4707 Chevy Pl Unit 131A2 · Orlando, FL 32811

$169,900

2 bd · 1.0 ba · 876 sqft · Condo · 132 Days on market

Built 1984 Good condition $194/sqft · 7% below area Est $183k · 7% under $344/mo HOA · 22% 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).

• ARV discount +10.6/15.0
• Cash flow +6.8/30.0
• 1% rule +4.4/10.0
• Livability +4.3/5.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This inviting 2-bedroom, 1-bath condo offers a comfortable and updated living space with thoughtful finishes throughout. Brand-new carpet adds warmth to the stair well and living areas, while durable tile flooring enhances the kitchen and bath and bedrooms for easy maintenance. The newly refurbished bathroom creating a clean, refreshed feel. The kitchen is equipped with sleek stainless steel appliances and plenty of workspace, making meal prep simple and stylish. A washer and dryer are included for added convenience, allowing you to handle laundry from the comfort of home.

Key facts

• Brand new carpet
• $344 HOA
• Community pool

Tags

• BRAND NEW CARPET
• DURABLE TILE FLOORING
• NEWLY REFURBISHED BATHROOM
• STAINLESS STEEL APPLIANCES
• WASHER AND DRYER INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (6.4% below list).
• Recommended offer: $132k (22.3% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.1% 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: Millennia Elementary (math 31% / reading 35%, grade F, #1,773 of 2,144 statewide, top 83%, 833 students, 47% FRL); Southwest Middle (math 49% / reading 53%, grade C, #237 of 571 statewide, top 43%, 1,385 students, 40% FRL); Dr. Phillips High (math 21% / reading 49%, grade F, #379 of 667 statewide, top 58%, 3,202 students, 44% FRL).
• Market conditions: Rents flat; 394 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 35% of the median local income ($54k/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 $5k 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 132 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $132,076 (22.3% 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 132 days. Have you received any prior offers? Is the seller open to a 22% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.59%
• DSCR: 0.71
• GRM: 8.9

CMA / ARV

• ARV (median comp): $182,627
• List price: $169,900
• Delta: -6.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4836 Marks Ter #394	0.23mi	2/2.0	860 (-2%)	1mo	$215,000	$250	82
5160 Conroy Rd #37	0.41mi	2/2.0	988 (+13%)	1mo	$125,000	$127	54
5144 Conroy Rd #13	0.37mi	2/2.0	1,028 (+17%)	2mo	$149,000	$145	52
5100 Conroy Rd #26	0.48mi	1/1.0 (-1)	711 (-19%)	2mo	$125,000	$176	46
3605 Conroy Rd #516	1.22mi	1/1.0 (-1)	782 (-11%)	0mo	$135,000	$173	42
3751 Conroy Rd #2315	1.03mi	1/1.0 (-1)	782 (-11%)	2mo	$130,000	$166	41
5089 Eaglesmere Dr Unit D09	1.43mi	2/1.5	999 (+14%)	0mo	$140,000	$140	39
4356 S Kirkman Rd #514	1.34mi	2/2.0	1,042 (+19%)	1mo	$159,000	$153	35
5247 Vineland Rd #202	0.94mi	2/2.0	1,048 (+20%)	2mo	$173,000	$165	34
4228 Kirkland Blvd	1.49mi	3/1.0 (+1)	1,020 (+16%)	1mo	$260,000	$255	34
5455 Vineland Rd #3310	1.00mi	1/1.0 (-1)	734 (-16%)	1mo	$159,000	$217	34
4316 S Kirkman Rd #1611	1.30mi	1/1.0 (-1)	729 (-17%)	1mo	$130,000	$178	34

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 · 0.15% rent growth · sell at horizon

5-year hold

• IRR: -31.9%
• Equity multiple: -0.02×
• Total profit: $-48,379
• Equity at exit: $25,333

10-year hold

• IRR: -65.5%
• Equity multiple: -0.68×
• Total profit: $-79,801
• Equity at exit: $14,690

