7681 Timber Riv · Azalea Park, FL 32807

$150,000

2 bd · 2.0 ba · 884 sqft · Townhouse public records · 1 Days on market

Built 1985 5,861 sqft lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Excellent investor opportunity in Orlando! This two-bedroom, two-bath half duplex offers great potential for renovation and value-add improvements. Major updates have already been completed, including a new roof (2023), air conditioner (2018) and water heater (2025). Inside, you'll find vaulted ceilings, an open floor plan and plenty of natural light. The fenced backyard overlooks a peaceful lake, providing a scenic setting rarely found at this price point. With no HOA, you'll enjoy added flexibility and fewer restrictions. Conveniently near the University of Central Florida, Valencia College East Campus, Advent Health, shopping, dining and major road

Key facts

• Built 1985

Property features AI

Finance

• Other: Zoned R-2
• Financial info: Homesteaded
• HOA & community: No association

Exterior

• Parking: Paved asphalt/concrete road access
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Residential half-duplex; Attached property; One story; South-facing; Fixer condition
• Construction: Block construction; Shingle roof; Slab foundation; Built area approximately 949 square feet
• Exterior features: Patio; Sidewalk; Sliding doors; Outside storage; Chain link fencing; Mature landscaping

Interior

• Kitchen: Other appliance(s)
• Bedrooms: 2 bedrooms
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Skylight(s); Great room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.4% vs local median 4.0% in Azalea Park — 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 (#144 in FL, #2,148 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• 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: Forsyth Woods Elementary (math 31% / reading 35%, grade F, #1,773 of 2,144 statewide, top 83%, 476 students, 81% FRL); Colonial High (math 16% / reading 33%, grade F, #505 of 667 statewide, top 79%, 3,442 students, 62% FRL).
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 172 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 33% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $4k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $79k; list at $150k implies a 90% 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 $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-472
• Equity at exit: $22,365

10-year hold

• IRR: 9.0%
• Equity multiple: 1.67×
• Total profit: $28,304
• Equity at exit: $12,969

Cash invested: $42,000 (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 32807

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 172
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$787
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $385

Break-even live

Break-even rent $1,153

Max offer price $150,000

Occupancy floor 72%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7451 Gatehouse Cir Orlando, FL	2.0–3.0	2.0	1050	$1,436	$1.37	23d	4	0.19mi
7909 Richwood Dr Orlando, FL	2.0	2.0	936	$1,950	$2.08	21d	1	0.36mi
949 Crowsnest Cir Orlando, FL	1.0–2.0	1.0–2.0	822	$1,754	$2.13	1d	31	0.44mi
7595 Sun Tree Cir Orlando, FL	1.0–2.0	1.0–2.0	744	$1,844	$2.48	2d	13	0.46mi
7325 Goldenpointe Blvd Orlando, FL	1.0–3.0	1.0–2.0	1050	$1,689	$1.61	7d	9	0.54mi
8203 Sun Spring Cir #62 Orlando, FL	1.0	1.0	926	$1,300	$1.40	23d	1	0.57mi
8215 Sun Spring Cir #23 Orlando, FL	2.0	2.0	1064	$1,550	$1.46	21d	1	0.59mi
8205 Sun Spring Cir Unit B1 Orlando, FL	1.0	1.0	764	$1,300	$1.70	23d	1	0.63mi
8211 Sun Spring Cir #41 Orlando, FL	2.0	2.0	1064	$1,499	$1.41	4d	1	0.66mi
604 Laurel Cove Ct Orlando, FL	1.0–3.0	1.0–2.0	892	$1,698	$1.90	1d	15	0.76mi
1220 Linda Ln Azalea Park, FL	2.0	1.0	813	$1,195	$1.47	7d	1	0.81mi
1000 Avida Village Cir Orlando, FL	1.0–3.0	1.0–2.0	977	$2,004	$2.05	1d	22	0.94mi
8225 Claire Ann Dr #203 Orlando, FL	2.0	2.0	1046	$1,725	$1.65	3d	1	0.99mi
800 Lombard St Orlando, FL	1.0–3.0	1.0–2.0	1002	$2,110	$2.11	1d	7	0.99mi
8103 Lillies Way #107 Orlando, FL	2.0	2.0	1000	$1,600	$1.60	7d	1	1.00mi
8137 Claire Ann Dr #207 Orlando, FL	2.0	2.0	1046	$1,750	$1.67	21d	1	1.03mi
7960 Pine Crossings Cir Orlando, FL	1.0–2.0	1.0–2.0	870	$1,911	$2.20	1d	30	1.10mi
1124 Crosstown Way Orlando, FL	1.0–3.0	1.0–2.0	1104	$2,223	$2.01	1d	10	1.22mi
908 Tucker Ave Orlando, FL	2.0	1.0	912	$1,550	$1.70	7d	1	1.22mi
6003 Oleander Dr Orlando, FL	2.0	1.5	900	$1,700	$1.89	23d	1	1.42mi
6635 Breeze Way Orlando, FL	1.0–2.0	1.0–2.0	855	$1,550	$1.81	4d	1	1.50mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $150,000 Pending 1 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: $742 · $62/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$503/yr (+$42/mo · 67.7%)

ⓘ 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 · 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: $19,692
• − Mortgage interest: −$8,402
• − Property taxes: −$742
• − Insurance: −$750
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$4,364
• Taxable income: $2,283
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $4,077/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 — Azalea Park

• Score: 79/100
• State rank: #144
• US rank: #2148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 34,933
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 34,456
• Household income: $59,971
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1566.0

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 Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 25% Two or more races 24% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 28% Cuban 7% Dominican 5%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 52% Vietnamese 2% 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: ▼ -97.72%
• Current HPI: 388.4089
• Rent YoY: ▲ 2.60%
• 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

+194.7% since first listed

4 events — show timeline

• 2026-06-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-16 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2003-10-06 Sold (Public Records) $79,000 Public Records
• 1985-12-01 Sold (Public Records) $50,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $742 · +18.8% YoY. Source: county tax records.