75 N Cottage Hill Rd · Orlando, FL 32805

$249,900

4 bd · 2.0 ba · 1,468 sqft · SingleFamily public records · 7 Days on market

Built 1954 7,513 sqft lot Est $316k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 3bedroom 1 bath property. Great for any investor looking for a major rehab project or could be torn down for a new build. property lot size is 7513 sq ft.

Key facts

• 7,513 sq ft lot
• Built 1954
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $55 ($659/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 (15.4% below list).
• Recommended offer: $211k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Rock Lake Elementary (math 32% / reading 22%, grade F, #1,969 of 2,144 statewide, top 94%, 279 students, 86% 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 80% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y 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 $75k; list at $250k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $211,398 (15.4% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $315,620
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1911 Rock Lake Dr	0.74mi	3/2.0 (-1)	1,538 (+5%)	6mo	$181,000	$118	47
3825 Washington	0.67mi	3/2.0 (-1)	1,653 (+13%)	18mo	$355,000	$215	28

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-40,342
• Equity at exit: $37,261

10-year hold

• IRR: -11.2%
• Equity multiple: 0.37×
• Total profit: $-43,926
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$200 /mo · $2,406/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $55

Break-even live

Break-even rent $2,044

Max offer price $249,900

Occupancy floor 92%

Sensitivity live

Price	-10% $196	-5% $126	+0% $55	+5% $-16	+10% $-87
Rent	-10% $-112	-5% $-29	+0% $55	+5% $138	+10% $222
Rate	-1.0pp $181	-0.5pp $118	base $55	+0.5pp $-10	+1.0pp $-76

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 N Goldwyn Ave Orlando, FL	3.0	2.0	1531	$2,400	$1.57	26d	1	0.11mi
2314 W South St Orlando, FL	3.0	2.0	1440	$2,000	$1.39	17d	1	0.35mi
414 Sunset Dr Orlando, FL	3.0	1.0	1268	$1,850	$1.46	26d	1	0.52mi
2419 Orange Center Blvd Orlando, FL	3.0	2.0	1526	$2,600	$1.70	26d	1	0.73mi
637 N Tampa Ave Orlando, FL	4.0	2.0	1378	$2,300	$1.67	6d	1	0.96mi
4333 Cynthia St Orlando, FL	3.0	2.0	1039	$1,813	$1.74	24d	1	1.05mi
936 Pinedale Ave Orlando, FL	3.0	2.0	950	$1,499	$1.58	5d	1	1.09mi
936 Pinedale Ave Unit A Orlando, FL	3.0	2.0	950	$1,499	$1.58	24d	1	1.09mi
4431 Barley St Orlando, FL	4.0	1.0	1026	$864	$0.84	26d	1	1.18mi
431 Gilman Cir Orlando, FL	3.0	2.0	1146	$1,626	$1.42	16d	1	1.18mi
701 S Ivey Ln Orlando, FL	2.0–3.0	1.0	871	$1,329	$1.53	26d	1	1.28mi
1045 Polk St Unit 1049B Orlando, FL	3.0	1.0	1062	$1,650	$1.55	26d	1	1.28mi
200 Fanfair Ave Orlando, FL	3.0	1.0	941	$1,730	$1.84	10d	1	1.31mi
1040 Randall St Orlando, FL	3.0	1.0	958	$1,850	$1.93	26d	1	1.34mi
1100 N John Young Pkwy Orlando, FL	1.0–3.0	1.0–2.0	977	$2,569	$2.63	0d	11	1.34mi
4118 Minoso St Orlando, FL	3.0	1.0	1213	$1,820	$1.50	0d	1	1.35mi
1209 Carlsbad Pl Orlando, FL	4.0	1.0	1500	$1,800	$1.20	26d	1	1.41mi

Listing history 22 events

1. 2026-03-19
   status Pending
2. 2026-03-12
   listed $249,900 Active
3. 2025-02-28
   historical
4. 2024-03-07
   status Active
5. 2024-02-20
   historical
6. 2024-01-23
   listed $330,000 Active
7. 2021-04-23
   soldstatus $75,000 Closed 164-char remark

   Show marketing remark (164 chars)

   This is a 3bedroom 1 bath property. Great for any investor looking for a major rehab project or could be torn down for a new build. property lot size is 7513 sq ft.

8. 2021-04-13
   status Pending 164-char remark

   Show marketing remark (164 chars)

   This is a 3bedroom 1 bath property. Great for any investor looking for a major rehab project or could be torn down for a new build. property lot size is 7513 sq ft.

9. 2021-03-22
   listed $74,900 Active 164-char remark

   Show marketing remark (164 chars)

   This is a 3bedroom 1 bath property. Great for any investor looking for a major rehab project or could be torn down for a new build. property lot size is 7513 sq ft.

10. 2020-11-10
    soldstatus $74,000
11. 2020-10-22
    soldstatus $74,000 Sold
12. 2020-10-13
    price $85,000
13. 2020-09-29
    price $89,999
14. 2020-09-27
    soldstatus $74,000 Sold
15. 2020-09-17
    price $99,999
16. 2020-09-17
    listed $109,000 Active
17. 2020-08-18
    price $109,000
18. 2020-07-06
    price $129,999
19. 2020-04-08
    price $135,000
20. 2020-03-12
    listed $140,000 Active
21. 2018-09-19
    soldstatus $69,000
22. 2018-09-18
    soldstatus $62,500

ⓘ 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: $2,406 · $200/mo
• Projected year-2 tax: $2,406 · $200/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 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: $25,368
• − Mortgage interest: −$13,998
• − Property taxes: −$2,406
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$7,270
• Taxable loss: −$3,614
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $1,527/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

• 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

+299.8% since first listed

22 events — show timeline

• 2026-03-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-02-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-23 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-23 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-22 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2020-11-10 Sold (Public Records) $74,000 Public Records
• 2020-10-22 Sold (MLS) $74,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-13 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-29 Price Changed $89,999 Stellar MLS as Distributed by MLS Grid
• 2020-09-27 Sold (MLS) $74,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-17 Price Changed $99,999 Stellar MLS as Distributed by MLS Grid
• 2020-09-17 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-18 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-06 Price Changed $129,999 Stellar MLS as Distributed by MLS Grid
• 2020-04-08 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-12 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-19 Sold (Public Records) $69,000 Public Records
• 2018-09-18 Sold (Public Records) $62,500 Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,406 · +10.1% YoY. Source: county tax records.