4785 S Texas Ave Unit 4785C · Orlando, FL 32839

$98,900

2 bd · 2.0 ba · 976 sqft · Condo public records · 82 Days on market

Built 1973 $409/mo HOA · 28% of rent

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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 +15.8/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 2-bedroom, 2-bath condo offering a great opportunity for investors, snowbirds, or first-time home buyers. This well-maintained unit features an open and functional layout with spacious living and dining areas, private balcony access, and a nicely upgraded kitchen with wood cabinetry, granite countertops, and modern appliances. Both bathrooms have been refreshed with matching granite-top vanities, and the neutral color palette makes the space feel clean, bright, and move-in ready. Conveniently located near major roadways, shopping, dining, and area attractions, this is a solid option for an owner-occupant or as a low-maintenance investment property.

Key facts

• Upgraded kitchen
• Granite countertops
• $409 HOA

Tags

• PRIVATE BALCONY ACCESS
• UPGRADED KITCHEN
• GRANITE COUNTERTOPS
• MATCHING GRANITE-TOP VANITIES

Property features AI

Finance

• Other: Unfurnished unit
• Financial info: Total monthly fees: $409; Total annual fees: $4,908; Lease restrictions apply
• HOA & community: Monthly association fee of $409 covering structure and grounds maintenance and pool; Association approval required; Pool and sidewalks in the community; Pets allowed (maximum weight 50 lbs)

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential condominium; 2 total stories; unit located on 2nd floor; Faces east
• Construction: Stucco construction; Shingle roof; Built on slab foundation
• Exterior features: Balcony; Sidewalk

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Thermostat; Building does not have an elevator
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $45 ($543/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Palmetto Elementary (math 31% / reading 33%, grade F, #1,797 of 2,144 statewide, top 86%, 805 students, 75% FRL); Memorial Middle (math 29% / reading 30%, grade F, #469 of 571 statewide, top 84%, 944 students, 75% FRL); Oak Ridge High (math 17% / reading 27%, grade F, #544 of 667 statewide, top 82%, 2,477 students, 66% FRL) — zoned schools average 72% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-21 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 (-0.5%/yr); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($47k/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 $684 of loan paydown is wiped out by about $3k 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 82 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $99k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• 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 $92,966 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.46% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 5.7

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: -18.3%
• Equity multiple: 0.38×
• Total profit: $-17,094
• Equity at exit: $14,746

10-year hold

• IRR: -25.0%
• Equity multiple: 0.05×
• Total profit: $-26,384
• Equity at exit: $8,551

Cash invested: $27,692 (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 32839

• Home prices YoY: -20.1%
• Rents YoY: -0.5%
• Active inventory: 224
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$519
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$41
• HOA: −$409
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $45

Break-even live

Break-even rent $1,384

Max offer price $98,900

Occupancy floor 92%

Sensitivity live

Price	-10% $101	-5% $73	+0% $45	+5% $17	+10% $-11
Rent	-10% $-69	-5% $-12	+0% $45	+5% $102	+10% $159
Rate	-1.0pp $95	-0.5pp $70	base $45	+0.5pp $20	+1.0pp $-6

