1154 Summer Lakes Dr · Orlovista, FL 32835

$5,000

3 bd · 2.0 ba · 1,676 sqft · SingleFamily public records · 6 Days on market

Built 1989 0.30 ac lot

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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
• Schools +4.1/10.0
• Cash flow +3.9/30.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends May 28, 2026 at 11:00 AM EST. Explore this charming 3-bedroom, 2-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 Home App.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1989

Property features AI

Finance

• Other: Zoning: R-1AA-C

Exterior

• Parking: 2-car garage
• Utilities: Other water source; Other sewer
• Home design: Single family residence; Two stories; Residential property
• Construction: Construction details: see remarks
• Exterior features: Front porch; Other roof

Interior

• Bedrooms: 1 total room
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Front porch; Other flooring

🔨 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 $434,084 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).

Location & tenants

• Location reads 74/100 on livability (#268 in FL, #4,405 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, amenities 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.
• Market conditions: Rents soft (-1.2%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($71k/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 $3k of loan paydown is wiped out by about $13k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 130.2% of price.
• 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 $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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.51% ✗
• Cap rate: 2.87%
• Cash-on-cash: -12.21%
• DSCR: 0.46
• GRM: 16.2

CMA / ARV

• ARV (on-the-fly): $434,084
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7609 Telegraph Hill Rd	0.17mi	3/2.5	1,718 (+2%)	2mo	$355,000	$207	84
7106 Keel Ct	0.45mi	3/2.0	1,490 (-11%)	4mo	$350,000	$235	57
8085 Sweetgum Loop	0.60mi	3/2.0	1,751 (+4%)	18mo	$450,000	$257	50
7542 Herricks Loop	0.18mi	4/2.0 (+1)	1,471 (-12%)	22mo	$450,000	$306	48
200 Sweetbay Ln	0.49mi	3/2.0	1,527 (-9%)	19mo	$395,000	$259	47
928 Summer Lakes Dr	0.54mi	3/2.5	1,835 (+10%)	20mo	$478,990	$261	41

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: -42.1%
• Equity multiple: -0.28×
• Total profit: $-155,617
• Equity at exit: $64,723

10-year hold

• IRR: -92.7%
• Equity multiple: -1.16×
• Total profit: $-262,077
• Equity at exit: $37,532

Cash invested: $121,544 (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: 0.2×

Monthly cashflow live

• Estimated rent: $2,232 high
• Mortgage (P&I): −$2,276
• Tax est. 1.5%: −$543 /mo · $6,511/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-1,237

