126 Garden Cove Ct · Orlovista, FL 32835

$229,900

2 bd · 2.0 ba · 1,022 sqft · MultiFamily public records · 64 Days on market

Built 1986 6,538 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to this 2 bed, 2-bathroom half-duplex home, perfectly situated in a quiet cul-de-sac in the heart of Orlando’s sought-after MetroWest area. This home offers a rare opportunity for low-maintenance living in a central location, making it an ideal choice whether you are searching for a primary residence or a high-potential turnkey rental. The interior features a great layout with its living/dining room combo designed for ease of movement, with a great addition of an attached 1-car garage for secure parking and extra storage. One of the standout features of this property is the spacious backyard; ideal for weekend gardening or entertaining guests. Location is everything, and this residence places you just minutes away from world-class golf courses, the thrill of Universal Studios, and the vibrant dining and shopping scenes that define the MetroWest community. This home is a must-see that truly offers the best of Central Florida living.

Key facts

• Spacious backyard
• Quiet cul-de-sac
• Attached garage

Tags

• QUIET CUL-DE-SAC
• LOW-MAINTENANCE LIVING
• CENTRAL LOCATION
• LIVING DINING ROOM COMBO
• ATTACHED GARAGE
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: No lease restrictions indicated
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Residential half duplex; One story; Faces northeast; Entry level: One
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.15-acre lot
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.

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.
• Zoned schools: William Frangus Elementary (math 32% / reading 42%, grade F, #1,609 of 2,144 statewide, top 77%, 418 students, 65% FRL); Gotha Middle (math 48% / reading 52%, grade C, #254 of 571 statewide, top 45%, 1,052 students, 42% FRL); Olympia High (math 24% / reading 52%, grade F, #328 of 667 statewide, top 50%, 2,969 students, 47% FRL).
• Market conditions: Rents soft (-1.2%/yr); 381 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2,875/mo this rent would consume 48% of the median local household income ($71k/yr) (locally 2914% 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 $7k 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 64 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,694
• Equity at exit: $34,279

10-year hold

• IRR: 4.5%
• Equity multiple: 1.29×
• Total profit: $18,445
• Equity at exit: $19,878

Cash invested: $64,372 (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: 381
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,875 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$312 /mo · $3,739/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $658

Break-even live

Break-even rent $2,042

Max offer price $229,900

Occupancy floor 72%

Sensitivity live

Price	-10% $788	-5% $723	+0% $658	+5% $593	+10% $528
Rent	-10% $431	-5% $545	+0% $658	+5% $772	+10% $885
Rate	-1.0pp $774	-0.5pp $717	base $658	+0.5pp $599	+1.0pp $538

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,876
Total (2 units)			$2,875

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7350 Oak Meadows Cir Orlando, FL	2.0	2.0	1012	$2,350	$2.32	25d	1	0.19mi
219 Ashbourne Dr Orlando, FL	3.0	2.0	1080	$2,205	$2.04	9d	1	0.30mi
245 Alston Dr Orlando, FL	3.0	2.5	1385	$2,300	$1.66	6d	1	0.31mi
7222 Nima Ct Orlando, FL	3.0	2.5	1449	$2,400	$1.66	16d	1	0.36mi
7102 Harbor Heights Cir Orlando, FL	3.0	2.0	1192	$2,400	$2.01	25d	1	0.47mi
222 N Hiawassee Rd Orlando, FL	2.0	1.0–2.5	875	$1,514	$1.73	12d	9	0.51mi
8019 Lesia Cir Orlando, FL	3.0	2.0	1500	$2,700	$1.80	5d	1	0.55mi
371 Snowshoe Ct Orlando, FL	3.0	2.0	1417	$2,540	$1.79	15d	1	0.64mi
247 Grove St Orlando, FL	3.0	2.0	1113	$2,250	$2.02	25d	1	0.75mi
247 Grove St Orlando, FL	3.0	2.0	1113	$2,250	$2.02	3d	1	0.75mi
403 Crabtree Ave Orlando, FL	3.0	2.0	1105	$2,095	$1.90	25d	1	0.78mi
8008 Balasands Blvd Orlando, FL	1.0–3.0	1.0–2.0	1091	$1,870	$1.71	3d	11	0.85mi
1017 S Hiawassee Rd #3716 Orlando, FL	1.0	1.0	742	$1,200	$1.62	25d	1	1.04mi
1021 S Hiawassee Rd Orlando, FL	2.0	2.0	934	$1,700	$1.82	9d	1	1.06mi
1039 S Hiawassee Rd #2928 Orlando, FL	2.0	2.0	934	$1,800	$1.93	19d	1	1.08mi
1041 S Hiawassee Rd #3023 Orlando, FL	2.0	2.0	836	$1,395	$1.67	9d	1	1.09mi
1033 S Hiawassee Rd Orlando, FL	1.0–2.0	1.0–2.0	731	$1,490	$2.04	3d	3	1.10mi
1033 S Hiawassee Rd Orlando, FL	2.0	2.0	832	$1,545	$1.86	9d	1	1.10mi
1033 S Hiawassee Rd Orlando, FL	2.0	2.0	832	$1,442	$1.73	3d	2	1.10mi
1029 S Hiawassee Rd #2412 Orlando, FL	2.0	2.0	934	$1,517	$1.62	5d	1	1.11mi
1037 S Hiawassee Rd Orlando, FL	1.0–2.0	1.0–2.0	780	$1,900	$2.43	25d	2	1.11mi
1037 S Hiawassee Rd #2818 Orlando, FL	2.0	2.0	934	$1,900	$2.03	5d	1	1.12mi
1063 S Hiawassee Rd Orlando, FL	1.0–2.0	1.0–2.0	731	$1,600	$2.19	25d	2	1.15mi
1063 S Hiawassee Rd #1628 Orlando, FL	2.0	2.0	836	$1,600	$1.91	5d	1	1.15mi
6215 Melbourne Ave Orlando, FL	3.0	2.0	1250	$850	$0.68	19d	1	1.17mi
1077 S Hiawassee Rd #824 Orlando, FL	2.0	2.0	836	$1,700	$2.03	4d	1	1.19mi
1077 S Hiawassee Rd #824 Orlando, FL	2.0	2.0	836	$1,700	$2.03	12d	1	1.19mi
1077 S Hiawassee Rd #823 Orlando, FL	2.0	2.0	836	$1,650	$1.97	23d	1	1.19mi
1089 S Hiawassee Rd #314 Orlando, FL	2.0	2.0	934	$1,900	$2.03	23d	1	1.21mi
1089 S Hiawassee Rd #311 Orlando, FL	2.0	2.0	934	$1,825	$1.95	4d	1	1.21mi
1081 S Hiawassee Rd #722 Orlando, FL	2.0	2.0	836	$1,470	$1.76	23d	1	1.21mi
6071 Westgate Dr #313 Orlando, FL	1.0	1.0	713	$1,400	$1.96	9d	1	1.22mi
6119 Melbourne Ave Orlando, FL	3.0	2.0	1109	$1,999	$1.80	21d	1	1.23mi
7364 Balboa Dr #7364 Orlando, FL	2.0	1.0	971	$1,500	$1.54	25d	1	1.25mi
7320 Balboa Dr #7320 Orlando, FL	2.0	1.0	1000	$1,600	$1.60	25d	1	1.25mi
7376 Balboa Dr #7376 Orlando, FL	2.0	1.0	971	$1,500	$1.54	25d	1	1.26mi
204 Hawthorne Groves Blvd Orlando, FL	1.0–3.0	1.0–2.0	1126	$1,738	$1.54	3d	32	1.28mi
7097 Balboa Dr #7097 Orlando, FL	2.0	1.0	1042	$1,500	$1.44	25d	1	1.28mi
6029 Westgate Dr #712 Orlando, FL	2.0	2.0	1077	$1,599	$1.48	25d	1	1.29mi
6124 Westgate Dr #104 Orlando, FL	2.0	2.0	943	$1,495	$1.59	25d	1	1.32mi