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4795 S Texas Ave Unit 4795A Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.02mi
4801 S Texas Ave Unit 4801D Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.03mi
4791 S Texas Ave Orlando, FL	2.0	2.0	976	$1,300	$1.33	25d	1	0.03mi
4807 S Texas Ave Unit 4807C Orlando, FL	1.0	1.0	756	$1,599	$2.12	25d	1	0.05mi
4807 S Texas Ave Unit 4807D Orlando, FL	1.0	1.0	756	$1,349	$1.78	25d	1	0.05mi
4725 S Texas Ave Apt C Orlando, FL	2.0	2.0	976	$1,249	$1.28	25d	1	0.06mi
4733 S Texas Ave Unit 4733B Orlando, FL	2.0	2.0	976	$1,450	$1.49	23d	1	0.07mi
4711 S Texas Ave Unit 4711A Orlando, FL	2.0	2.0	976	$1,600	$1.64	25d	1	0.08mi
4779 S Texas Ave Unit 4779D Orlando, FL	2.0	2.0	976	$1,450	$1.49	4d	1	0.09mi
4759 S Texas Ave Unit 4759C Orlando, FL	2.0	2.0	976	$1,450	$1.49	18d	1	0.09mi
4703 S Texas Ave Unit A Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.12mi
1924 Lake Atriums Cir #62 Orlando, FL	2.0	2.0	864	$1,450	$1.68	25d	1	0.13mi
4789 S Texas Ave Apt A Orlando, FL	2.0	2.0	976	$1,500	$1.54	9d	1	0.13mi
4767 S Texas Ave Unit 4767B Orlando, FL	2.0	2.0	976	$1,450	$1.49	15d	1	0.13mi
4749 S Texas Ave Unit 4749C Orlando, FL	2.0	2.0	976	$1,450	$1.49	25d	1	0.14mi
1916 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,172	$1.98	0d	3	0.14mi
1940 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,225	$2.07	25d	4	0.16mi
5208 Via Hacienda Cir Unit 101 Orlando, FL	2.0	2.0	1073	$2,000	$1.86	25d	1	0.16mi
1908 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,124	$1.90	25d	3	0.17mi
1948 Lake Atriums Cir Orlando, FL	2.0–3.0	2.0	864	$1,450	$1.68	9d	3	0.19mi
5219 Via Hacienda Cir Unit B209 Orlando, FL	2.0	2.0	1073	$1,500	$1.40	18d	1	0.19mi
2201 Metropolitan Way Orlando, FL	2.0	2.0	874	$1,475	$1.69	4d	1	0.20mi
5214 Via Hacienda Cir Apt 207 Orlando, FL	2.0	2.0	1073	$1,500	$1.40	0d	1	0.20mi
1972 Lake Atriums Cir #181 Orlando, FL	2.0	2.0	864	$1,300	$1.50	25d	1	0.20mi
1972 Lake Atriums Cir #180 Orlando, FL	1.0	1.0	526	$1,150	$2.19	0d	1	0.20mi
1902 Honour Rd Unit 1902-23 Orlando, FL	1.0	1.0	650	$1,200	$1.85	25d	1	0.21mi
1902 Honour Rd Orlando, FL	3.0	2.0	1000	$1,750	$1.75	25d	1	0.21mi
1916 Honour Rd #1 Orlando, FL	1.0	1.0	650	$1,100	$1.69	25d	1	0.21mi
1926 Honour Rd #4 Orlando, FL	3.0	1.0	910	$1,500	$1.65	25d	1	0.21mi
5226 Via Hacienda Cir Unit A215 Orlando, FL	2.0	2.0	1073	$1,550	$1.44	25d	1	0.21mi
5226 Via Hacienda Cir Unit A116 Orlando, FL	2.0	2.0	934	$1,350	$1.45	25d	1	0.21mi
5226 Via Hacienda Cir Unit A313 Orlando, FL	2.0	2.0	934	$1,400	$1.50	4d	1	0.21mi
5225 Via Hacienda Cir Unit B115 Orlando, FL	2.0	2.0	1073	$1,480	$1.38	25d	1	0.21mi
5124 Park Central Dr Orlando, FL	2.0	2.0	874	$1,648	$1.89	25d	2	0.21mi
1956 Lake Atriums Cir Orlando, FL	2.0	2.0	864	$1,425	$1.65	9d	2	0.21mi
1956 Lake Atriums Cir Orlando, FL	2.0	2.0	864	$1,425	$1.65	16d	3	0.21mi
1956 Lake Atriums Cir #144 Orlando, FL	2.0	2.0	864	$1,500	$1.74	6d	1	0.22mi
5124 Park Central Dr #517 Orlando, FL	2.0	2.0	874	$1,700	$1.95	15d	1	0.22mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	655	$1,225	$1.87	9d	3	0.22mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	526	$1,250	$2.38	12d	2	0.22mi

HOA detail condo

• Monthly dues: $409 · $4,908/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $98,900 Active 82 DOM
2. 2026-06-18
   days on market $98,900 Active 79 DOM
3. 2026-06-17
   days on market $98,900 Active 78 DOM
4. 2026-06-16
   days on market $98,900 Active 77 DOM
5. 2026-06-15
   days on market $98,900 Active 76 DOM
6. 2026-06-13
   days on market $98,900 Active 74 DOM
7. 2026-06-13
   days on market $98,900 Active 73 DOM
8. 2026-06-09
   days on market $98,900 Active 70 DOM
9. 2026-06-08
   days on market $98,900 Active 69 DOM
10. 2026-06-07
    pricedays on market $98,900 Active 68 DOM
11. 2026-06-04
    days on market $99,900 Active 65 DOM
12. 2026-06-03
    days on market $99,900 Active 64 DOM
13. 2026-06-02
    days on market $99,900 Active 63 DOM
14. 2026-06-02
    days on market $99,900 Active 62 DOM
15. 2026-05-31
    days on market $99,900 Active 61 DOM
16. 2026-03-31
    listed $99,900 Active
17. 2012-01-05
    soldstatus $49,900
18. 2011-09-19
    soldstatus $1,558,000

ⓘ 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: $1,491 · $124/mo
• Projected year-2 tax: $1,491 · $124/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: $17,292
• − Mortgage interest: −$5,540
• − Property taxes: −$1,491
• − Insurance: −$494
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − HOA: −$4,908
• − Depreciation: −$2,877
• Taxable loss: −$786
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $731/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): 53,242
• Household income: $47,313
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 5337.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 39% Black 35% Two or more races 17% White 16% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 8% Estonian 1% Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 51% English-only · Spanish 33% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -89.65%
• Current HPI: 357.4828
• Rent YoY: ▼ -0.50%
• 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

-93.6% since first listed

3 events — show timeline

• 2026-03-31 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2012-01-05 Sold (Public Records) $49,900 Public Records
• 2011-09-19 Sold (Public Records) $1,558,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,491 · +7.8% YoY. Source: county tax records.