Break-even live

Break-even rent $3,797

Max offer price $255,123

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: $108,521
• Closing costs: $13,023
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Ashbourne Dr Orlando, FL	3.0	2.0	1080	$2,205	$2.04	7d	1	0.35mi
7205 Seamans Blf Orlando, FL	4.0	2.0	1511	$1,500	$0.99	2d	1	0.37mi
215 Dempsey Way Orlando, FL	4.0	2.0	1824	$2,665	$1.46	14d	1	0.40mi
106 Cranfield Ct Orlando, FL	4.0	2.0	1263	$2,500	$1.98	22d	1	0.41mi
245 Alston Dr Orlando, FL	3.0	2.5	1385	$2,300	$1.66	4d	1	0.46mi
8019 Lesia Cir Orlando, FL	3.0	2.0	1500	$2,700	$1.80	3d	1	0.46mi
7102 Harbor Heights Cir Orlando, FL	3.0	2.0	1192	$2,400	$2.01	24d	1	0.49mi
7222 Nima Ct Orlando, FL	3.0	2.5	1449	$2,400	$1.66	14d	1	0.51mi
7832 Barberry Dr Orlando, FL	3.0	2.0	1521	$2,700	$1.78	22d	1	0.58mi
414 Sandpiper Ridge Dr Orlando, FL	3.0	2.0	1620	$2,500	$1.54	18d	1	0.60mi
371 Snowshoe Ct Orlando, FL	3.0	2.0	1417	$2,540	$1.79	14d	1	0.69mi
247 Grove St Orlando, FL	3.0	2.0	1113	$2,250	$2.02	24d	1	0.75mi
247 Grove St Orlando, FL	3.0	2.0	1113	$2,250	$2.02	2d	1	0.75mi
403 Crabtree Ave Orlando, FL	3.0	2.0	1105	$2,095	$1.90	24d	1	0.78mi
325 Crabtree Ave Orlando, FL	3.0	2.0	1749	$2,106	$1.20	22d	1	0.78mi
7200 Bay Club Way Orlando, FL	3.0	2.5	1991	$3,100	$1.56	24d	1	0.87mi
8008 Balasands Blvd Orlando, FL	1.0–3.0	1.0–2.0	1091	$2,290	$2.10	1d	11	0.94mi
1005 Delnova Ln Orlando, FL	4.0	2.0	1554	$2,650	$1.71	12d	1	1.24mi
204 Hawthorne Groves Blvd Orlando, FL	1.0–3.0	1.0–2.0	1126	$2,001	$1.78	2d	32	1.25mi
6215 Melbourne Ave Orlando, FL	3.0	2.0	1250	$850	$0.68	18d	1	1.28mi
1212 S Hiawassee Rd Orlando, FL	2.0–3.0	2.0	1229	$1,900	$1.55	24d	3	1.28mi
6029 Westgate Dr #712 Orlando, FL	2.0	2.0	1077	$1,599	$1.48	24d	1	1.30mi
1224 S Hiawassee Rd #620 Orlando, FL	3.0	2.0	1206	$1,875	$1.55	24d	1	1.33mi
6025 Westgate Dr Orlando, FL	1.0–2.0	1.0–2.0	895	$1,595	$1.78	2d	2	1.33mi
6025 Westgate Dr Orlando, FL	1.0–2.0	1.0–2.0	895	$1,595	$1.78	2d	3	1.33mi
6025 Westgate Dr #2512 Orlando, FL	2.0	2.0	1077	$1,595	$1.48	2d	1	1.33mi
6344 Raleigh St #1113 Orlando, FL	2.0	2.0	1248	$1,850	$1.48	22d	1	1.33mi
6119 Melbourne Ave Orlando, FL	3.0	2.0	1109	$1,999	$1.80	20d	1	1.34mi
6324 Raleigh St Orlando, FL	2.0	2.0	1062	$1,725	$1.62	24d	1	1.35mi
6324 Raleigh St #714 Orlando, FL	2.0	2.0	1062	$1,700	$1.60	22d	1	1.35mi
5979 Westgate Dr #1021 Orlando, FL	3.0	2.0	1308	$1,800	$1.38	14d	1	1.36mi
6356 Raleigh St #1503 Orlando, FL	2.0	2.0	1051	$1,500	$1.43	24d	1	1.37mi
6368 Raleigh St Orlando, FL	2.0	2.0	1248	$1,850	$1.48	24d	1	1.39mi
6368 Raleigh St #1803 Orlando, FL	2.0	2.0	1051	$1,800	$1.71	24d	1	1.39mi
5971 Westgate Dr #1213 Orlando, FL	2.0	2.0	1077	$1,580	$1.47	20d	1	1.41mi
137 N Nowell St Orlando, FL	3.0	1.5	1167	$2,300	$1.97	18d	1	1.43mi
1109 Woodman Way Orlando, FL	3.0	2.0	1124	$1,750	$1.56	22d	1	1.44mi
6101 Raleigh St Orlando, FL	1.0–4.0	1.0–2.0	1120	$1,956	$1.75	2d	41	1.45mi
929 Pahoa St Orlando, FL	3.0	2.0	1625	$2,390	$1.47	4d	1	1.46mi
1300 Woodman Way Orlando, FL	2.0	2.0	1240	$2,300	$1.85	24d	1	1.49mi

Listing history 2 events

1. 2026-05-20
   listed $5,000 Active
2. 1999-09-20
   soldstatus $98,000

ⓘ 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 8/10 Severe 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,781
• − Mortgage interest: −$24,315
• − Property taxes: −$6,511
• − Insurance: −$2,170
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$12,628
• Taxable loss: −$23,129
• Est. tax savings @ 24.0%: +$5,551
• After-tax cash flow: $-9,290/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 — Orlovista

• Score: 74/100
• State rank: #268
• US rank: #4405

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• 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

-94.9% since first listed

2 events — show timeline

• 2026-05-20 Listed $5,000 HAOR as distributed by MLS GRID
• 1999-09-20 Sold (Public Records) $98,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $3,746 · +5.6% YoY. Source: county tax records.