8112 Poinciana Blvd #1712 · Hunters Creek, FL 32821

$148,900

3 bd · 2.0 ba · 1,231 sqft · Condo public records · 132 Days on market

Built 2005 $820/mo HOA · 33% 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 +15.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks

Under contract-accepting backup offers. PENDING TAKING BACK UP OFFERS! incredible opportunity for savvy investors or vacation home buyer, ACT FAST! Discover this amazing 3-bedroom, 2-bathroom condominium located on the 7th floor of Building One, offering beautiful pool views at the highly desired Lake Buena Vista Resort. This fully furnished end unit features an open floor plan with split bedrooms for exceptional privacy. The spacious master suite includes an en-suite bathroom with a walk-in shower and a Jacuzzi-style tub, creating a relaxing retreat after a day of adventure. Step onto your covered balcony and enjoy peaceful views of the resort’s tropical pool area. The community of

Key facts

• Open floor plan
• Fitness center
• Covered balcony

Tags

• OPEN FLOOR PLAN
• COVERED BALCONY
• FITNESS CENTER
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Taxes listed for reference; Unit living area about 1,231 square feet
• Financial info: Total annual fees $9,840; Lease restrictions apply
• HOA & community: Monthly association fee of $820 (includes cable TV, internet, pool, trash, water); Association approval required; Pets allowed; Community fitness center and pool; Sidewalks in community; Unit is furnished

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Cable available; High-speed internet / broadband available; Electricity available
• Home design: Condo - Hotel; Residential property; One level; Faces south; Located on 7th floor
• Construction: Concrete construction; Metal roof; Slab foundation; Built as part of an 8-story building
• Exterior features: Balcony; Sidewalks; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Elevator in building
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $51 ($612/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.3% in Hunters Creek — 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 76/100 on livability (#222 in FL, #3,277 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: commute 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.
• Market conditions: Rents falling (-3.2%/yr); 275 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 43% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $442 appreciation (0.3% local appreciation)).
• 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 ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $131,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
8. 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.
9. 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: 1.65% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.3% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.86×
• Total profit: $-5,663
• Equity at exit: $45,459

10-year hold

• IRR: -1.1%
• Equity multiple: 0.89×
• Total profit: $-4,387
• Equity at exit: $56,451

Cash invested: $41,692 (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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 275
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,461 high
• Mortgage (P&I): −$781
• Tax from tax record: −$230 /mo · $2,761/yr
• Insurance: −$62
• HOA: −$820
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $51

