1535 Hialeah St · Pine Hills, FL 32808

$249,990

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 116 Days on market

Built 1956 8,275 sqft lot Est $193k · 29% over

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Why this score? — see what drove the F 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 +13.3/30.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer-Upper Opportunity – CASH BUYERS ONLY! This 3-bedroom, 1-bathroom home is full of potential and ready for your personal touch. It needs TLC but offers a spacious layout with separate living, dining, and storage rooms—perfect for creating a customized living space. 1-car carport is located on the right side of the house for convenient parking. Enjoy a large, fenced-in backyard—ideal for outdoor activities, pets, or future landscaping projects. Great investment opportunity or project for the right buyer! Sold as-is. Serious inquiries only.

Key facts

• Modern flooring
• Quartz countertops
• Refined bathroom

Tags

• MODERN FLOORING
• FULLY REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• NEW CUSTOM CABINETRY
• REFINED BATHROOM

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence; Zoning: R-1A; Lot size approximately 0.19 acres (0 to less than 1/4 acre); Living area about 1,116 (source: public records); Building area total listed as 1,575; Unit is unfurnished; No lease restrictions indicated
• HOA & community: No HOA association indicated

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity available and connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces southwest
• Construction: Block and concrete construction; Built-up roof; Slab foundation; Built in (year not provided)
• Exterior features: Private mailbox; Sidewalk; Asphalt road surface

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Solid surface counters; Stone counters; Solid wood cabinets; Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry accessible from corridor; Outside laundry access; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-1 ($-13/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (18.6% below list).
• Recommended offer: $204k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Pine Hills — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#317 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, 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: Pine Hills Elementary (math 21% / reading 20%, grade F, #2,094 of 2,144 statewide, top 98%, 669 students, 83% FRL); Maynard Evans High (math 12% / reading 27%, grade F, #562 of 667 statewide, top 85%, 2,417 students, 69% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 48% district-wide (-28 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 251 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k 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 116 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $203,504 (18.6% 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 116 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $193,068
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1521 N Hastings St	0.10mi	3/1.0	1,101 (-1%)	24mo	$190,000	$173	74
5610 Astoria Pl	0.34mi	3/1.0	1,032 (-8%)	2mo	$234,520	$227	70
6154 Balboa Dr	0.32mi	3/1.5	1,206 (+8%)	9mo	$215,250	$178	62
1607 Pontiac Ct	0.74mi	3/1.0	1,105 (-1%)	16mo	$170,000	$154	50
1202 Elinore Dr	0.61mi	3/1.0	1,218 (+9%)	24mo	$185,000	$152	36
1809 Elm Ridge Ct	0.72mi	3/2.0	1,229 (+10%)	11mo	$200,000	$163	36
5917 Wolf Rd	0.56mi	3/2.0	1,266 (+13%)	16mo	$225,000	$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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.33×
• Total profit: $-46,583
• Equity at exit: $37,274

10-year hold

• IRR: -19.7%
• Equity multiple: 0.09×
• Total profit: $-63,870
• Equity at exit: $21,615

Cash invested: $69,997 (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 32808

• Home prices YoY: -22.6%
• Rents YoY: -0.3%
• Active inventory: 251
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$194 /mo · $2,323/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-1

Break-even live

Break-even rent $2,036

Max offer price $249,804

Occupancy floor 95%

Sensitivity live

Price	-10% $140	-5% $70	+0% $-1	+5% $-72	+10% $-143
Rent	-10% $-162	-5% $-81	+0% $-1	+5% $79	+10% $160
Rate	-1.0pp $125	-0.5pp $63	base $-1	+0.5pp $-66	+1.0pp $-132