Cash invested: $47,572 (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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $128,000 ($180/sqft)
• Median days on market: 6 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +15.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32811

• Home prices YoY: -33.8%
• Rents YoY: 0.1%
• Active inventory: 394
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$344
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-261

Break-even live

Break-even rent $1,922

Max offer price $132,076

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-203	+0% $-261	+5% $-320	+10% $-379
Rent	-10% $-387	-5% $-324	+0% $-261	+5% $-199	+10% $-136
Rate	-1.0pp $-176	-0.5pp $-218	base $-261	+0.5pp $-305	+1.0pp $-350

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: $42,475
• Closing costs: $5,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 Chevy Pl Orlando, FL	2.0	1.0	876	$1,499	$1.71	164d	1	0.01mi
4704 Chevy Pl #180 Orlando, FL	2.0	1.0	825	$1,839	$2.23	121d	1	0.03mi
4702 Sutton Ter #108 Orlando, FL	2.0	1.0	796	$1,550	$1.95	75d	1	0.04mi
4702 Sutton Ter #108 Orlando, FL	2.0	1.0	796	$1,600	$2.01	112d	1	0.04mi
4719 Capri Pl Orlando, FL	2.0	2.0	860	$1,595	$1.85	10d	1	0.06mi
4607 Gate Pl #202 Orlando, FL	2.0	2.0	1080	$1,700	$1.57	10d	1	0.13mi
4613 Gate Pl #104 Orlando, FL	2.0	2.0	1080	$1,595	$1.48	5d	1	0.14mi
4708 Olive Branch Rd Orlando, FL	1.0	1.0	684	$1,349	$1.97	7d	1	0.15mi
4807 Brighton Ter Unit F-202 Orlando, FL	2.0	2.0	1080	$1,690	$1.56	7d	1	0.17mi
4700 Cason Cove Dr Orlando, FL	2.0–4.0	2.0	1129	$1,299	$1.15	0d	9	0.18mi
4807 Normandy Pl #202 Orlando, FL	2.0	2.0	1080	$1,650	$1.53	122d	1	0.20mi
4817 Normandy Pl #105 Orlando, FL	2.0	2.0	1080	$1,750	$1.62	10d	1	0.21mi
4852 Marks Ter #52 Orlando, FL	2.0	2.0	934	$1,800	$1.93	85d	1	0.22mi
4641 Cason Cove Dr Orlando, FL	1.0–2.0	1.0–2.0	850	$1,811	$2.13	0d	21	0.23mi
