566 Wechsler Cir · Southchase, FL 32824

$325,000

4 bd · 2.0 ba · 1,567 sqft · SingleFamily public records · 90 Days on market

Built 1991 5,498 sqft lot Est $376k · 14% under $30/mo HOA · 1% of rent

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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 +13.7/30.0
• ARV discount +13.6/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Unlock the possibilities! With a little creativity and imagination, this home can become the showstopper you’ve been dreaming of. The original owners have cherished it for decades, and while it remains mostly in its original condition, you DO get a roof less than 4 years old and a water heater under 3 years old—excellent starting points for your vision. The A/C is currently not working, offering a perfect opportunity to choose the system that best fits your preferences. In a clever use of space, the family room, kitchen, and half the garage were transformed into a breakfast nook, 4th bedroom and an additional bathroom—showing how fl

Key facts

• Tile floors
• Flexible layout
• Peaceful pond

Tags

• ROOF LESS THAN 4 YEARS OLD
• WATER HEATER UNDER 3 YEARS OLD
• FLEXIBLE LAYOUT
• TILE FLOORS
• OUTDOOR LIVING
• PEACEFUL POND

Property features AI

Finance

• Other: Partially furnished; Living area approx. 1,567 (per public records); Building area total approx. 2,042; Lot approx. 0.13 acres (56 x 106); Planned unit development; Homestead exempt
• Financial info: No lease restrictions indicated
• HOA & community: Has HOA (Bono & Associates); Association fee $184 semi-annually (approx. $30.67/month); Street lights in the community; Pets allowed

Exterior

• Parking: Converted garage; Driveway; Attached garage (1-car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; BB/HS internet available
• Home design: Single family residence; One story; Faces northeast; Completed condition; Residential property
• Construction: Block and stucco construction; Shingle roof; Built by Ryland Group Inc
• Exterior features: Enclosed patio/porch; Porch with rear porch; Sidewalk; Sliding doors; On a pond (56 ft frontage); Level, paved lot with public-maintained road; Mature landscaping and fruit trees

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 3 full bathrooms
• Heating & cooling: No heating listed; No cooling listed
• Interior features: Living room/dining room combo; Solid surface counters; Solid wood cabinets; Split bedroom floor plan; Thermostat; Window treatments; Blinds; Family room
• Laundry & utility: No laundry room (none listed)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $21 ($254/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 $261k (19.7% below list).
• Recommended offer: $261k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.3% in Southchase — 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 71/100 on livability (#396 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+; Watch: amenities F, health & safety 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.
• Zoned schools: Southwood Elementary (math 51% / reading 58%, grade C, #892 of 2,144 statewide, top 44%, 532 students, 53% FRL); South Creek Middle (math 44% / reading 50%, grade D+, #291 of 571 statewide, top 52%, 1,146 students, 42% FRL); Cypress Creek High (math 20% / reading 44%, grade F, #415 of 667 statewide, top 63%, 3,467 students, 43% FRL).
• Market conditions: Rents soft (-0.2%/yr); 344 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $10k 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 90 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $177k; list at $325k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $261,002 (19.7% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 20% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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 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: 0.80% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $376,080
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11730 Kennington Ct	0.06mi	3/2.0 (-1)	1,554 (-1%)	1mo	$395,000	$254	90
11824 Hartfordshire Way	0.16mi	3/2.0 (-1)	1,684 (+8%)	4mo	$415,000	$246	72
11453 Kenley Cir	0.25mi	3/2.0 (-1)	1,681 (+7%)	2mo	$383,000	$228	69
1440 Abberton Dr	0.62mi	3/2.0 (-1)	1,614 (+3%)	4mo	$387,500	$240	58
12058 Blackheath Cir	0.53mi	3/2.0 (-1)	1,669 (+6%)	2mo	$350,000	$210	58
12216 Bronson Way	0.42mi	3/2.0 (-1)	1,704 (+9%)	20mo	$401,000	$235	44
1407 Welson Rd	0.57mi	3/2.0 (-1)	1,614 (+3%)	23mo	$380,000	$235	44
12311 Arlington Park Ln	0.72mi	3/2.0 (-1)	1,450 (-8%)	20mo	$372,000	$257	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-59,053
• Equity at exit: $48,459

10-year hold

• IRR: -18.5%
• Equity multiple: 0.13×
• Total profit: $-79,601
• Equity at exit: $28,100

Cash invested: $91,000 (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 32824

• Rents YoY: -0.2%
• Active inventory: 344
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,610 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$135
• HOA: −$30
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $21

Break-even live

Break-even rent $2,583

Max offer price $325,000

Occupancy floor 94%

Sensitivity live

Price	-10% $205	-5% $113	+0% $21	+5% $-71	+10% $-163
Rent	-10% $-185	-5% $-82	+0% $21	+5% $124	+10% $227
Rate	-1.0pp $185	-0.5pp $104	base $21	+0.5pp $-63	+1.0pp $-149

