8534 Sparrowhawk Ct · Orlando, FL 32829

$319,000

3 bd · 3.0 ba · 1,555 sqft · Townhouse public records · 36 Days on market

Built 1989 4,448 sqft lot $16/mo HOA · 1% 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).

• Cash flow +12.7/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Desirable 3-bedroom, 2.5-bath duplex with a 1-car garage, located in a well-established Orlando neighborhood. This home is an excellent opportunity for first-time homebuyers, investors seeking a rental property, or those looking to downsize. The kitchen features tile flooring, an eat-in breakfast nook, a pantry, refrigerator, brand-new dishwasher, and a new glass-top stove. The primary bedroom is conveniently located on the first floor and includes an en-suite bathroom with newly installed shower tile with several closets. Upstairs, you’ll find two secondary bedrooms and a full bathroom with a tub—perfect for family or guests. The first floor has new carpet throughout, adding a

Key facts

• $16 HOA
• Garage
• Built 1989

Property features AI

Finance

• Other: Pond view; Zoned R-2
• Financial info: No lease restrictions noted; Unfurnished
• HOA & community: Has HOA (Hawks Landing HOA) with semi-annual fee; Monthly HOA approximately $16.54 (semi-annual association fee $99.24); Deed restrictions; Sidewalks in community; Pets allowed

Exterior

• Parking: Driveway; Attached 1-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity available and connected; Water and sewer available and connected
• Home design: Residential half duplex; Attached property; Two stories; Home faces north
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on less than 1/4 acre lot
• Exterior features: Covered rear screened porch; Patio/porch screened and covered; Sidewalk; Cul-de-sac lot; Asphalt road

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Living room/dining room combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $319k.

Deal economics

• At list price, monthly cash flow is $-35 ($-417/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (23.0% below list).
• Recommended offer: $246k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Hidden Oaks Elementary (math 57% / reading 52%, grade C, #892 of 2,144 statewide, top 44%, 402 students, 50% FRL); Colonial High (math 16% / reading 33%, grade F, #505 of 667 statewide, top 79%, 3,442 students, 62% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 237 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 36 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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.
• Current owner paid $81k; list at $319k implies a 294% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,607 (23.0% 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 36 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.77% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-55,604
• Equity at exit: $47,564

10-year hold

• IRR: -11.1%
• Equity multiple: 0.35×
• Total profit: $-58,154
• Equity at exit: $27,581

Cash invested: $89,320 (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 32829

• Home prices YoY: -20.9%
• Rents YoY: 2.4%
• Active inventory: 237
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,456 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$153 /mo · $1,839/yr
• Insurance: −$133
• HOA: −$16
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-35

Break-even live

Break-even rent $2,500

Max offer price $312,864

Occupancy floor 96%

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3003 Pigeon Hawk Ct Orlando, FL	3.0	2.5	1555	$2,650	$1.70	21d	1	0.07mi
3228 Curry Woods Cir #2 Orlando, FL	3.0	2.0	1447	$2,321	$1.60	7d	1	0.48mi
7931 Thrippence Ln Orlando, FL	3.0	2.0	1225	$2,000	$1.63	23d	1	0.66mi
2454 Rio Pinar Lakes Blvd Orlando, FL	3.0	2.5	1336	$1,795	$1.34	23d	1	0.80mi
2454 Rio Pinar Lakes Blvd Orlando, FL	3.0	2.5	1208	$1,795	$1.49	20d	1	0.80mi
7870 Pine Fork Dr Orlando, FL	3.0	2.0	1119	$2,223	$1.99	21d	1	0.92mi
2813 Whippet Ct Orlando, FL	3.0	2.0	1368	$2,349	$1.72	3d	1	1.01mi
4233 Anthony Ln Orlando, FL	3.0	1.0	1210	$1,925	$1.59	14d	1	1.13mi
7305 Marseille Cir Orlando, FL	3.0	2.0	1138	$2,199	$1.93	14d	1	1.15mi
7528 Marbella Pointe Dr Orlando, FL	1.0–4.0	1.0–3.0	1141	$1,884	$1.65	2d	22	1.18mi
2832 White Isle Ln Orlando, FL	3.0	2.5	1532	$2,400	$1.57	21d	1	1.26mi
8467 Fort Thomas Way Orlando, FL	3.0	2.0	1646	$2,300	$1.40	4d	1	1.36mi
7721 Silver Pointe Blvd Orlando, FL	1.0–3.0	1.0–2.0	1050	$1,935	$1.84	2d	23	1.39mi
8225 Fort Thomas Way Orlando, FL	2.0	2.0	1346	$3,200	$2.38	23d	1	1.47mi
8562 Fort Thomas Way Orlando, FL	3.0	2.0	1408	$2,540	$1.80	3d	1	1.47mi
3049 Jon Jon Ct Orlando, FL	3.0	2.0	1050	$1,995	$1.90	23d	1	1.48mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 18 events

1. 2026-06-17
   status $319,000 Pending 36 DOM
2. 2026-06-16
   days on market $319,000 Active 36 DOM
3. 2026-06-15
   days on market $319,000 Active 35 DOM
4. 2026-06-13
   days on market $319,000 Active 33 DOM
5. 2026-06-13
   days on market $319,000 Active 32 DOM
6. 2026-06-10
   status $319,000 Active 29 DOM
7. 2026-06-07
   status $319,000 Pending 29 DOM
8. 2026-06-04
   days on market $319,000 Active 29 DOM
9. 2026-06-03
   days on market $319,000 Active 28 DOM
10. 2026-06-02
    days on market $319,000 Active 27 DOM
11. 2026-06-01
    pricedays on market $319,000 Active 26 DOM
12. 2026-05-31
    days on market $330,000 Active 25 DOM
13. 2026-05-06
    listed $330,000 Active
14. 2011-08-10
    soldstatus $81,000
15. 2011-03-24
    historical
16. 2010-10-15
    listed $74,900
17. 2006-09-19
    soldstatus $219,000
18. 1996-07-11
    soldstatus $76,500

ⓘ 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: $1,839 · $153/mo
• Projected year-2 tax: $2,648 · $221/mo
• Expected delta: +$809/yr (+$67/mo · 44.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,473
• − Mortgage interest: −$17,869
• − Property taxes: −$1,839
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$192
• − Depreciation: −$9,280
• Taxable loss: −$6,018
• Est. tax savings @ 24.0%: +$1,444
• After-tax cash flow: $1,027/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): 20,819
• Household income: $99,213
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 393.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 24% White 21% Asian 8% Black 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 37% Cuban 5% Dominican 12%
• Common ancestry: Lithuanian 1% Serbian 1% Romanian 1%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 46% English-only · Spanish 44% Tagalog/Filipino 2% Other Indo-European 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: ▼ -80.20%
• Current HPI: 303.6592
• Rent YoY: ▲ 2.35%
• 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

+331.4% since first listed

6 events — show timeline

• 2026-05-06 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2011-08-10 Sold (Public Records) $81,000 Public Records
• 2011-03-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-10-15 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2006-09-19 Sold (Public Records) $219,000 Public Records
• 1996-07-11 Sold (Public Records) $76,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,839 · +8.7% YoY. Source: county tax records.