4919 Indialantic Dr · Pine Hills, FL 32808

$265,000

4 bd · 2.0 ba · 1,361 sqft · SingleFamily public records · 191 Days on market

Built 1960 6,914 sqft lot Est $280k · 5% under

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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 +15.9/30.0
• ARV discount +10.0/15.0
• DSCR +4.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED. TOTALLY RENOVATED. New kitchen with oak cabinets/new appliances. New A/C. New roof. Updated electrical system. Remodeled bathrooms. New lighting fixtures and locks on all door. New wood laminated floors and tile. Gorgeous landscaping w/ palm trees. Ample back yard, spacious enough for in-ground/above-ground swimming pool, mature trees, ideal for children to play safely. Large family room with direct access to the kitchen, very convenient when you host parties. Spacious laundry room with practicalshelves. The most beautiful house in the Pine Hills area, absolutely charming, it's a MUST SEE house. Personal Staging is NOT included but available for sale. Sold AS IS.

Key facts

• New front doors
• 2020 roof
• Tile flooring

Tags

• TILE FLOORING
• 2020 ROOF
• UPGRADED ELECTRICAL PANEL
• NEW BATHROOM VANITIES
• NEW FRONT DOORS
• STYLISH CEILING FANS

Property features AI

Finance

• Other: Homestead exempt; Zoned R-1; Lot approximately 0.16 acres
• HOA & community: No HOA/association reported

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; Residential property; One story; South-facing
• Construction: Cement siding; Shingle roof; Slab foundation; Built as completed construction
• Exterior features: Front porch; Sidewalk; Chain link fence; Asphalt/paved road access; Public maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (20.2% below list).
• Recommended offer: $211k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.8% in Pine Hills — 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 73/100 on livability (#317 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, 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.
• Zoned schools: Mollie Ray Elementary (math 37% / reading 17%, grade F, #1,969 of 2,144 statewide, top 94%, 429 students, 82% FRL); Meadowbrook Middle (math 24% / reading 24%, grade F, #532 of 571 statewide, top 94%, 957 students, 78% FRL); Maynard Evans High (math 12% / reading 27%, grade F, #562 of 667 statewide, top 85%, 2,417 students, 69% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-25 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 251 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,114/mo this rent would consume 51% of the median local household income ($50k/yr) (locally 4039% 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 $2k of loan paydown is wiped out by about $8k 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 191 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $39k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; list at $265k implies a 56% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,408 (20.2% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $280,366
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5308 Golf Club Pkwy	0.38mi	4/3.0	1,334 (-2%)	0mo	$206,000	$154	75
4835 Bennington Pl	0.24mi	3/2.0 (-1)	1,342 (-1%)	16mo	$295,000	$220	68
4640 Chateau Rd	0.38mi	3/2.0 (-1)	1,363 (+0%)	11mo	$289,900	$213	67
2024 Emeralda Ct	0.53mi	4/2.0	1,395 (+2%)	8mo	$305,000	$219	64
4841 Indialantic Dr	0.17mi	3/2.0 (-1)	1,536 (+13%)	18mo	$317,000	$206	51
1809 Elm Ridge Ct	0.44mi	3/2.0 (-1)	1,229 (-10%)	11mo	$200,000	$163	49
1915 Ben Hogan Cir	0.74mi	3/2.0 (-1)	1,346 (-1%)	22mo	$255,000	$189	40
1202 Elinore Dr	0.66mi	3/1.0 (-1)	1,218 (-10%)	24mo	$185,000	$152	23

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-41,368
• Equity at exit: $39,512

10-year hold

• IRR: -13.1%
• Equity multiple: 0.32×
• Total profit: $-50,360
• Equity at exit: $22,912

Cash invested: $74,200 (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 32808

• Home prices YoY: -22.6%
• Rents YoY: -0.3%
• Active inventory: 251
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $124

Break-even live

Break-even rent $1,957

Max offer price $265,000

Occupancy floor 89%

Sensitivity live

Price	-10% $274	-5% $199	+0% $124	+5% $-253	+10% $-344
Rent	-10% $-43	-5% $41	+0% $124	+5% $208	+10% $291
Rate	-1.0pp $258	-0.5pp $192	base $124	+0.5pp $56	+1.0pp $-14

