded; Zoned PD; Lot about 0.19 acres
• HOA & community: Southport Homeowners Association (monthly fee $120); Association fees required; Pet policy: breed restrictions

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; One story; Faces south; Residential property
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built with approximately 1,631 sq ft living area
• Exterior features: Other exterior features; Asphalt-paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (26.3% below list).
• Recommended offer: $247k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Zoned schools: Sally Ride Elementary (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 406 students, 71% FRL); Oak Ridge High (math 17% / reading 27%, grade F, #544 of 667 statewide, top 82%, 2,477 students, 66% FRL).
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.6%/yr); 422 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-694 appreciation (-0.2% local appreciation)).
• 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 76 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $142k; list at $335k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $246,917 (26.3% 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 76 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $399,595
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8495 Barnstable Pl	0.11mi	3/2.0	1,431 (-12%)	16mo	$350,000	$245	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.21% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.68×
• Total profit: $-30,447
• Equity at exit: $93,817

10-year hold

• IRR: -3.0%
• Equity multiple: 0.71×
• Total profit: $-27,498
• Equity at exit: $110,051

Cash invested: $93,800 (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 32827

• Home prices YoY: -0.1%
• Rents YoY: -0.6%
• Active inventory: 422
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$140
• HOA: −$120
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-158

Break-even live

Break-even rent $2,669

Max offer price $307,062

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3211 San Pedro Ln Orlando, FL	3.0	2.0	1571	$2,400	$1.53	16d	1	0.40mi
3211 San Pedro Ln Orlando, FL	3.0	2.0	1571	$2,295	$1.46	11d	1	0.40mi
2323 McCoy Rd Belle Isle, FL	2.0–3.0	2.0	1025	$1,700	$1.66	2d	1	0.84mi
2121 McCoy Rd Belle Isle, FL	2.0	2.0	1055	$1,725	$1.63	15d	2	0.85mi
1534 Sage Creek Ct Orlando, FL	4.0	2.5	1901	$2,435	$1.28	20d	1	0.98mi
3749 Brighton Park Cir Orlando, FL	3.0	2.5	1674	$2,650	$1.58	24d	1	0.98mi
3733 Brighton Park Cir Orlando, FL	3.0	2.5	1610	$2,500	$1.55	18d	1	0.99mi
9599 Lupine Ave Orlando, FL	3.0	2.0	1248	$2,235	$1.79	2d	1	1.04mi
7824 Holiday Isle Dr #203 Orlando, FL	3.0	2.0	1701	$2,995	$1.76	3d	1	1.09mi
9751 Red Clover Ave Orlando, FL	3.0	2.0	1224	$2,210	$1.81	20d	1	1.23mi
1914 Teaberry Ct Orlando, FL	4.0	2.0	1177	$2,550	$2.17	22d	1	1.23mi
9663 Cypress Park Dr Unit m9663c Orlando, FL	3.0	2.0	1056	$1,750	$1.66	18d	1	1.28mi
1209 Southstation Pl #307 Orlando, FL	3.0	2.5	1687	$2,150	$1.27	3d	1	1.30mi
1209 Southstation Pl Pine Castle, FL	3.0	2.5	1687	$2,300	$1.36	22d	1	1.30mi
1209 Southstation Pl #308 Orlando, FL	3.0	2.5	1687	$2,300	$1.36	20d	1	1.30mi
1213 Southstation Pl #402 Orlando, FL	3.0	2.5	1687	$2,500	$1.48	24d	1	1.31mi
1217 Southstation Pl Pine Castle, FL	3.0	2.5	1615	$2,400	$1.49	24d	1	1.32mi
1220 Southstation Pl Unit 2-311 Pine Castle, FL	2.0	2.0	1153	$1,800	$1.56	24d	1	1.33mi
1201 Southstation Pl #108 Orlando, FL	3.0	2.0	1687	$2,390	$1.42	24d	1	1.37mi
1201 Southstation Pl #108 Orlando, FL	3.0	2.0	1687	$2,390	$1.42	4d	1	1.37mi
1201 Southstation Pl #108 Orlando, FL	3.0	2.5	1687	$2,390	$1.42	18d	1	1.37mi
1210 Southstation Pl #209 Orlando, FL	3.0	2.0	1142	$2,150	$1.88	24d	1	1.38mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 20 events

1. 2026-06-18
   days on market $335,000 Active 76 DOM
2. 2026-06-17
   days on market $335,000 Active 75 DOM
3. 2026-06-16
   days on market $335,000 Active 74 DOM
4. 2026-06-15
   days on market $335,000 Active 73 DOM
5. 2026-06-13
   days on market $335,000 Active 71 DOM
6. 2026-06-13
   days on market $335,000 Active 70 DOM
7. 2026-06-09
   days on market $335,000 Active 67 DOM
8. 2026-06-08
   days on market $335,000 Active 66 DOM
9. 2026-06-07
   days on market $335,000 Active 65 DOM
10. 2026-06-04
    days on market $335,000 Active 62 DOM
11. 2026-06-03
    days on market $335,000 Active 61 DOM
12. 2026-06-02
    days on market $335,000 Active 60 DOM
13. 2026-06-02
    days on market $335,000 Active 59 DOM
14. 2026-05-31
    days on market $335,000 Active 58 DOM
15. 2026-05-11
    price $335,000
16. 2026-04-30
    price $340,000
17. 2026-04-21
    price $350,000
18. 2026-04-03
    listed $360,000 Active
19. 2005-04-05
    soldstatus $142,000
20. 2003-12-08
    soldstatus $115,000

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $2,780 · $232/mo
• Expected delta: +$1,671/yr (+$139/mo · 150.7%)

ⓘ 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 2/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,630
• − Mortgage interest: −$18,765
• − Property taxes: −$1,109
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − HOA: −$1,440
• − Depreciation: −$9,745
• Taxable loss: −$7,846
• Est. tax savings @ 24.0%: +$1,883
• After-tax cash flow: $-15/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): 19,711
• Household income: $117,483
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 956.0

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: White 42% Hispanic / Latino 35% Two or more races 19% Black 10% Asian 7%
• Hispanic origin (detail): Puerto Rican 16% Cuban 4% Dominican 5%
• Common ancestry: Estonian 4% Lithuanian 2% Italian 1%
• Foreign-born: 24% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 27% Other Indo-European 10% Arabic 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: ▼ -0.21%
• Current HPI: 265.2611
• Rent YoY: ▼ -0.56%
• 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

+191.3% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $340,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $360,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-05 Sold (Public Records) $142,000 Public Records
• 2003-12-08 Sold (Public Records) $115,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,109 · +8.5% YoY. Source: county tax records.