1141 Sophie Blvd · Alafaya, FL 32828

$225,000

2 bd · 2.0 ba · 995 sqft · Townhouse public records · 75 Days on market

Built 1986 3,291 sqft lot $43/mo HOA · 2% of rent

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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 +9.5/30.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2BD, 2BA featuring ceramic tile in the kitchen & bathrooms. Located close to UCF and Waterford Lakes Town Center. Walk to Orange County Library or to Publix! Low HOA Fee. Community Pool. Purchase this property for as little as 3% down! This home is approved for HomePath Mortgage. All information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify.

Key facts

• Ample closet space
• Minutes from ucf
• Tile flooring

Tags

• MINUTES FROM UCF
• EASY ACCESS TO SR 417
• TILE FLOORING
• HARDWOOD FLOORS
• AMPLE CLOSET SPACE
• DEDICATED PARKING SPACES

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: HOA: Bono Associates; Monthly HOA fee $43.25 (annual $519); HOA includes grounds maintenance and pool access; Community pool; Pets allowed

Exterior

• Parking: 3 dedicated rear parking spaces
• Utilities: Public water; Public sewer; Broadband/high-speed internet available
• Home design: Residential townhouse; One story; Faces west; Entry level: One
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built area: 1,088 sq ft (building area)
• Exterior features: Paved road access; Lot approximately 0.08 acres

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Walk-in closet(s); 5 total rooms
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (19.0% below list).
• Recommended offer: $182k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% in Alafaya — 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 82/100 on livability (#60 in FL, #1,076 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: cost of living C-, schools 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.
• Market conditions: Rents flat; 320 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• In year one you build about $730 of equity ($2k loan paydown + $-826 appreciation (-0.4% local appreciation)).
• 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 75 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $43k; list at $225k implies a 423% 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 $182,263 (19.0% 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 75 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.81% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.37% appreciation · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.62×
• Total profit: $-24,222
• Equity at exit: $61,235

10-year hold

• IRR: -3.9%
• Equity multiple: 0.62×
• Total profit: $-23,793
• Equity at exit: $70,411

Cash invested: $63,000 (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 32828

• Home prices YoY: -0.1%
• Rents YoY: 0.8%
• Active inventory: 320
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$279 /mo · $3,349/yr
• Insurance: −$94
• HOA: −$43
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-156