4822 Cason Cove Dr Orlando, FL	2.0–3.0	2.0	1010	$1,599	$1.58	6d	3	0.28mi
5140 Conroy Rd Unit 817 Orlando, FL	2.0	2.0	988	$1,700	$1.72	10d	1	0.32mi
5128 Conroy Rd Unit 713HOA Orlando, FL	1.0	1.0	597	$1,250	$2.09	133d	1	0.34mi
5128 Conroy Rd Orlando, FL	1.0	1.0	597	$1,250	$2.09	130d	1	0.34mi
5128 Conroy Rd Unit 718 Orlando, FL	2.0	1.5	919	$1,550	$1.69	27d	1	0.34mi
5128 Conroy Rd Orlando, FL	2.0	1.0–1.5	919	$1,450	$1.58	10d	2	0.34mi
4701 Walden Cir Orlando, FL	2.0	1.0–2.0	576	$1,526	$2.65	0d	9	0.36mi
5144 Conroy Rd Unit 10-33 Orlando, FL	2.0	2.0	1028	$1,600	$1.56	164d	1	0.36mi
5144 Conroy Rd #35 Orlando, FL	2.0	2.0	1028	$1,690	$1.64	124d	1	0.36mi
5124 Conroy Rd #12 Orlando, FL	2.0	2.0	988	$1,700	$1.72	134d	1	0.36mi
5132 Conroy Rd Orlando, FL	2.0	2.0	1028	$1,450	$1.41	10d	1	0.36mi
5124 Conroy Rd #17 Orlando, FL	2.0	2.0	988	$1,700	$1.72	103d	1	0.37mi
5124 Conroy Rd #18 Orlando, FL	2.0	2.0	988	$1,650	$1.67	37d	1	0.37mi
5124 Conroy Rd Orlando, FL	1.0–2.0	1.0–2.0	849	$1,495	$1.76	1d	2	0.37mi
5124 Conroy Rd Orlando, FL	1.0–2.0	1.0–2.0	849	$1,600	$1.88	33d	2	0.37mi
5156 Conroy Rd #16 Orlando, FL	2.0	2.0	1028	$1,650	$1.61	75d	1	0.37mi
5156 Conroy Rd #1116 Orlando, FL	2.0	2.0	1028	$1,550	$1.51	164d	1	0.37mi
4704 Walden Cir #32 Orlando, FL	1.0	1.0	560	$1,300	$2.32	10d	1	0.38mi
5120 Conroy Rd #28 Orlando, FL	2.0	2.0	988	$1,750	$1.77	164d	1	0.38mi
5120 Conroy Rd Unit 516 Orlando, FL	1.0	1.0	711	$1,250	$1.76	109d	1	0.38mi
5120 Conroy Rd #511 Orlando, FL	2.0	2.0	988	$1,595	$1.61	157d	1	0.39mi
5120 Conroy Rd Orlando, FL	1.0–2.0	1.0–2.0	849	$1,600	$1.88	23d	2	0.39mi
5120 Conroy Rd #511 Orlando, FL	2.0	2.0	988	$1,595	$1.61	164d	1	0.39mi
4708 Walden Cir Orlando, FL	1.0	1.0	728	$1,300	$1.79	126d	1	0.39mi
4708 Walden Cir Orlando, FL	1.0	1.0	696	$1,212	$1.74	134d	2	0.39mi
4708 Walden Cir Unit 1812 Orlando, FL	2.0	2.0	1020	$1,550	$1.52	45d	1	0.39mi

