3621 Wilts St · Orlando, FL 32805

$199,999

3 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 58 Days on market

Built 1956 0.46 ac lot ↓ 17% since listing

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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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Seller reserves the right to accept an offer prior to the deadline. This is an INCREDIBLE OPPORTUNITY priced aggressively in the rapidly evolving Washington Shores area of Orlando, where continued redevelopment and strong demand are driving increasing investor activity and neighborhood improvement. Situated just minutes from Downtown Orlando, this property offers exceptional upside in a location that continues to benefit from expansion, revitalization, and proximity to major employment hubs. Positioned on an oversized lot just under half an acre, the property features a spacious setting with mature trees, a fenced yard, and additional structu

Key facts

• Established area
• Value-add potential
• Large lot

Tags

• LARGE LOT
• CONCRETE BLOCK HOME
• ESTABLISHED AREA
• GROWTH AND REDEVELOPMENT
• VALUE-ADD POTENTIAL

Property features AI

Finance

• Other: Zoning: R-1A
• Financial info: Property is homesteaded; No lease restrictions reported
• HOA & community: No HOA; Community features include street lights; Pets allowed

Exterior

• Parking: No parking information provided
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; Residential property; Fixer condition; One story; South facing; Slab foundation
• Construction: Block and concrete construction; Shingle roof; Built on slab foundation; Approximate building area 1,614 (from public records)
• Exterior features: Front porch; Rear porch; Private mailbox; Sliding doors; Chain link and wood fencing; Shed(s); Trees and landscaping; City limits lot, level, with sidewalk and paved access; Public maintained paved road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: No additional interior features listed; Formal dining room separate; Formal living room separate
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/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 $194k (2.9% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.0% in Orlando — 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 86/100 on livability (#12 in FL, #360 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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: Washington Shores Elementary (math 27% / reading 27%, grade F, #1,969 of 2,144 statewide, top 94%, 329 students, 88% FRL); Carver Middle (math 29% / reading 27%, grade F, #486 of 571 statewide, top 86%, 721 students, 79% FRL); Jones High (math 9% / reading 25%, grade F, #597 of 667 statewide, top 90%, 1,672 students, 75% FRL) — zoned schools average 81% FRL vs 56% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-24 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 (+1.4%/yr); 142 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $1,943/mo this rent would consume 58% of the median local household income ($41k/yr) (locally 1597% 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 $1k of loan paydown is wiped out by about $6k 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 58 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.97% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $416,170
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 S Goldwyn Ave	0.43mi	3/2.5	1,624 (+1%)	20mo	$310,000	$191	61
821 Bethune Dr	0.51mi	3/2.0	1,642 (+2%)	21mo	$273,000	$166	56
3805 Roseboro St	0.50mi	3/2.0	1,579 (-2%)	22mo	$353,900	$224	55
921 Saint George St	0.42mi	4/2.0 (+1)	1,804 (+12%)	20mo	$259,000	$144	39

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-12,377
• Equity at exit: $29,821

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $6,564
• Equity at exit: $17,292

Cash invested: $56,000 (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 32805

• Home prices YoY: -7.6%
• Rents YoY: 1.4%
• Active inventory: 142
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $364

Break-even live

Break-even rent $1,482

Max offer price $199,999

Occupancy floor 76%

Sensitivity live

Price	-10% $477	-5% $420	+0% $364	+5% $307	+10% $251
Rent	-10% $210	-5% $287	+0% $364	+5% $441	+10% $517
Rate	-1.0pp $465	-0.5pp $415	base $364	+0.5pp $312	+1.0pp $259