Break-even live

Break-even rent $2,396

Max offer price $148,900

Occupancy floor 93%

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8097 Poinciana Blvd Orlando, FL	1.0–3.0	1.0–2.0	1075	$2,869	$2.67	2d	31	0.11mi
6011 Vineland Resort Way Orlando, FL	1.0–3.0	1.0–2.0	1082	$2,530	$2.34	8d	14	0.20mi
7261 Crossroads Garden Dr Orlando, FL	3.0	1.0–2.0	981	$2,673	$2.72	2d	19	0.46mi
3285 Peace Pipe Dr Kissimmee, FL	3.0	2.0	1377	$1,900	$1.38	24d	1	0.48mi
4950 Lunar Ln Kissimmee, FL	3.0	1.0–3.0	981	$3,756	$3.83	2d	41	0.55mi
5270 Warrior Ln Kissimmee, FL	3.0	2.0	1123	$1,995	$1.78	24d	1	0.59mi
5212 Broken Arrow Dr Kissimmee, FL	3.0	2.0	1377	$2,250	$1.63	24d	1	0.63mi
14051 International Dr Orlando, FL	1.0–3.0	1.0–2.0	1115	$2,998	$2.69	2d	53	0.64mi
14501 Gateway Point Cir Orlando, FL	1.0–4.0	1.0–2.0	1023	$2,199	$2.15	8d	18	0.79mi
5316 Barefoot Path Kissimmee, FL	3.0	2.0	1410	$2,100	$1.49	24d	1	0.82mi
3251 Prime Park Cir Kissimmee, FL	1.0–3.0	1.0–2.0	1020	$2,492	$2.44	2d	21	0.83mi
4865 Big Pine Loop Kissimmee, FL	3.0	1.0–2.0	1023	$3,382	$3.31	15d	127	0.86mi
4865 Big Pine Loop Kissimmee, FL	3.0	1.0–2.0	1023	$3,254	$3.18	2d	320	0.86mi
5279 Images Cir #207 Kissimmee, FL	2.0	1.0	774	$979	$1.26	24d	1	0.93mi
5087 Dominica Dr Kissimmee, FL	2.0	2.5	1304	$1,650	$1.27	24d	1	0.93mi
5095 Dominica Dr Kissimmee, FL	2.0	3.0	1304	$2,400	$1.84	11d	1	0.94mi
3087 Seaview Castle Dr Unit 1549038P Kissimmee, FL	3.0	3.0	1463	$3,742	$2.56	3d	1	0.95mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	11d	1	0.96mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	24d	1	0.96mi
4741 Clock Tower Dr #107 Kissimmee, FL	2.0	2.0	1186	$2,800	$2.36	24d	1	0.98mi
5002 Mangrove Aly #104 Kissimmee, FL	2.0	2.0	1066	$1,749	$1.64	11d	1	0.99mi
5299 Images Cir Kissimmee, FL	1.0–3.0	1.0–3.0	1027	$1,899	$1.85	2d	13	1.01mi
3111 Paradox Cir Unit 1018148P Kissimmee, FL	3.0	2.0	1184	$2,593	$2.19	8d	1	1.03mi
4701 Luminous Loop Kissimmee, FL	1.0–3.0	1.0–2.0	973	$2,345	$2.41	2d	36	1.04mi
5404 Paradise Cay Cir Kissimmee, FL	3.0	2.5	1364	$2,000	$1.47	24d	1	1.05mi
4721 Clock Tower Dr Unit 1359866P Kissimmee, FL	2.0	2.0	1184	$3,280	$2.77	2d	1	1.05mi
2954 Sadina St Kissimmee, FL	2.0	2.5	885	$1,500	$1.69	3d	2	1.06mi
3120 Paradox Cir #108 Kissimmee, FL	3.0	2.0	1329	$2,600	$1.96	24d	1	1.08mi
3191 Paradox Cir Unit 205 Kissimmee, FL	2.0	2.5	1126	$2,500	$2.22	24d	1	1.11mi
5492 Paradise Cay Cir Kissimmee, FL	3.0	3.0	1337	$2,200	$1.65	24d	1	1.12mi
5311 Paradise Cay Cir Kissimmee, FL	3.0	3.0	1187	$1,700	$1.43	8d	1	1.13mi
3171 Paradox Cir Unit 1UNIT 103 Kissimmee, FL	2.0	2.0	1181	$2,250	$1.91	24d	1	1.15mi
1110 Spaceport Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	24d	1	1.15mi
3151 Paradox Cir Unit 1UNIT 202 Kissimmee, FL	2.0	2.0	1181	$2,700	$2.29	24d	1	1.16mi
1024 Baseball and Boardwalk Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	24d	1	1.17mi
8815 Worldquest Blvd #2403 Orlando, FL	2.0	2.0	1178	$2,100	$1.78	18d	1	1.18mi
2904 Edenshire Way #106 Kissimmee, FL	3.0	2.0	1300	$2,650	$2.04	24d	1	1.26mi
15050 Ember Springs Cir Orlando, FL	1.0–3.0	1.0–3.0	1066	$2,412	$2.26	2d	34	1.27mi
13427 Blue Heron Beach Dr Orlando, FL	3.0	2.0	1165	$2,950	$2.53	24d	1	1.50mi

HOA detail condo

• Monthly dues: $820 · $9,840/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-16
   status Pending
2. 2026-05-13
   status Active
3. 2026-04-18
   status Pending
4. 2026-04-06
   price $148,900
5. 2026-03-08
   price $165,970
6. 2026-02-27
   price $167,770
7. 2026-02-27
   status Active
8. 2026-02-16
   status Pending
9. 2026-01-22
   price $171,991
10. 2026-01-12
    price $173,575
11. 2025-11-29
    listed $173,890 Active
12. 2024-10-16
    soldstatus $182,000
13. 2016-08-19
    soldstatus $96,100

ⓘ 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: $2,761 · $230/mo
• Projected year-2 tax: $2,761 · $230/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,528
• − Mortgage interest: −$8,341
• − Property taxes: −$2,761
• − Insurance: −$744
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − HOA: −$9,840
• − Depreciation: −$4,332
• Taxable loss: −$1,214
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $903/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 — Hunters Creek

• Score: 76/100
• State rank: #222
• US rank: #3277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,161
• Household income: $69,348
• Rent vs Own: 68.3% rent · 31.7% own
• Severe rent burden: 1840.0

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 0.65)
• Race & ethnicity: White 43% Hispanic / Latino 41% Two or more races 19% Black 6% Asian 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 1% Dominican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 4% Other Asian/Pacific 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: ▲ 0.30%
• Current HPI: 300.2268
• Rent YoY: ▼ -3.20%
• 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

+54.9% since first listed

13 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $148,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Price Changed $165,970 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $167,770 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $171,991 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $173,575 Stellar MLS as Distributed by MLS Grid
• 2025-11-29 Listed $173,890 Stellar MLS as Distributed by MLS Grid
• 2024-10-16 Sold (Public Records) $182,000 Public Records
• 2016-08-19 Sold (Public Records) $96,100 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,761 · -2.9% YoY. Source: county tax records.