1242 Shelter Rock Rd · Orlando, FL 32835

$5,000

5 bd · 4.0 ba · 2,888 sqft · SingleFamily public records · 2 Days on market

Built 1992

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Why this score? — see what drove the F 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 +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Cash flow +3.3/30.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 25, 2026 at 11:00 AM EST. Explore this charming 5-bedroom, 4-bath residence set in a peaceful and well-located Orlando community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• 2 garage spots
• Listed 2 days

Property features AI

Finance

• Other: Directions: From FL-408 take Exit 5, head south on Hiawassee Rd, turn onto Old Winter Garden Rd, then onto Shelter Rock Rd to the property

Exterior

• Parking: 2-car garage
• Home design: Residential property
• Exterior features: Lot approximately 0.35 acres; Zoned R-1A

Interior

• Bathrooms: Four full bathrooms
• Interior features: Single-story layout

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $739,328 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $5k).

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 (-1.2%/yr); 376 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $3,565/mo this rent would consume 60% of the median local household income ($71k/yr) (locally 2914% 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 $5k of loan paydown is wiped out by about $22k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 221.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; 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. 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.48% ✗
• Cap rate: 2.57%
• Cash-on-cash: -13.29%
• DSCR: 0.41
• GRM: 17.3

CMA / ARV

• ARV (on-the-fly): $739,328
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1867 Verde Way	0.38mi	5/3.0	2,848 (-1%)	0mo	$750,000	$263	76
7613 Torino Ct	0.39mi	5/3.5	2,775 (-4%)	2mo	$678,900	$245	72
2232 Lake Vilma Dr	0.59mi	4/3.0 (-1)	2,795 (-3%)	4mo	$715,000	$256	55
2204 Kettle Dr	0.54mi	4/2.5 (-1)	2,892 (+0%)	15mo	$749,000	$259	51
2273 Kettle Dr	0.60mi	5/4.0	3,042 (+5%)	23mo	$719,500	$237	44

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: -44.4%
• Equity multiple: -0.33×
• Total profit: $-276,236
• Equity at exit: $110,236

10-year hold

• IRR: -99.9%
• Equity multiple: -1.26×
• Total profit: $-468,749
• Equity at exit: $63,924

Cash invested: $207,012 (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 32835

• Home prices YoY: -31.7%
• Rents YoY: -1.2%
• Active inventory: 376
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,565 high
• Mortgage (P&I): −$3,877
• Tax est. 1.5%: −$924 /mo · $11,090/yr
• Insurance: −$308
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $-2,293

Break-even live

Break-even rent $6,468

Max offer price $407,534

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: $184,832
• Closing costs: $22,180
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7841 Belvoir Dr Orlando, FL	4.0	3.0	2416	$3,000	$1.24	21d	1	0.35mi
7871 Canyon Lake Cir Orlando, FL	4.0	2.0	2662	$3,400	$1.28	23d	1	0.42mi
7843 Saint Andrews Cir Orlando, FL	4.0	2.5	2856	$3,500	$1.23	16d	1	0.43mi
7600 Debeaubien Dr Orlando, FL	4.0	3.5	3103	$5,000	$1.61	23d	1	0.49mi
8131 Vineland Oaks Blvd Orlando, FL	4.0	3.0	3900	$4,899	$1.26	16d	1	0.65mi
1207 Almond Tree Ct Orlando, FL	4.0	2.5	2492	$3,500	$1.40	3d	1	0.68mi
2521 Roat Dr Orlando, FL	4.0	3.0	2877	$4,100	$1.43	4d	1	0.70mi

Listing history 3 events

1. 2026-06-18
   days on market $5,000 Active 2 DOM
2. 2026-06-17
   remarks 286-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 1/10 Low
• 🌡 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: $42,780
• − Mortgage interest: −$41,414
• − Property taxes: −$11,090
• − Insurance: −$3,697
• − Repairs & maintenance: −$3,422
• − Management: −$3,422
• − Depreciation: −$21,508
• Taxable loss: −$41,773
• Est. tax savings @ 24.0%: +$10,025
• After-tax cash flow: $-17,490/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

• County: Orange County · 1,471,359 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 49,205
• Household income: $71,418
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 2914.0

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: Highly diverse neighborhood (Simpson 0.79)
• Race & ethnicity: White 33% Hispanic / Latino 24% Black 19% Two or more races 19% Asian 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Estonian 9% Hispanic 7% Russian 2%
• Foreign-born: 38% · Canada, Vietnam, Jamaica
• Languages at home: 51% English-only · Spanish 18% Other Indo-European 17% French/Haitian/Cajun 6%

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: ▼ -116.26%
• Current HPI: 250.6804
• Rent YoY: ▼ -1.21%
• 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

-99.8% since first listed

4 events — show timeline

• 2026-06-16 Listed $5,000 NFMLS
• 2002-07-08 Sold (Public Records) $254,000 Public Records
• 1997-08-18 Sold (Public Records) $180,000 Public Records
• 1991-05-01 Sold (Public Records) $3,217,700 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,169 · +6.0% YoY. Source: county tax records.