933 and 935 Robinhood Ct · Maitland, FL 32751

$549,000

6 bd · 4.0 ba · 2,484 sqft · MultiFamily public records · 206 Days on market

Built 1979 0.39 ac lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

HUGE PRICE DROP! Whole Duplex. 6/4 (3 bed 2 bath in each unit). The Duplex is located in a cul-de-sac on a large lot that backs up to walking trail. Oakmont neighborhood has access directly to Sunrail Maitland Station. No HOA. Unit 933 has a fireplace for those cold Florida winters. The backyard is fully fenced and has an above-the-ground pool and a fully functionable bar with electric and running water. Great Investment Opportunity! Reroofed in 2018. FREE 1-0 Temporary Buydown Rate (receive a 1% lower rate for 12 months) through the seller's preferred lender. Ask your agent for more info!! Offer expires June 30th.

Key facts

• Walking trail
• Backyard
• Cul-de-sac

Tags

• CUL-DE-SAC
• WALKING TRAIL
• FIREPLACE
• BACKYARD
• ABOVE-THE-GROUND POOL
• FULLY FUNCTIONABLE BAR

Property features AI

Finance

• Other: Zoned RSF-D
• Financial info: Property listed as residential income (duplex); Two units total; Annual net income reported (value listed in records)
• HOA & community: No HOA indicated

Exterior

• Parking: 4 garage spaces total; Each unit includes an attached 2-car garage
• Security: Security features not specified
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Duplex residential income property; Single building containing both units; Total living area reported as 2,484 square feet; Lot approximately 0.39 acres
• Construction: Vinyl siding exterior; Shingle roof; Slab foundation; Year built not specified
• Exterior features: Fenced yard; Sidewalks; Above-ground private pool; Paved road access

Interior

• Kitchen: Appliances not specified
• Bedrooms: 6 total bedrooms (configured as two 3-bedroom units)
• Flooring: Flooring not specified
• Bathrooms: 4 total bathrooms (each unit has 2 bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Wood-burning fireplace
• Laundry & utility: Laundry area located in garage

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $-1 ($-8/yr) — negative. Per door: $0/mo.
• To cash-flow at today's rent, offer at most $549k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $473k (13.8% below list).
• Recommended offer: $473k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.8% in Maitland — 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 79/100 on livability (#154 in FL, #2,315 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• 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: Lake Sybelia Elementary (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 468 students, 51% FRL); Maitland Middle (math 62% / reading 61%, grade B+, #124 of 571 statewide, top 22%, 800 students, 47% FRL); Edgewater High (math 14% / reading 46%, grade F, #441 of 667 statewide, top 67%, 2,059 students, 52% FRL).
• Market conditions: Rents rising (+1.9%/yr); 200 active listings in the ZIP; solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $4,732/mo this rent would consume 60% of the median local household income ($95k/yr) (locally 950% 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 $4k of loan paydown is wiped out by about $16k 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 206 days — a 12% lower offer ($483k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $201k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; list at $549k implies a 329% 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 $473,200 (13.8% 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 206 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-94,333
• Equity at exit: $81,858

10-year hold

• IRR: -11.9%
• Equity multiple: 0.33×
• Total profit: $-103,569
• Equity at exit: $47,467

Cash invested: $153,720 (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 32751

• Rents YoY: 1.9%
• Active inventory: 200
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $4,732 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$631 /mo · $7,574/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$994
• Net cashflow: $-1

Break-even live

Break-even rent $4,733

Max offer price $548,884

Occupancy floor 95%

Sensitivity live

Price	-10% $310	-5% $155	+0% $-1	+5% $-156	+10% $-311
Rent	-10% $-374	-5% $-188	+0% $-1	+5% $186	+10% $373
Rate	-1.0pp $276	-0.5pp $139	base $-1	+0.5pp $-143	+1.0pp $-288

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,732
Total (2 units)			$4,732

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $549,000 Active 206 DOM
2. 2026-06-18
   days on market $549,000 Active 203 DOM
3. 2026-06-17
   days on market $549,000 Active 202 DOM
4. 2026-06-16
   days on market $549,000 Active 201 DOM
5. 2026-06-15
   days on market $549,000 Active 200 DOM
6. 2026-06-13
   days on market $549,000 Active 198 DOM
7. 2026-06-13
   pricedays on market $549,000 Active 197 DOM
8. 2026-06-09
   days on market $599,900 Active 194 DOM
9. 2026-06-08
   days on market $599,900 Active 193 DOM
10. 2026-06-07
    days on market $599,900 Active 192 DOM
11. 2026-06-04
    days on market $599,900 Active 189 DOM
12. 2026-06-03
    days on market $599,900 Active 188 DOM
13. 2026-06-02
    days on market $599,900 Active 187 DOM
14. 2026-06-02
    days on market $599,900 Active 186 DOM
15. 2026-05-31
    days on market $599,900 Active 185 DOM
16. 2026-04-14
    price $599,900
17. 2026-04-07
    status Active
18. 2026-03-04
    status Pending
19. 2026-01-23
    price $675,000
20. 2025-11-17
    price $699,900
21. 2025-10-24
    listed $750,000 Active
22. 2025-10-24
    historical
23. 2025-10-22
    listed $750,000 Active
24. 1990-06-01
    soldstatus $128,000

ⓘ 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: $7,574 · $631/mo
• Projected year-2 tax: $7,574 · $631/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 · 22 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: $56,784
• − Mortgage interest: −$30,753
• − Property taxes: −$7,574
• − Insurance: −$2,745
• − Repairs & maintenance: −$4,543
• − Management: −$4,543
• − Depreciation: −$15,971
• Taxable loss: −$9,344
• Est. tax savings @ 24.0%: +$2,243
• After-tax cash flow: $2,235/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 — Maitland

• Score: 79/100
• State rank: #154
• US rank: #2315

Category grades

Amenities F Commute A+ Cost of living F Crime A Employment A+ Housing A+ Health & safety A- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maitland, FL
• County: Orange County · 1,471,359 people
• City population: 22,103
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 22,103
• Household income: $95,387
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 950.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 15% Black 13% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 1% Dominican 1%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 2% Chinese 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: ▼ -342.25%
• Current HPI: 316.2808
• Rent YoY: ▲ 1.86%
• 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

+368.7% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $599,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $675,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Price Changed $699,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-24 Listed $750,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Listed $750,000 Stellar MLS as Distributed by MLS Grid
• 1990-06-01 Sold (Public Records) $128,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $7,574 · +3.8% YoY. Source: county tax records.