Break-even live

Break-even rent $2,020

Max offer price $197,466

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 Sophie Blvd Orlando, FL	2.0	2.0	1087	$1,550	$1.43	4d	1	0.09mi
12612 Victoria Place Cir Orlando, FL	1.0–3.0	1.0–2.0	1149	$2,098	$1.82	3d	12	0.14mi
12137 Ashton Manor Way Orlando, FL	1.0–3.0	1.0–2.0	1051	$1,693	$1.61	3d	8	0.21mi
1421 Sophie Blvd Orlando, FL	2.0	2.0	1087	$1,795	$1.65	18d	1	0.24mi
1301 Waterford Oak Dr Orlando, FL	1.0–2.0	1.0–2.0	948	$2,069	$2.18	2d	14	0.48mi
1700 Woodbury Rd Orlando, FL	1.0–3.0	1.0–2.0	999	$1,712	$1.71	3d	7	0.51mi
12000 Bryonia Rd Alafaya, FL	1.0–3.0	1.0–2.0	979	$2,127	$2.17	2d	14	0.57mi
12221 E Colonial Dr Orlando, FL	2.0	1.0–2.0	817	$2,015	$2.47	3d	10	0.61mi
12500 Crest Springs Ln #1014 Orlando, FL	2.0	2.0	1013	$1,700	$1.68	11d	1	0.71mi
12500 Crest Springs Ln #1023 Orlando, FL	2.0	2.0	1013	$1,599	$1.58	22d	1	0.71mi
834 Oberry Hoover Rd Orlando, FL	2.0	1.0	1061	$1,750	$1.65	24d	1	0.76mi
725 Crest Pines Dr Unit 1 Orlando, FL	2.0	2.0	1013	$1,895	$1.87	8d	1	0.79mi
725 Crest Pines Dr Orlando, FL	2.0–3.0	2.0	1100	$1,895	$1.72	24d	2	0.79mi
12602 Crest Springs Ln #1318 Orlando, FL	2.0	2.0	1013	$1,975	$1.95	15d	1	0.80mi
713 Crest Pines Dr #217 Orlando, FL	2.0	2.0	1013	$1,850	$1.83	22d	1	0.83mi
12932 Mallory Cir Orlando, FL	1.0–3.0	1.0–3.0	1173	$2,180	$1.86	16d	49	0.85mi
12932 Mallory Cir Orlando, FL	1.0–3.0	1.0–2.0	1096	$2,099	$1.91	2d	39	0.85mi
12101 Fountainbrook Blvd Orlando, FL	1.0–3.0	1.0–2.0	968	$1,996	$2.06	2d	17	0.92mi
2515 N Alafaya Trl Orlando, FL	2.0	1.0	850	$1,295	$1.52	22d	1	1.02mi
2519 N Alafaya Trl #34 Orlando, FL	2.0	1.0	850	$1,450	$1.71	24d	1	1.03mi
2507 N Alafaya Trl #12 Orlando, FL	2.0	1.0	850	$1,300	$1.53	20d	1	1.03mi
2521 N Alafaya Trl #37 Orlando, FL	2.0	1.0	850	$1,420	$1.67	24d	1	1.03mi
2509 N Alafaya Trl #16 Orlando, FL	2.0	1.0	850	$1,495	$1.76	24d	1	1.03mi
2505 N Alafaya Trl Orlando, FL	2.0	1.0	850	$1,395	$1.64	24d	1	1.03mi
2505 N Alafaya Trl #8 Orlando, FL	2.0	1.0	850	$1,395	$1.64	24d	1	1.03mi
2533 N Alafaya Trl #62 Orlando, FL	2.0	1.0	850	$1,295	$1.52	18d	1	1.03mi
2557 N Alafaya Trl #110 Orlando, FL	2.0	1.0	900	$1,295	$1.44	18d	1	1.05mi
2565 N Alafaya Trl Orlando, FL	2.0	1.0	850	$1,495	$1.76	24d	1	1.06mi
2547 N Alafaya Trl #92 Orlando, FL	2.0	1.0	850	$1,380	$1.62	8d	1	1.07mi
12352 Fox Hound Ct Orlando, FL	2.0	1.5	1006	$1,600	$1.59	8d	1	1.07mi
2549 N Alafaya Trl Orlando, FL	2.0	1.0	850	$1,200	$1.41	4d	1	1.08mi
2612 Adela Ave Unit 2612 Orlando, FL	2.0	2.0	880	$1,550	$1.76	4d	1	1.14mi
12222 Fox Hound Ln Orlando, FL	2.0	2.0	1060	$1,900	$1.79	4d	1	1.14mi
2550 N Alafaya Trl Orlando, FL	1.0–3.0	1.0–2.0	870	$1,512	$1.74	8d	4	1.14mi
13645 E Colonial Dr Orlando, FL	2.0	1.0–2.0	857	$2,235	$2.61	3d	10	1.15mi
12216 Fox Hound Ln Orlando, FL	2.0	2.0	1048	$1,650	$1.57	22d	1	1.15mi
1820 Bonneville Dr Unit 1820 Orlando, FL	3.0	2.5	850	$1,595	$1.88	24d	1	1.22mi
2720 Gray Fox Ln Orlando, FL	2.0	1.5	992	$1,500	$1.51	22d	1	1.22mi
2724 Gray Fox Ln Orlando, FL	2.0	1.5	992	$1,500	$1.51	24d	1	1.23mi
2714 Adela Ave Orlando, FL	2.0	2.0	880	$1,525	$1.73	22d	1	1.26mi

HOA detail

• Monthly dues: $43 · $516/yr
• Likely covers: waterpool

Listing history 6 events

1. 2026-05-06
   price $225,000
2. 2026-03-13
   listed $235,000 Active
3. 2011-11-29
   soldstatus $43,000 402-char remark

   Show marketing remark (402 chars)

   2BD, 2BA featuring ceramic tile in the kitchen & bathrooms. Located close to UCF and Waterford Lakes Town Center. Walk to Orange County Library or to Publix! Low HOA Fee. Community Pool. Purchase this property for as little as 3% down! This home is approved for HomePath Mortgage. All information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify.

4. 2011-09-28
   listed $49,900 402-char remark

   Show marketing remark (402 chars)

   2BD, 2BA featuring ceramic tile in the kitchen & bathrooms. Located close to UCF and Waterford Lakes Town Center. Walk to Orange County Library or to Publix! Low HOA Fee. Community Pool. Purchase this property for as little as 3% down! This home is approved for HomePath Mortgage. All information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify.

5. 2007-05-18
   soldstatus $145,000
6. 1995-04-10
   soldstatus $27,000

ⓘ 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: $3,349 · $279/mo
• Projected year-2 tax: $3,349 · $279/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 ≥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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,872
• − Mortgage interest: −$12,603
• − Property taxes: −$3,349
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − HOA: −$516
• − Depreciation: −$6,545
• Taxable loss: −$5,767
• Est. tax savings @ 24.0%: +$1,384
• After-tax cash flow: $-486/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 — Alafaya

• Score: 82/100
• State rank: #60
• US rank: #1076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alafaya, FL
• County: Orange County · 1,471,359 people
• City population: 131,972
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 69,202
• Household income: $101,767
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 2213.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 42% Hispanic / Latino 37% Two or more races 23% Black 9% Asian 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 19% Cuban 4% Dominican 3%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 27% Other Indo-European 3% Arabic 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: ▼ -0.37%
• Current HPI: 284.5182
• Rent YoY: ▲ 0.82%
• 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

+733.3% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2011-11-29 Sold (MLS) $43,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-28 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2007-05-18 Sold (Public Records) $145,000 Public Records
• 1995-04-10 Sold (Public Records) $27,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,349 · +4.1% YoY. Source: county tax records.