3001 W Amelia St · Orlando, FL 32805

$160,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 3 Days on market

Built 1958 6,098 sqft lot Est $180k · 11% under

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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 +14.5/30.0
• ARV discount +12.4/15.0
• DSCR +4.4/10.0
• Livability +4.3/5.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. * We have multiple offers. Highest and Best Deadline is 5-7-26 at 11:59pm * Don’t miss this exceptional investment opportunity in West Orlando! This 3 bedroom block home is one of the best priced properties in all of Orange County, offering incredible potential for both investors and owner occupants alike. With renovated comparable homes selling for over $225,000, this property presents an excellent chance to build instant equity, whether you’re seeking your next rental investment or envisioning the perfect place to customize and call home. While modest in size, the thoughtfully designed layout offers everything you need, including a spac

Key facts

• 6,098 sq ft lot
• Parking
• Built 1958

Property features AI

Finance

• Other: Residential zoning R-1A; Lot size about 0.14 acre; Total living area reported as 864 sq ft (public records); Building area reported as 1,192 sq ft (public records); Unfurnished; No home warranty; No CDD; Homestead not indicated; Directions: Take John Young Parkway south of Colonial Drive; right onto W. Amelia Street. Home is on the right.

Exterior

• Parking: Has a 1-space carport
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available
• Home design: Single-family residence; One-story (levels: One); Property faces south
• Construction: Block construction; Block foundation; Other roof
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry inside with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $36 ($436/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (8.5% below list).
• Recommended offer: $146k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Rock Lake Elementary (math 32% / reading 22%, grade F, #1,969 of 2,144 statewide, top 94%, 279 students, 86% FRL); Carver Middle (math 29% / reading 27%, grade F, #486 of 571 statewide, top 86%, 721 students, 79% FRL); Jones High (math 9% / reading 25%, grade F, #597 of 667 statewide, top 90%, 1,672 students, 75% FRL) — zoned schools average 80% FRL vs 56% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-24 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 142 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 43% of the median local income ($41k/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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $7k; list at $160k implies a 2186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,334 (8.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $179,712
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3001 W Amelia St	0.00mi	3/1.0	864 (0%)	1mo	$145,000	$168	99
3524 Amigos Ave	0.66mi	2/1.0 (-1)	970 (+12%)	11mo	$202,000	$208	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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-25,872
• Equity at exit: $23,857

10-year hold

• IRR: -11.4%
• Equity multiple: 0.36×
• Total profit: $-28,529
• Equity at exit: $13,834

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 32805

• Home prices YoY: -7.6%
• Rents YoY: 1.4%
• Active inventory: 142
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$839
• Tax from tax record: −$214 /mo · $2,568/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $36

Break-even live

Break-even rent $1,417

Max offer price $160,000

Occupancy floor 93%

Sensitivity live

Price	-10% $127	-5% $82	+0% $36	+5% $-9	+10% $-54
Rent	-10% $-79	-5% $-21	+0% $36	+5% $94	+10% $152
Rate	-1.0pp $117	-0.5pp $77	base $36	+0.5pp $-5	+1.0pp $-47

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 W Concord St Orlando, FL	3.0	1.0	864	$844	$0.98	25d	1	0.18mi
936 Pinedale Ave Orlando, FL	3.0	2.0	950	$1,499	$1.58	4d	1	0.60mi
936 Pinedale Ave Unit A Orlando, FL	3.0	2.0	950	$1,499	$1.58	23d	1	0.60mi
2208 W Central Blvd Unit 2208 B Orlando, FL	2.0	1.0	600	$1,195	$1.99	25d	1	0.64mi
2023 W Pine St Unit 4 Orlando, FL	2.0	1.0	720	$1,195	$1.66	25d	1	0.82mi
1100 N John Young Pkwy Orlando, FL	1.0–3.0	1.0–2.0	977	$2,569	$2.63	0d	11	0.86mi
3750 W D Judge Dr Orlando, FL	1.0–2.0	1.0–2.0	805	$1,612	$2.00	9d	1	0.89mi
3025 Long St Unit A Orlando, FL	2.0	1.0	678	$1,650	$2.43	25d	1	0.93mi
516 Sunset Dr Orlando, FL	2.0	1.0	600	$1,395	$2.33	9d	1	1.03mi
4333 Cynthia St Orlando, FL	3.0	2.0	1039	$1,813	$1.74	23d	1	1.09mi
3205 Orange Center Blvd Orlando, FL	2.0	1.0	600	$1,336	$2.23	25d	1	1.15mi
1322 Arlington St Orlando, FL	3.0	1.0	846	$1,750	$2.07	25d	1	1.15mi
4431 Barley St Orlando, FL	4.0	1.0	1026	$864	$0.84	25d	1	1.25mi
1216 Lawne Blvd Orlando, FL	3.0	2.0	1000	$1,800	$1.80	25d	1	1.30mi
1045 Polk St Unit 1049B Orlando, FL	3.0	1.0	1062	$1,650	$1.55	25d	1	1.37mi
1045 W Washington St Orlando, FL	2.0	1.0	715	$1,095	$1.53	25d	1	1.38mi
1032 W Jefferson St Unit 5 Orlando, FL	2.0	1.0	810	$940	$1.16	6d	1	1.39mi
1032 W Jefferson St Unit 5 Orlando, FL	2.0	1.0	810	$940	$1.16	12d	1	1.39mi
200 Fanfair Ave Orlando, FL	3.0	1.0	941	$1,730	$1.84	9d	1	1.40mi
4610 Barley St Orlando, FL	2.0	1.0	805	$1,699	$2.11	25d	1	1.43mi
408 N Westmoreland Dr Orlando, FL	1.0–2.0	1.0	550	$1,595	$2.90	25d	1	1.43mi
1011 Dewitt Dr Unit 1013 Dewitt A Orlando, FL	2.0	1.0	625	$1,195	$1.91	12d	1	1.45mi
1011 Dewitt Dr Apt B Orlando, FL	2.0	1.0	650	$995	$1.53	23d	1	1.45mi
1016 Alba Dr Unit 1016 Orlando, FL	2.0	1.0	1008	$2,100	$2.08	5d	1	1.46mi
909 W Livingston St Unit 2 Orlando, FL	2.0	1.0	550	$1,295	$2.35	12d	1	1.49mi

Listing history 3 events

1. 2026-05-13
   status Pending
2. 2026-05-05
   listed $160,000 Active
3. 1970-06-01
   soldstatus $7,000

ⓘ 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: $2,568 · $214/mo
• Projected year-2 tax: $2,568 · $214/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $17,560
• − Mortgage interest: −$8,962
• − Property taxes: −$2,568
• − Insurance: −$800
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$4,655
• Taxable loss: −$2,234
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $972/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

• Census place: Orlando, FL
• County: Orange County · 1,471,359 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 19,294
• Household income: $40,515
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1597.0

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 (70%)
• Race & ethnicity: Black 70% Hispanic / Latino 15% White 13% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 9% Russian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 11% French/Haitian/Cajun 8%

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: ▼ -35.19%
• Current HPI: 429.3242
• Rent YoY: ▲ 1.42%
• 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

+2185.7% since first listed

3 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 1970-06-01 Sold (Public Records) $7,000 Public Records

Property tax history

+14.1%/yr

Latest (2025): $2,568 · +8.2% YoY. Source: county tax records.