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11413 Kenley Cir Orlando, FL	3.0	2.0	1670	$2,481	$1.49	9d	1	0.16mi
11859 Hartfordshire Way Orlando, FL	3.0	2.5	2075	$2,750	$1.33	20d	1	0.22mi
1826 Clacton Dr Orlando, FL	3.0	2.5	1479	$2,200	$1.49	0d	1	0.59mi
12230 Holly Jane Ct Orlando, FL	3.0	2.0	1778	$2,525	$1.42	26d	1	0.63mi
11732 Cuxham Dr Orlando, FL	3.0	2.0	1164	$2,200	$1.89	26d	1	0.66mi
12418 Sion Ct Orlando, FL	3.0	2.0	1694	$2,500	$1.48	24d	1	0.67mi
11527 Wingham Ct Orlando, FL	3.0	2.0	1359	$2,300	$1.69	26d	1	0.69mi
11818 Shotgate Ct Orlando, FL	3.0	2.0	1326	$2,299	$1.73	0d	1	0.70mi
11818 Shotgate Ct Orlando, FL	3.0	2.0	1326	$2,299	$1.73	17d	1	0.70mi
1808 Tattenham Way Orlando, FL	4.0	2.0	1777	$2,790	$1.57	24d	1	0.90mi
1725 Sir John Ct Orlando, FL	3.0	2.0	1651	$2,400	$1.45	9d	1	1.02mi
322 Artisan St Unit L Orlando, FL	3.0	2.5	1915	$2,350	$1.23	9d	1	1.04mi
510 Interlude Ln Unit 104 Orlando, FL	3.0	2.5	1518	$2,000	$1.32	20d	1	1.04mi
510 Interlude Ln Orlando, FL	3.0	2.5	1518	$2,000	$1.32	0d	1	1.04mi
11701 Minto Ct Orlando, FL	3.0	3.0	1580	$2,400	$1.52	26d	1	1.05mi
11904 Atlin Dr Orlando, FL	3.0	2.5	1580	$2,430	$1.54	17d	1	1.06mi
11626 Purple Lilac Cir Orlando, FL	4.0	2.5	1705	$2,499	$1.47	0d	1	1.06mi
11872 Old Glory Dr Orlando, FL	4.0	2.0	1950	$2,350	$1.21	14d	1	1.07mi
12517 Beacontree Way Orlando, FL	4.0	2.0	1952	$2,600	$1.33	20d	1	1.07mi
11200 Isle of Waterbridge Orlando, FL	1.0–3.0	1.0–2.0	914	$2,175	$2.38	0d	9	1.19mi
12112 Rotuma St Orlando, FL	4.0	2.0	1858	$2,600	$1.40	9d	1	1.26mi
2341 Bayswater Ct Orlando, FL	3.0	2.0	1311	$2,200	$1.68	26d	1	1.27mi
12253 Augusta Woods Cir Orlando, FL	3.0	2.5	1532	$1,895	$1.24	5d	1	1.30mi
11107 Finchley Pl Orlando, FL	3.0	2.0	1860	$1,986	$1.07	17d	1	1.33mi
11424 Haymarket Ct Orlando, FL	3.0	2.0	1487	$2,850	$1.92	9d	1	1.33mi
12136 Shallot St Orlando, FL	3.0	2.0	1372	$2,350	$1.71	0d	1	1.36mi
2216 Thurber Ct Orlando, FL	3.0	2.5	1749	$2,550	$1.46	9d	1	1.41mi
1326 Aguacate Ct Orlando, FL	4.0	2.0	1913	$2,475	$1.29	9d	1	1.46mi
1326 Aguacate Ct Orlando, FL	4.0	2.0	1913	$2,475	$1.29	0d	1	1.46mi
266 Iowa Woods Cir W Orlando, FL	3.0	2.0	1487	$2,249	$1.51	5d	1	1.47mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: water

Listing history 7 events

1. 2026-05-18
   status Pending
2. 2026-04-02
   status Active
3. 2026-03-16
   status Pending
4. 2026-02-28
   price $325,000
5. 2026-01-30
   listed $359,900 Active
6. 2005-12-02
   listed $285,000
7. 1991-10-01
   soldstatus $176,900

ⓘ 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: $2,052 · $171/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$645/yr (+$54/mo · 31.4%)

ⓘ 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: $31,320
• − Mortgage interest: −$18,205
• − Property taxes: −$2,052
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − HOA: −$360
• − Depreciation: −$9,455
• Taxable loss: −$5,388
• Est. tax savings @ 24.0%: +$1,293
• After-tax cash flow: $1,547/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 — Southchase

• Score: 71/100
• State rank: #396
• US rank: #7015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southchase, FL
• County: Orange County · 1,471,359 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 58,368
• Household income: $84,841
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 1015.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 34% White 15% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 26% Cuban 2% Dominican 6%
• Common ancestry: Romanian 1% Hispanic 1% Russian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 36% English-only · Spanish 54% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -165.20%
• Current HPI: 280.977
• Rent YoY: ▼ -0.21%
• 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

+83.7% since first listed

7 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $359,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-02 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 1991-10-01 Sold (Public Records) $176,900 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,052 · +8.0% YoY. Source: county tax records.