2873 S Osceola Ave · Orlando, FL 32806

$179,000

1 bd · 1.0 ba · 632 sqft · Other · 37 Days on market

Built 1980 Good condition

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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).

• Cash flow +12.4/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2873 S Osceola Ave Unit A2, where comfort meets convenience in a prime location. This inviting home features a fully remodeled kitchen with modern finishes, updated cabinetry, and a clean, functional layout perfect for everyday living or entertaining. Enjoy peaceful lake views right from your home, creating a relaxing atmosphere you will appreciate daily. Additional highlights include: & acirc; & euro; & cent; On-site shared laundry for convenience & acirc; & euro; & cent; Easy access to major highways, making commuting simple & acirc; & euro; & cent; Close proximity to shopping, dining, and local amenities Please note: Only service animal

Key facts

• Lake views
• Built 1980
• Listed 37 days

Tags

• FULLY REMODELED KITCHEN
• LAKE VIEWS
• ON-SITE SHARED LAUNDRY
• EASY ACCESS TO MAJOR HIGHWAYS
• CLOSE PROXIMITY TO SHOPPING

Property features AI

Exterior

• Home design: Built in 1980; Single-story property
• Construction: Built in 1980; Living area of 632
• Exterior features: Located in the Pineloch subdivision

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-31 ($-367/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (14.7% below list).
• Recommended offer: $153k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Market conditions: Rents soft (-3.0%/yr); 245 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 37 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,719 (14.7% 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 37 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 9.8

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: -20.9%
• Equity multiple: 0.29×
• Total profit: $-35,404
• Equity at exit: $26,689

10-year hold

• IRR: -23.2%
• Equity multiple: -0.01×
• Total profit: $-50,537
• Equity at exit: $15,477

Cash invested: $50,120 (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 32806

• Rents YoY: -3.0%
• Active inventory: 245
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-31

Break-even live

Break-even rent $1,566

Max offer price $174,580

Occupancy floor 97%

Sensitivity live

Price	-10% $93	-5% $31	+0% $-31	+5% $-92	+10% $-154
Rent	-10% $-151	-5% $-91	+0% $-31	+5% $30	+10% $90
Rate	-1.0pp $60	-0.5pp $15	base $-31	+0.5pp $-77	+1.0pp $-124

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
758 E Michigan St #210 Orlando, FL	1.0	1.0	633	$1,350	$2.13	24d	1	0.13mi
3219 S Orange Ave Orlando, FL	3.0	1.0–3.0	1121	$2,350	$2.10	2d	24	0.34mi
2547 S Mills Ave Unit 2 Orlando, FL	1.0	1.0	645	$1,495	$2.32	3d	1	0.48mi
2702 S Brown Ave Orlando, FL	1.0	1.0	400	$1,200	$3.00	16d	1	0.50mi
100 W Grant St Orlando, FL	3.0	1.0–2.0	1088	$1,954	$1.80	3d	17	0.64mi
126 E Harding St Orlando, FL	2.0	1.0	750	$1,550	$2.07	24d	1	0.65mi
2330 S Ferncreek Ave Unit c Orlando, FL	2.0	1.0	589	$1,350	$2.29	13d	1	0.71mi
2330 S Ferncreek Ave Unit c Orlando, FL	2.0	1.0	589	$1,350	$2.29	15d	1	0.71mi
1829 Hollenbeck Dr #3 Orlando, FL	1.0	1.0	540	$1,950	$3.61	22d	1	0.82mi
1829 Hollenbeck Dr #2 Orlando, FL	2.0	1.0	720	$2,250	$3.12	24d	1	0.82mi
1802 Lucerne Ter Orlando, FL	1.0	1.0	536	$1,395	$2.60	24d	1	0.96mi
1527 George St Unit GEOR1527A Orlando, FL	2.0	1.0	740	$1,425	$1.93	24d	1	1.02mi
1916 Chamberlin St Unit 1916 Orlando, FL	1.0	1.0	600	$1,350	$2.25	22d	1	1.05mi
2008 Page Ave Unit 2 Orlando, FL	1.0	1.0	407	$2,100	$5.16	24d	1	1.06mi
2300 E Crystal Lake Ave Orlando, FL	1.0	1.0	700	$1,400	$2.00	22d	1	1.07mi
2276 Raeford Rd Unit A4 Orlando, FL	2.0	1.0	677	$1,599	$2.36	24d	1	1.07mi
1920 Cloverlawn Ave Orlando, FL	2.0	1.0	500	$1,400	$2.80	18d	1	1.11mi
2401 S Bumby Ave Orlando, FL	1.0	1.0	550	$1,314	$2.39	8d	6	1.20mi
2301 Carlton Dr Unit 2 Orlando, FL	1.0	1.0	409	$1,950	$4.77	4d	1	1.34mi
2301 Carlton Dr Unit 3 Orlando, FL	—	1.0	409	$1,800	$4.40	11d	1	1.34mi
3120 Peel Ave Unit 3 Orlando, FL	2.0	1.0	500	$2,100	$4.20	24d	1	1.36mi
3120 Peel Ave Unit 1 Orlando, FL	1.0	1.0	456	$2,100	$4.61	24d	1	1.36mi
3120 Peel Ave #2 Orlando, FL	1.0	1.0	477	$1,800	$3.77	24d	1	1.36mi

Listing history 15 events

1. 2026-06-18
   days on market $179,000 Active 37 DOM
2. 2026-06-17
   days on market $179,000 Active 36 DOM
3. 2026-06-16
   days on market $179,000 Active 35 DOM
4. 2026-06-15
   days on market $179,000 Active 34 DOM
5. 2026-06-13
   days on market $179,000 Active 32 DOM
6. 2026-06-13
   days on market $179,000 Active 31 DOM
7. 2026-06-09
   days on market $179,000 Active 28 DOM
8. 2026-06-08
   days on market $179,000 Active 27 DOM
9. 2026-06-07
   days on market $179,000 Active 26 DOM
10. 2026-06-04
    days on market $179,000 Active 23 DOM
11. 2026-06-03
    days on market $179,000 Active 22 DOM
12. 2026-06-02
    days on market $179,000 Active 21 DOM
13. 2026-06-02
    days on market $179,000 Active 20 DOM
14. 2026-05-31
    days on market $179,000 Active 19 DOM
15. 2026-05-12
    listed $179,000 Active

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

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 6 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $18,326
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$5,207
• Taxable loss: −$3,420
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $454/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 · 1 photo

Good 75/100 Cosmetic rehab

This home features a fully remodeled kitchen with modern finishes and is in good condition. It has potential for further improvements to increase its value.

Value-add opportunities

• Both Painting exterior and landscaping — Enhances curb appeal and resale value
• Both Upgrading windows — Improves energy efficiency and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and landscaping — Enhances curb appeal and resale value ↑
• Both Upgrading windows — Improves energy efficiency and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 26,096
• Household income: $89,046
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 936.0

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 White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 19% Two or more races 13% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 3%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 12% French/Haitian/Cajun 3% Other Asian/Pacific 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: ▼ -477.11%
• Current HPI: 325.0162
• Rent YoY: ▼ -2.97%
• 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

1 event — show timeline

• 2026-05-12 Listed $179,000 FSBO.com