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6033 Balboa Dr Orlando, FL	3.0	2.0	1269	$2,300	$1.81	23d	1	0.18mi
520 Hacienda Ct Pine Hills, FL	3.0	1.0	825	$1,850	$2.24	25d	1	0.34mi
1020 barnett villas Dr Orlando, FL	1.0–3.0	1.0–2.0	934	$1,930	$2.07	25d	1	0.41mi
812 N Hudson St Pine Hills, FL	2.0	2.0	950	$1,600	$1.68	25d	1	0.51mi
5103 Cochita Dr Orlando, FL	4.0	2.0	1168	$1,995	$1.71	25d	1	0.56mi
1214 N Pine Hills Rd Unit 1 Orlando, FL	4.0	2.0	1069	$3,900	$3.65	21d	1	0.66mi
1529 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$1,995	$1.80	9d	1	0.74mi
1537 Ridge Pointe Dr Orlando, FL	3.0	2.0	1108	$2,200	$1.99	25d	1	0.76mi
5505 Hernandes Dr #113 Orlando, FL	2.0	1.0	728	$1,175	$1.61	25d	1	0.79mi
5009 Deauville Dr Orlando, FL	4.0	3.0	1224	$2,000	$1.63	25d	1	0.81mi
1213 Roger Babson Rd Unit 1 Orlando, FL	4.0	2.0	1380	$2,499	$1.81	9d	1	0.85mi
2203 Silver Pines Pl #601 Orlando, FL	2.0	1.0	962	$1,500	$1.56	25d	1	0.92mi
4901 Hernandes Dr Orlando, FL	4.0	2.0	1124	$1,830	$1.63	25d	1	0.94mi
2222 Silver Pines Pl #902 Orlando, FL	3.0	2.5	1472	$1,500	$1.02	9d	1	0.95mi
5402 Pine Chase Dr Orlando, FL	2.0–3.0	2.0	1133	$1,695	$1.50	3d	4	0.96mi
1407 Sunridge Rd Orlando, FL	3.0	2.0	1124	$1,945	$1.73	9d	1	0.99mi
6119 Melbourne Ave Orlando, FL	3.0	2.0	1109	$1,999	$1.80	21d	1	1.03mi
6215 Melbourne Ave Orlando, FL	3.0	2.0	1250	$850	$0.68	19d	1	1.05mi
686 Walkup Dr Orlando, FL	4.0	2.0	1400	$2,050	$1.46	25d	1	1.11mi
5600 Silver Star Rd Orlando, FL	1.0–3.0	1.0–2.0	850	$1,545	$1.82	15d	6	1.12mi
137 N Nowell St Orlando, FL	3.0	1.5	1167	$2,300	$1.97	19d	1	1.16mi
2429 Sandy Ln Orlando, FL	3.0	2.0	1418	$2,490	$1.76	23d	1	1.19mi
7097 Balboa Dr #7097 Orlando, FL	2.0	1.0	1042	$1,500	$1.44	25d	1	1.20mi
6872 Alta Westgate Dr Orlando, FL	2.0–3.0	2.0	1190	$1,700	$1.43	9d	1	1.21mi
2637 Healy Dr Orlando, FL	3.0	1.5	1300	$1,900	$1.46	5d	1	1.39mi

Listing history 16 events

1. 2026-06-02
   statusdays on market $249,990 Pending 116 DOM
2. 2026-05-31
   days on market $249,990 Active 115 DOM
3. 2026-04-08
   price $249,990
4. 2026-02-05
   listed $264,990 Active
5. 2025-11-18
   soldstatus $172,500
6. 2025-11-12
   soldstatus $165,000 Closed 566-char remark

   Show marketing remark (566 chars)

   Fixer-Upper Opportunity – CASH BUYERS ONLY! This 3-bedroom, 1-bathroom home is full of potential and ready for your personal touch. It needs TLC but offers a spacious layout with separate living, dining, and storage rooms—perfect for creating a customized living space. 1-car carport is located on the right side of the house for convenient parking. Enjoy a large, fenced-in backyard—ideal for outdoor activities, pets, or future landscaping projects. Great investment opportunity or project for the right buyer! Sold as-is. Serious inquiries only.

7. 2025-11-04
   status Pending 566-char remark

   Show marketing remark (566 chars)

   Fixer-Upper Opportunity – CASH BUYERS ONLY! This 3-bedroom, 1-bathroom home is full of potential and ready for your personal touch. It needs TLC but offers a spacious layout with separate living, dining, and storage rooms—perfect for creating a customized living space. 1-car carport is located on the right side of the house for convenient parking. Enjoy a large, fenced-in backyard—ideal for outdoor activities, pets, or future landscaping projects. Great investment opportunity or project for the right buyer! Sold as-is. Serious inquiries only.

8. 2025-10-28
   status Active 566-char remark

   Show marketing remark (566 chars)

   Fixer-Upper Opportunity – CASH BUYERS ONLY! This 3-bedroom, 1-bathroom home is full of potential and ready for your personal touch. It needs TLC but offers a spacious layout with separate living, dining, and storage rooms—perfect for creating a customized living space. 1-car carport is located on the right side of the house for convenient parking. Enjoy a large, fenced-in backyard—ideal for outdoor activities, pets, or future landscaping projects. Great investment opportunity or project for the right buyer! Sold as-is. Serious inquiries only.

