3013 E Central Blvd · Orlando, FL 32803

$299,900

4 bd · 2.0 ba · 1,508 sqft · Townhouse public records · 4 Days on market

Built 1960 6,749 sqft lot

---

Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Great investment opportunity in a prime location near the Orlando Executive Airport! This duplex features two units, each offering 2 bedrooms and 1 bathroom. While the property does need updating and repairs, it presents incredible potential for value-add investors. One unit is currently occupied, allowing you to start generating income from day one, while the vacant unit provides the perfect opportunity to renovate and maximize rental value. Conveniently located near Downtown Orlando, with easy access to the 408 highway and nearby shopping, this property combines location, income potential, and upside. An ideal addition to any investment portfolio. N

Key facts

• Easy access
• Income potential
• Two units

Tags

• INVESTMENT OPPORTUNITY
• PRIME LOCATION
• TWO UNITS
• INCOME POTENTIAL
• VACANT UNIT
• EASY ACCESS

Property features AI

Finance

• Other: Property zoned R-2A/T/AN; Unfurnished; Universal property ID available
• Financial info: Lease restrictions apply
• HOA & community: No HOA or association reported

Exterior

• Parking: Parking details not provided
• Security: No security features reported
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water and sewer connected
• Home design: Residential half-duplex; One story; North-facing
• Construction: Block construction; Shingle and other roof; Slab foundation; Completed condition; Living area ~1508 sq ft
• Exterior features: Asphalt road access; Lot approximately 0.15 acres (about 627 sq m)

Interior

• Kitchen: No appliances reported
• Bedrooms: 4 bedrooms
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Wall/window cooling units
• Interior features: No notable interior features reported
• Laundry & utility: No laundry features

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 7.7% 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.
• Market conditions: Rents rising (+2.6%/yr); 180 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 35% of the median local income ($108k/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 $9k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $299,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.64% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-27,628
• Equity at exit: $44,716

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $18
• Equity at exit: $25,930

Cash invested: $83,972 (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 32803

• Rents YoY: 2.6%
• Active inventory: 180
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,128 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$428 /mo · $5,134/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $346

Break-even live

Break-even rent $2,691

Max offer price $299,900

Occupancy floor 84%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2618 E Central Blvd Orlando, FL	3.0	2.5	1604	$2,900	$1.81	3d	1	0.25mi
2611 E Jefferson St #4 Orlando, FL	3.0	2.5	1700	$2,800	$1.65	7d	1	0.31mi
3225 Pickfair St Unit 1470318P Orlando, FL	3.0	2.0	1689	$5,915	$3.50	3d	1	0.60mi
2165 Ridgewood St Orlando, FL	3.0	2.5	1910	$3,395	$1.78	2d	1	0.62mi
544 N Bumby Ave Unit 5 Orlando, FL	3.0	3.0	1807	$4,095	$2.27	23d	1	0.72mi
2316 E Concord St #9 Orlando, FL	3.0	3.0	1727	$3,495	$2.02	23d	1	0.72mi
1900 E Jefferson St Orlando, FL	3.0	2.0	1602	$2,800	$1.75	11d	1	0.74mi
2314 Buckminster Cir Orlando, FL	3.0	1.0	1214	$2,500	$2.06	4d	1	0.80mi
4004 Lake Underhill Rd Orlando, FL	1.0–3.0	1.0–2.0	891	$2,625	$2.94	1d	15	0.86mi
2517 E Marks St Orlando, FL	3.0	2.0	1696	$2,490	$1.47	4d	1	1.01mi
1406 E Ridgewood St Orlando, FL	3.0	2.0	1200	$2,800	$2.33	2d	1	1.06mi
4416 Jamerson Pl Orlando, FL	4.0	2.0	1763	$3,200	$1.82	17d	1	1.08mi
825 McCullough Ave Orlando, FL	1.0–3.0	1.0–2.0	1136	$3,150	$2.77	1d	14	1.08mi
1504 Mount Vernon St Orlando, FL	3.0	2.0	1981	$3,195	$1.61	3d	1	1.10mi
990 Warehouse Rd Orlando, FL	1.0–3.0	1.0–2.0	1064	$2,958	$2.78	1d	36	1.12mi
1212 S Bumby Ave Orlando, FL	3.0	2.5	1945	$2,850	$1.47	21d	1	1.15mi
21 N Mills Ave Orlando, FL	3.0	1.0	1382	$2,250	$1.63	21d	1	1.15mi
820 Altaloma Ave Orlando, FL	3.0	3.0	2200	$2,900	$1.32	23d	1	1.22mi
1513 Woodward St Orlando, FL	3.0	2.5	1542	$2,950	$1.91	23d	1	1.24mi
4401 Lenmore St #1 Orlando, FL	4.0	2.0	1375	$3,600	$2.62	23d	1	1.28mi
1033 N Hampton Ave Orlando, FL	3.0	2.0	1402	$2,995	$2.14	7d	1	1.33mi
823 La Salle Ave Orlando, FL	3.0	3.0	1350	$3,950	$2.93	3d	1	1.33mi
1501 Berwyn Rd Orlando, FL	3.0	2.0	1223	$2,331	$1.91	21d	1	1.35mi
4220 New Broad St Orlando, FL	3.0	1.0–2.0	1030	$3,274	$3.18	1d	17	1.41mi
3700 Curry Ford Rd Orlando, FL	3.0	1.0–2.0	830	$1,939	$2.34	2d	29	1.46mi
2102 Montana St Orlando, FL	3.0	2.0	1371	$2,350	$1.71	16d	1	1.47mi
612 E Church St Orlando, FL	3.0	2.5	1764	$2,795	$1.58	2d	1	1.49mi

Listing history 4 events

1. 2026-06-02
   remarks 699-char remark
2. 2026-06-02
   statusdays on market $299,900 Pending 4 DOM
3. 2026-06-01
   days on market $299,900 Active 3 DOM
4. 2026-05-31
   days on market $299,900 Active 2 DOM

ⓘ 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: $5,134 · $428/mo
• Projected year-2 tax: $5,134 · $428/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 · 23 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: $37,537
• − Mortgage interest: −$16,799
• − Property taxes: −$5,134
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,003
• − Management: −$3,003
• − Depreciation: −$8,724
• Taxable loss: −$626
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $4,299/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): 22,152
• Household income: $107,592
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 793.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 13% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2%
• Common ancestry: Romanian 3% Slovak 3% Italian 2%
• Foreign-born: 8% · Canada, Dominican Republic, Vietnam
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 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: ▼ -505.52%
• Current HPI: 303.0942
• Rent YoY: ▲ 2.64%
• 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

+19893.3% since first listed

3 events — show timeline

• 2026-05-29 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-29 Listed $399,900 Stellar MLS as Distributed by MLS Grid
• 2022-08-05 Price Changed $1,500 RENT.

Property tax history

+10.2%/yr

Latest (2025): $5,134 · +7.9% YoY. Source: county tax records.