12539 Floridays Resort Dr Unit 211D · Williamsburg, FL 32821

$160,000

2 bd · 2.0 ba · 957 sqft · Condo · 503 Days on market

Built 2006 $822/mo HOA · 39% of rent ↓ 20% since listing

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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).

• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• DSCR +1.0/10.0

Listing remarks MLS

ACTIVE WITH CONTRACT: OWN A CONDO IN ONE OF ORLANDO'S TOP RATED CONDO HOTELS!! Fully Furnished Resort Style concrete construction Condo/Hotel. Close to Disney & Convention Center. Bar and Grill & community pool/spa. Fitness Ctr plus on site grocery store. Furnishings include Plasma TVs Granite Counters.

Key facts

• Concierge service
• Pool bar and grill
• Fitness room

Tags

• FULLY FURNISHED
• RECENTLY RENOVATED
• CONCIERGE SERVICE
• POOL BAR AND GRILL
• FITNESS ROOM
• GAME ROOM

Property features AI

Finance

• Other: Furnished; Total annual fees $9,864
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Paramount Hospitality Management; Monthly association fee of $822; Association fee includes cable TV, pool, electricity, insurance, internet, and pest control; Community amenities: clubhouse, fitness center, pool; Pets allowed with limits (max 25 lbs)

Exterior

• Parking: Parking information not provided
• Utilities: Public water; Public sewer; Broadband/High-speed internet available; Cable available and connected; Electricity connected; Sewer connected
• Home design: Condo - Hotel; 6 total stories; Unit on 2nd floor; Faces east
• Construction: Stucco construction; Block foundation; Other roof
• Exterior features: Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (23.0% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $123k (23.0% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.5% in Williamsburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 85/100 on livability (#29 in FL, #608 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D.
• 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: Tangelo Park Elementary (math 17% / reading 17%, grade F, #2,121 of 2,144 statewide, top 99%, 457 students, 83% FRL); Freedom Middle (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,159 students, 44% FRL); Freedom High (math 28% / reading 43%, grade F, #367 of 667 statewide, top 57%, 2,623 students, 53% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-17 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.2%/yr); 281 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $475 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 503 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $49k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $123,166 (23.0% 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 503 days. Have you received any prior offers? Is the seller open to a 23% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.32% ✓
• Cap rate: 4.38%
• Cash-on-cash: -6.82%
• DSCR: 0.70
• GRM: 6.3

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: -11.7%
• Equity multiple: 0.46×
• Total profit: $-24,317
• Equity at exit: $48,848

10-year hold

• IRR: -9.0%
• Equity multiple: 0.10×
• Total profit: $-40,297
• Equity at exit: $60,659

Cash invested: $44,800 (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: 281
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$822
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-255

Break-even live

Break-even rent $2,440

Max offer price $123,166

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-199	+0% $-255	+5% $-310	+10% $-365
Rent	-10% $-422	-5% $-338	+0% $-255	+5% $-171	+10% $-87
Rate	-1.0pp $-174	-0.5pp $-214	base $-255	+0.5pp $-296	+1.0pp $-338