9. 2025-10-27
   status Pending 566-char remark

   Show marketing remark (566 chars)

   Fixer-Upper Opportunity – CASH BUYERS ONLY! This 3-bedroom, 1-bathroom home is full of potential and ready for your personal touch. It needs TLC but offers a spacious layout with separate living, dining, and storage rooms—perfect for creating a customized living space. 1-car carport is located on the right side of the house for convenient parking. Enjoy a large, fenced-in backyard—ideal for outdoor activities, pets, or future landscaping projects. Great investment opportunity or project for the right buyer! Sold as-is. Serious inquiries only.

10. 2025-10-24
    listed $169,900 Active 566-char remark

    Show marketing remark (566 chars)

    Fixer-Upper Opportunity – CASH BUYERS ONLY! This 3-bedroom, 1-bathroom home is full of potential and ready for your personal touch. It needs TLC but offers a spacious layout with separate living, dining, and storage rooms—perfect for creating a customized living space. 1-car carport is located on the right side of the house for convenient parking. Enjoy a large, fenced-in backyard—ideal for outdoor activities, pets, or future landscaping projects. Great investment opportunity or project for the right buyer! Sold as-is. Serious inquiries only.

11. 2025-01-26
    soldstatus Closed 624-char remark

    Show marketing remark (624 chars)

    This is a Traditional Sale. Will respond to ANY offer within 24 hours. This wonderful 3 bedroom 1 bathroom is in GREAT condition! There is fresh paint inside and out. There have been NEW blinds, NEW fixtures, and BRAND NEW carpet installed throughout the property. The kitchen has brand new countertops. There will be a Brand new stove and dishwasher installed prior to closing. There are ceramic tiles installed throughout the property which makes for easy cleaning. The Living room, Dinning room, and Family room are all separate providing a spacious atmosphere. The large fenced in back yard also contains a storage unit.

12. 2014-12-04
    soldstatus $57,500
13. 2014-04-22
    historical 624-char remark

    Show marketing remark (624 chars)

    This is a Traditional Sale. Will respond to ANY offer within 24 hours. This wonderful 3 bedroom 1 bathroom is in GREAT condition! There is fresh paint inside and out. There have been NEW blinds, NEW fixtures, and BRAND NEW carpet installed throughout the property. The kitchen has brand new countertops. There will be a Brand new stove and dishwasher installed prior to closing. There are ceramic tiles installed throughout the property which makes for easy cleaning. The Living room, Dinning room, and Family room are all separate providing a spacious atmosphere. The large fenced in back yard also contains a storage unit.

14. 2013-09-30
    listed $57,900 Active 624-char remark

    Show marketing remark (624 chars)

    This is a Traditional Sale. Will respond to ANY offer within 24 hours. This wonderful 3 bedroom 1 bathroom is in GREAT condition! There is fresh paint inside and out. There have been NEW blinds, NEW fixtures, and BRAND NEW carpet installed throughout the property. The kitchen has brand new countertops. There will be a Brand new stove and dishwasher installed prior to closing. There are ceramic tiles installed throughout the property which makes for easy cleaning. The Living room, Dinning room, and Family room are all separate providing a spacious atmosphere. The large fenced in back yard also contains a storage unit.

15. 1989-10-01
    soldstatus $55,000
16. 1970-06-01
    soldstatus $14,500

ⓘ 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: $2,323 · $194/mo
• Projected year-2 tax: $2,323 · $194/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,420
• − Mortgage interest: −$14,003
• − Property taxes: −$2,323
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$7,272
• Taxable loss: −$4,336
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $1,028/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 — Pine Hills

• Score: 73/100
• State rank: #317
• US rank: #5362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Hills, FL
• County: Orange County · 1,471,359 people
• City population: 60,203
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 60,203
• Household income: $49,700
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4039.0

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 (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 13% White 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Hispanic 20% Lithuanian 1% Scandinavian 0%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 18% Spanish 11% Other Indo-European 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: ▼ -110.15%
• Current HPI: 376.3801
• Rent YoY: ▼ -0.27%
• 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

+1624.1% since first listed

14 events — show timeline

• 2026-04-08 Price Changed $249,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $264,990 Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Sold (Public Records) $172,500 Public Records
• 2025-11-12 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-24 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-26 Sold (MLS) — Stellar MLS as Distributed by MLS Grid
• 2014-12-04 Sold (Public Records) $57,500 Public Records
• 2014-04-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-09-30 Listed $57,900 Stellar MLS as Distributed by MLS Grid
• 1989-10-01 Sold (Public Records) $55,000 Public Records
• 1970-06-01 Sold (Public Records) $14,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,323 · +13.2% YoY. Source: county tax records.