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4901 Hernandes Dr Orlando, FL	4.0	2.0	1124	$1,830	$1.63	25d	1	0.35mi
2222 Silver Pines Pl #902 Orlando, FL	3.0	2.5	1472	$1,500	$1.02	9d	1	0.45mi
4566 Chateau Rd Orlando, FL	3.0	1.5	1377	$1,800	$1.31	25d	1	0.49mi
5402 Pine Chase Dr Orlando, FL	3.0	2.0	1167	$1,499	$1.28	0d	3	0.54mi
5103 Cochita Dr Orlando, FL	4.0	2.0	1168	$1,995	$1.71	25d	1	0.55mi
1407 Sunridge Rd Orlando, FL	3.0	2.0	1124	$1,945	$1.73	9d	1	0.57mi
1537 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$2,200	$1.99	25d	1	0.60mi
1529 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$1,995	$1.80	9d	1	0.60mi
1214 N Pine Hills Rd Unit 1 Orlando, FL	4.0	2.0	1069	$3,900	$3.65	22d	1	0.61mi
5600 Silver Star Rd Orlando, FL	1.0–3.0	1.0–2.0	850	$1,545	$1.82	16d	6	0.64mi
1213 Roger Babson Rd Unit 1 Orlando, FL	4.0	2.0	1380	$2,499	$1.81	9d	1	0.65mi
4306 Silver Star Rd Orlando, FL	3.0	2.0	1080	$1,800	$1.67	25d	1	0.81mi
1020 barnett villas Dr Orlando, FL	1.0–3.0	1.0–2.0	934	$1,930	$2.07	25d	1	0.91mi
5009 Deauville Dr Orlando, FL	4.0	3.0	1224	$2,000	$1.63	25d	1	1.18mi
5717 Fernhill Dr Orlando, FL	3.0	1.0	1619	$1,700	$1.05	5d	1	1.19mi
6033 Balboa Dr Orlando, FL	3.0	2.0	1269	$2,300	$1.81	23d	1	1.26mi
1216 Lawne Blvd Orlando, FL	3.0	2.0	1000	$1,800	$1.80	25d	1	1.31mi
3903 Pine Ridge Rd Orlando, FL	4.0	1.5	1450	$1,949	$1.34	25d	1	1.33mi
2429 Sandy Ln Orlando, FL	3.0	2.0	1418	$2,490	$1.76	23d	1	1.36mi
1737 Hinckley Rd Orlando, FL	4.0	2.0	1661	$2,481	$1.49	3d	1	1.38mi
4751 Beacon St Orlando, FL	4.0	2.0	1624	$2,500	$1.54	9d	1	1.38mi
2637 Healy Dr Orlando, FL	3.0	1.5	1300	$1,900	$1.46	6d	1	1.39mi
6234 Balboa Dr Orlando, FL	3.0	2.0	1466	$2,005	$1.37	0d	1	1.43mi
1303 Charles St Orlando, FL	3.0	2.0	1780	$2,200	$1.24	23d	1	1.47mi

Listing history 12 events

1. 2026-05-05
   status Pending
2. 2026-03-25
   price $265,000
3. 2026-02-13
   status Active
4. 2025-12-07
   status Pending
5. 2025-10-06
   price $269,995
6. 2025-08-27
   price $289,995
7. 2025-08-19
   listed $303,995 Active
8. 2006-03-29
   soldstatus $169,900
9. 2006-03-17
   soldstatus $169,900 686-char remark

   Show marketing remark (686 chars)

   PRICE REDUCED. TOTALLY RENOVATED. New kitchen with oak cabinets/new appliances. New A/C. New roof. Updated electrical system. Remodeled bathrooms. New lighting fixtures and locks on all door. New wood laminated floors and tile. Gorgeous landscaping w/ palm trees. Ample back yard, spacious enough for in-ground/above-ground swimming pool, mature trees, ideal for children to play safely. Large family room with direct access to the kitchen, very convenient when you host parties. Spacious laundry room with practicalshelves. The most beautiful house in the Pine Hills area, absolutely charming, it's a MUST SEE house. Personal Staging is NOT included but available for sale. Sold AS IS.

10. 2005-05-02
    listed $164,900 686-char remark

    Show marketing remark (686 chars)

    PRICE REDUCED. TOTALLY RENOVATED. New kitchen with oak cabinets/new appliances. New A/C. New roof. Updated electrical system. Remodeled bathrooms. New lighting fixtures and locks on all door. New wood laminated floors and tile. Gorgeous landscaping w/ palm trees. Ample back yard, spacious enough for in-ground/above-ground swimming pool, mature trees, ideal for children to play safely. Large family room with direct access to the kitchen, very convenient when you host parties. Spacious laundry room with practicalshelves. The most beautiful house in the Pine Hills area, absolutely charming, it's a MUST SEE house. Personal Staging is NOT included but available for sale. Sold AS IS.

11. 2005-02-28
    soldstatus $120,000
12. 1992-08-01
    soldstatus $48,417

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$1,650/yr (+$138/mo · 300.3%)

ⓘ 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 ≥108°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,369
• − Mortgage interest: −$14,844
• − Property taxes: −$549
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$7,709
• Taxable loss: −$3,118
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $2,239/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 — Pine Hills

• Score: 73/100
• State rank: #317
• US rank: #5362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Hills, FL
• County: Orange County · 1,471,359 people
• City population: 60,203
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 60,203
• Household income: $49,700
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4039.0

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 Black (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 13% White 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Hispanic 20% Lithuanian 1% Scandinavian 0%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 18% Spanish 11% Other Indo-European 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: ▼ -110.15%
• Current HPI: 376.3801
• Rent YoY: ▼ -0.27%
• 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

+447.3% since first listed

12 events — show timeline

• 2026-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $269,995 Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Price Changed $289,995 Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Listed $303,995 Stellar MLS as Distributed by MLS Grid
• 2006-03-29 Sold (Public Records) $169,900 Public Records
• 2006-03-17 Sold (MLS) $169,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-02 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2005-02-28 Sold (Public Records) $120,000 Public Records
• 1992-08-01 Sold (Public Records) $48,417 Public Records

Property tax history

+5.9%/yr

Latest (2025): $549 · +26.6% YoY. Source: county tax records.