Property features AI

Finance

• Other: Total annual fees $4,128
• HOA & community: Townes of Southgate Condominium HOAMonthly HOA dues of $344 (includes water)Association maintenance providedCommunity clubhouse, pool, and tennis courtsPets allowed (cats and dogs OK, breed restrictions apply)

Exterior

• Utilities: Public waterPublic sewer / sewer connectedElectricity availableCable availableBB/HS Internet available
• Home design: Residential condominiumTwo-story buildingUnit on 2nd floorUnit faces southwest
• Construction: Cement siding and stucco exteriorTile roofSlab foundationBuilding identified as BLDG 4
• Exterior features: French doorsAsphalt road access

Interior

• Kitchen: DishwasherDisposalRangeRange hoodRefrigeratorFreezerIce maker
• Bedrooms: 2 bedrooms (one located on the 2nd floor)
• Flooring: CarpetCeramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansLiving room/dining room comboThermostatSmoke detector(s)
• Laundry & utility: WasherDryerLaundry closet

HOA detail $344/mo · $4,128/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-07-14
   days on market $169,900 Active 132 DOM
2. 2026-07-13
   days on market $169,900 Active 131 DOM
3. 2026-07-13
   days on market $169,900 Active 130 DOM
4. 2026-07-11
   days on market $169,900 Active 129 DOM
5. 2026-07-10
   days on market $169,900 Active 128 DOM
6. 2026-07-10
   days on market $169,900 Active 127 DOM
7. 2026-07-07
   days on market $169,900 Active 125 DOM
8. 2026-07-06
   days on market $169,900 Active 124 DOM
9. 2026-07-05
   days on market $169,900 Active 123 DOM
10. 2026-07-03
    days on market $169,900 Active 121 DOM
11. 2026-07-02
    days on market $169,900 Active 120 DOM
12. 2026-07-01
    days on market $169,900 Active 119 DOM
13. 2026-06-30
    days on market $169,900 Active 118 DOM
14. 2026-06-29
    days on market $169,900 Active 117 DOM
15. 2026-06-28
    days on market $169,900 Active 116 DOM
16. 2026-06-27
    days on market $169,900 Active 115 DOM
17. 2026-06-26
    days on market $169,900 Active 114 DOM
18. 2026-06-24
    days on market $169,900 Active 112 DOM
19. 2026-06-22
    days on market $169,900 Active 110 DOM
20. 2026-06-21
    days on market $169,900 Active 109 DOM
21. 2026-06-18
    days on market $169,900 Active 106 DOM
22. 2026-06-17
    days on market $169,900 Active 105 DOM
23. 2026-06-16
    days on market $169,900 Active 104 DOM
24. 2026-06-15
    days on market $169,900 Active 103 DOM
25. 2026-06-13
    days on market $169,900 Active 101 DOM
26. 2026-06-13
    days on market $169,900 Active 100 DOM
27. 2026-06-09
    days on market $169,900 Active 97 DOM
28. 2026-06-08
    days on market $169,900 Active 96 DOM
29. 2026-06-07
    days on market $169,900 Active 95 DOM
30. 2026-06-04
    days on market $169,900 Active 92 DOM
31. 2026-06-03
    days on market $169,900 Active 91 DOM
32. 2026-06-02
    days on market $169,900 Active 90 DOM
33. 2026-06-02
    days on market $169,900 Active 89 DOM
34. 2026-05-31
    days on market $169,900 Active 88 DOM
35. 2026-03-04
    listed $169,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,090
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − HOA: −$4,128
• − Depreciation: −$4,943
• Taxable loss: −$5,950
• Est. tax savings @ 24.0%: +$1,428
• After-tax cash flow: $-1,709/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $4,380–$13,140 screening

This move-in ready townhouse features updated finishes and a clean, inviting interior. Minor exterior touch-ups and some interior updates could further enhance its value.

Value-add opportunities

• Resale Paint the exterior walls — Fresh paint can significantly enhance curb appeal and property value. ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and can add value to the home. ↑
• Rental Install smart home devices — Smart home devices can attract tech-savvy renters and add convenience. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Millennia Elementary F FL #1,773/2,144 Nat'l #24,614/41,679 Middle Southwest Middle C FL #237/571 Nat'l #3,276/14,009 High Dr. Phillips High F FL #379/667 Nat'l #9,567/17,239

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

A Composite livability gradescore 86/100

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 · 1,618,226 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 41,475
• Household income: $54,082
• Rent vs Own: 69.9% rent · 30.1% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 50% Hispanic / Latino 27% Two or more races 17% White 12% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Dominican 2%
• Languages at home: 62% English-only · Spanish 21% French/Haitian/Cajun 8% Other Indo-European 6%

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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: ▼ -145.37%
• Current HPI: 284.9191
• Rent YoY: ▲ 0.15%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Total annual fees $4,128
• HOA & community: Townes of Southgate Condominium HOAMonthly HOA dues of $344 (includes water)Association maintenance providedCommunity clubhouse, pool, and tennis courtsPets allowed (cats and dogs OK, breed restrictions apply)

Exterior

• Utilities: Public waterPublic sewer / sewer connectedElectricity availableCable availableBB/HS Internet available
• Home design: Residential condominiumTwo-story buildingUnit on 2nd floorUnit faces southwest
• Construction: Cement siding and stucco exteriorTile roofSlab foundationBuilding identified as BLDG 4
• Exterior features: French doorsAsphalt road access

Interior

• Kitchen: DishwasherDisposalRangeRange hoodRefrigeratorFreezerIce maker
• Bedrooms: 2 bedrooms (one located on the 2nd floor)
• Flooring: CarpetCeramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansLiving room/dining room comboThermostatSmoke detector(s)
• Laundry & utility: WasherDryerLaundry closet

Price history

1 event — show timeline

• 2026-03-04 Listed $169,900 Stellar MLS as Distributed by MLS Grid