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3950 Columbia St Orlando, FL	1.0–2.0	1.0–2.0	875	$1,416	$1.62	25d	1	0.24mi
4118 Minoso St Orlando, FL	3.0	1.0	1213	$1,820	$1.50	0d	1	0.42mi
1661 Gammon Ln Unit 1 Orlando, FL	4.0	3.0	1511	$2,500	$1.65	25d	1	0.48mi
4201 Cepeda St Orlando, FL	4.0	2.0	1500	$1,800	$1.20	25d	1	0.51mi
1822 Horne Ave Orlando, FL	3.0	1.0	1249	$1,600	$1.28	25d	1	0.58mi
2151 S Ivey Ln Orlando, FL	3.0	1.5	1080	$1,993	$1.85	6d	1	0.85mi
2419 Orange Center Blvd Orlando, FL	3.0	2.0	1526	$2,600	$1.70	25d	1	0.87mi
4487 Wheatley St Orlando, FL	4.0	2.0	1249	$1,950	$1.56	22d	1	0.89mi
4226 Kelly Miller Ct Orlando, FL	3.0	1.0	1126	$1,950	$1.73	25d	1	0.95mi
2805 Gulfstream Ct Orlando, FL	3.0	2.0	1574	$2,375	$1.51	16d	1	0.97mi
1920 Willie Mays Pkwy Orlando, FL	4.0	2.0	1446	$2,070	$1.43	21d	1	1.04mi
4529 W Gore Ave Orlando, FL	3.0	2.0	1439	$2,549	$1.77	21d	1	1.05mi
4655 Cepeda St Orlando, FL	3.0	1.5	1266	$1,695	$1.34	25d	1	1.08mi
2751 L B McLeod Rd Unit 2751-A Orlando, FL	3.0	2.0	1338	$1,600	$1.20	19d	1	1.12mi
2314 W South St Orlando, FL	3.0	2.0	1440	$2,000	$1.39	16d	1	1.16mi
414 Sunset Dr Orlando, FL	3.0	1.0	1268	$1,850	$1.46	25d	1	1.23mi
431 Gilman Cir Orlando, FL	3.0	2.0	1146	$1,626	$1.42	15d	1	1.25mi
97 N Goldwyn Ave Orlando, FL	3.0	2.0	1531	$2,400	$1.57	25d	1	1.28mi
1907 S Rio Grande Ave Orlando, FL	3.0	2.0	1130	$1,600	$1.42	25d	1	1.29mi
1401 19th St Orlando, FL	3.0	1.0	1100	$1,800	$1.64	25d	1	1.37mi
1816 Rendale Dr Orlando, FL	3.0	2.0	1616	$2,300	$1.42	19d	1	1.42mi
1343 Croyle Dr Orlando, FL	4.0	2.0	1273	$1,900	$1.49	25d	1	1.43mi

Listing history 19 events

1. 2026-06-21
   days on market $199,999 Active 58 DOM
2. 2026-06-18
   days on market $199,999 Active 55 DOM
3. 2026-06-17
   days on market $199,999 Active 54 DOM
4. 2026-06-16
   days on market $199,999 Active 53 DOM
5. 2026-06-15
   days on market $199,999 Active 52 DOM
6. 2026-06-13
   days on market $199,999 Active 50 DOM
7. 2026-06-13
   days on market $199,999 Active 49 DOM
8. 2026-06-09
   days on market $199,999 Active 46 DOM
9. 2026-06-08
   days on market $199,999 Active 45 DOM
10. 2026-06-07
    days on market $199,999 Active 44 DOM
11. 2026-06-04
    days on market $199,999 Active 41 DOM
12. 2026-06-03
    days on market $199,999 Active 40 DOM
13. 2026-06-02
    days on market $199,999 Active 39 DOM
14. 2026-06-02
    days on market $199,999 Active 38 DOM
15. 2026-05-31
    days on market $199,999 Active 37 DOM
16. 2026-05-20
    price $199,999
17. 2026-05-12
    price $220,000
18. 2026-05-06
    price $239,999
19. 2026-04-24
    listed $240,000 Active

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$1,192/yr (+$99/mo · 255.0%)

ⓘ 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 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: $23,316
• − Mortgage interest: −$11,203
• − Property taxes: −$468
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$5,818
• Taxable income: $1,096
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $4,103/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 — Orlando

• Score: 86/100
• State rank: #12
• US rank: #360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orlando, FL
• County: Orange County · 1,471,359 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 19,294
• Household income: $40,515
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1597.0

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 (70%)
• Race & ethnicity: Black 70% Hispanic / Latino 15% White 13% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 9% Russian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 11% French/Haitian/Cajun 8%

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: ▼ -35.19%
• Current HPI: 429.3242
• Rent YoY: ▲ 1.42%
• 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

-16.7% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $199,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $239,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $240,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $468 · +17.4% YoY. Source: county tax records.