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,530	$2.17	0d	34	0.21mi
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	959	$2,642	$2.75	0d	21	0.21mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1107	$2,492	$2.25	0d	36	0.25mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$1,876	$1.82	0d	21	0.35mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$2,422	$2.17	3d	50	0.47mi
11562 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	933	$2,400	$2.57	9d	2	0.54mi
11562 Westwood Blvd #934 Orlando, FL	1.0	1.0	800	$2,400	$3.00	25d	1	0.54mi
6800 Villa de Costa Dr Orlando, FL	2.0	2.0	960	$1,899	$1.98	4d	6	0.56mi
11568 Westwood Blvd #1021 Orlando, FL	2.0	2.0	1067	$1,775	$1.66	19d	1	0.57mi
11574 Westwood Blvd #1134 Orlando, FL	1.0	1.0	754	$1,200	$1.59	25d	1	0.62mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,652	$1.74	0d	23	0.63mi
10000 Palma Linda Way Orlando, FL	1.0–3.0	1.0–2.0	1130	$2,464	$2.18	3d	1	0.63mi
11532 Westwood Blvd #628 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.63mi
12843 Madison Pointe Cir #107 Orlando, FL	2.0	2.0	1107	$2,100	$1.90	25d	1	0.65mi
11582 Westwood Blvd Orlando, FL	1.0	1.0	754	$1,374	$1.82	25d	2	0.65mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	1000	$3,000	$3.00	25d	1	0.65mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	985	$2,450	$2.49	9d	2	0.65mi
12024 Meadow Bend Loop Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,962	$1.85	25d	31	0.66mi
12806 Madison Pointe Cir Orlando, FL	1.0–3.0	1.0–2.0	1027	$1,841	$1.79	0d	17	0.66mi
11508 Westwood Blvd #313 Orlando, FL	1.0	1.0	715	$2,800	$3.92	25d	1	0.68mi
11588 Westwood Blvd #1514 Orlando, FL	1.0	1.0	800	$2,400	$3.00	25d	1	0.68mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,600	$2.17	15d	1	0.69mi
11538 Westwood Blvd #218 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.70mi
11544 Westwood Blvd #1311 Orlando, FL	2.0	2.0	971	$1,750	$1.80	25d	1	0.70mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,053	$1.96	16d	19	0.72mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,018	$1.92	0d	19	0.72mi
12861 Madison Pointe Cir #106 Orlando, FL	1.0	1.0	696	$1,399	$2.01	4d	1	0.74mi
12861 Madison Pointe Cir #106 Orlando, FL	1.0	1.0	696	$1,399	$2.01	0d	1	0.74mi
8024 Cumberland Park Dr Orlando, FL	1.0–3.0	1.0–2.0	989	$1,804	$1.82	0d	49	0.74mi
12914 Penn Station Ct #101 Orlando, FL	2.0	2.0	1090	$1,995	$1.83	25d	1	0.77mi
11833 Westwood Blvd Orlando, FL	1.0–3.0	1.0–2.0	1085	$2,229	$2.05	3d	11	0.85mi
8150 Chatham Manor Blvd Orlando, FL	1.0–4.0	1.0–3.0	1180	$1,977	$1.67	21d	25	0.89mi
8151 Patterson Woods Dr Orlando, FL	1.0–3.0	1.0–3.0	1119	$2,121	$1.89	0d	17	0.90mi
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$1,824	$1.87	3d	18	0.91mi
9950 Elan Cir Orlando, FL	1.0–3.0	1.0–2.0	1032	$2,181	$2.11	0d	18	1.23mi
10107 Ancora Cir Orlando, FL	1.0–3.0	1.0–2.0	1091	$2,098	$1.92	0d	26	1.25mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$2,276	$2.20	0d	18	1.25mi
12035 Cypress Run Dr Orlando, FL	2.0	2.0	797	$1,599	$2.01	0d	4	1.29mi
7118 Altis Way Orlando, FL	1.0–2.0	1.0–2.0	955	$2,033	$2.13	0d	21	1.35mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$2,251	$2.33	0d	31	1.37mi

HOA detail condo

• Monthly dues: $822 · $9,864/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $160,000 Active 503 DOM
2. 2026-06-18
   days on market $160,000 Active 500 DOM
3. 2026-06-17
   days on market $160,000 Active 499 DOM
4. 2026-06-16
   days on market $160,000 Active 498 DOM
5. 2026-06-15
   days on market $160,000 Active 497 DOM
6. 2026-06-13
   days on market $160,000 Active 495 DOM
7. 2026-06-13
   days on market $160,000 Active 494 DOM
8. 2026-06-09
   days on market $160,000 Active 491 DOM
9. 2026-06-08
   days on market $160,000 Active 490 DOM
10. 2026-06-07
    days on market $160,000 Active 489 DOM
11. 2026-06-04
    days on market $160,000 Active 486 DOM
12. 2026-06-03
    days on market $160,000 Active 485 DOM
13. 2026-06-02
    days on market $160,000 Active 484 DOM
14. 2026-06-02
    days on market $160,000 Active 483 DOM
15. 2026-05-31
    days on market $160,000 Active 482 DOM
16. 2026-02-08
    price $160,000
17. 2026-02-02
    status Active
18. 2026-02-01
    historical
19. 2025-02-02
    listed $208,900 Active
20. 2013-02-08
    soldstatus $198,000 316-char remark

    Show marketing remark (316 chars)

    ACTIVE WITH CONTRACT: OWN A CONDO IN ONE OF ORLANDO'S TOP RATED CONDO HOTELS!! Fully Furnished Resort Style concrete construction Condo/Hotel. Close to Disney & Convention Center. Bar and Grill & community pool/spa. Fitness Ctr plus on site grocery store. Furnishings include Plasma TVs Granite Counters.

21. 2013-01-16
    listed $199,950 316-char remark

    Show marketing remark (316 chars)

    ACTIVE WITH CONTRACT: OWN A CONDO IN ONE OF ORLANDO'S TOP RATED CONDO HOTELS!! Fully Furnished Resort Style concrete construction Condo/Hotel. Close to Disney & Convention Center. Bar and Grill & community pool/spa. Fitness Ctr plus on site grocery store. Furnishings include Plasma TVs Granite Counters.

ⓘ 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: $25,415
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − HOA: −$9,864
• − Depreciation: −$4,655
• Taxable loss: −$5,332
• Est. tax savings @ 24.0%: +$1,280
• After-tax cash flow: $-1,775/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 — Williamsburg

• Score: 85/100
• State rank: #29
• US rank: #608

Category grades

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

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

-20.0% since first listed

6 events — show timeline

• 2026-02-08 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-02 Listed $208,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-08 Sold (MLS) $198,000 Stellar MLS as Distributed by MLS Grid
• 2013-01-16 Listed $199,950 Stellar MLS as Distributed by MLS Grid