Listing history 10 events

1. 2026-06-04
   days on market $229,900 Active 64 DOM
2. 2026-06-03
   days on market $229,900 Active 63 DOM
3. 2026-06-02
   days on market $229,900 Active 62 DOM
4. 2026-06-02
   days on market $229,900 Active 61 DOM
5. 2026-05-31
   days on market $229,900 Active 60 DOM
6. 2026-04-01
   listed $229,900 Active

   Show marketing remark (959 chars)

   Welcome to this 2 bed, 2-bathroom half-duplex home, perfectly situated in a quiet cul-de-sac in the heart of Orlando’s sought-after MetroWest area. This home offers a rare opportunity for low-maintenance living in a central location, making it an ideal choice whether you are searching for a primary residence or a high-potential turnkey rental. The interior features a great layout with its living/dining room combo designed for ease of movement, with a great addition of an attached 1-car garage for secure parking and extra storage. One of the standout features of this property is the spacious backyard; ideal for weekend gardening or entertaining guests. Location is everything, and this residence places you just minutes away from world-class golf courses, the thrill of Universal Studios, and the vibrant dining and shopping scenes that define the MetroWest community. This home is a must-see that truly offers the best of Central Florida living.

7. 2026-04-01
   listed $229,900 Active 959-char remark

   Show marketing remark (959 chars)

   Welcome to this 2 bed, 2-bathroom half-duplex home, perfectly situated in a quiet cul-de-sac in the heart of Orlando’s sought-after MetroWest area. This home offers a rare opportunity for low-maintenance living in a central location, making it an ideal choice whether you are searching for a primary residence or a high-potential turnkey rental. The interior features a great layout with its living/dining room combo designed for ease of movement, with a great addition of an attached 1-car garage for secure parking and extra storage. One of the standout features of this property is the spacious backyard; ideal for weekend gardening or entertaining guests. Location is everything, and this residence places you just minutes away from world-class golf courses, the thrill of Universal Studios, and the vibrant dining and shopping scenes that define the MetroWest community. This home is a must-see that truly offers the best of Central Florida living.

8. 2014-04-25
   soldstatus $305,000
9. 1989-01-01
   soldstatus $58,000
10. 1986-02-01
    soldstatus $16,665

ⓘ 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: $3,739 · $312/mo
• Projected year-2 tax: $3,739 · $312/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 · 24 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: $34,500
• − Mortgage interest: −$12,878
• − Property taxes: −$3,739
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,760
• − Management: −$2,760
• − Depreciation: −$6,688
• Taxable income: $4,526
• Est. tax owed @ 24.0%: −$1,086
• After-tax cash flow: $6,813/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

+1279.5% since first listed

5 events — show timeline

• 2026-04-01 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2014-04-25 Sold (Public Records) $305,000 Public Records
• 1989-01-01 Sold (Public Records) $58,000 Public Records
• 1986-02-01 Sold (Public Records) $16,665 Public Records

Property tax history

+11.3%/yr

Latest (2025): $3,739 · +9.2% YoY. Source: county tax records.