None · Eatonville, FL 32810

$179,900

2 bd · 1.0 ba · 682 sqft · SingleFamily public records · 56 Days on market

Built 1954 5,002 sqft lot

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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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Small home in need of repairs. Perfect for investor in convenient location. This property is priced to sell and a great buy!

Key facts

• Quiet street
• Easy access
• Lovely lot

Tags

• QUIET STREET
• LOVELY LOT
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $17 ($201/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 $142k (21.2% below list).
• Recommended offer: $142k (21.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#721 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: schools D+, crime F, 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 flat; 159 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 56 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $180k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,708 (21.2% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.79% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.5% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.37×
• Total profit: $-31,629
• Equity at exit: $26,824

10-year hold

• IRR: -15.7%
• Equity multiple: 0.21×
• Total profit: $-40,007
• Equity at exit: $15,554

Cash invested: $50,372 (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 32810

• Home prices YoY: -18.5%
• Rents YoY: 0.5%
• Active inventory: 159
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$943
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $17

Break-even live

Break-even rent $1,396

Max offer price $179,900

Occupancy floor 94%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5547 Kingswood Dr Unit B Orlando, FL	1.0	1.0	700	$1,650	$2.36	23d	1	0.49mi
114 Eaton St Unit 3 Eatonville, FL	2.0	1.0	750	$1,190	$1.59	2d	1	0.63mi
118 Eaton St Unit 4 Eatonville, FL	1.0	1.0	600	$1,050	$1.75	7d	1	0.65mi
1125 Lake Shadow Cir Maitland, FL	1.0	1.0	714	$1,338	$1.87	21d	2	0.68mi
1400 Lake Shadow Cir #10206 Maitland, FL	1.0	1.0	672	$1,350	$2.01	23d	1	0.76mi
1275 Lake Shadow Cir #13305 Maitland, FL	1.0	1.0	672	$1,385	$2.06	23d	1	0.76mi
301 Clark St Maitland, FL	1.0	1.0	540	$1,099	$2.04	23d	1	0.79mi
200 S West St Maitland, FL	1.0–2.0	1.0	720	$1,395	$1.94	3d	1	1.01mi
5236 Davisson Ave Orlando, FL	1.0	1.0	540	$1,095	$2.03	23d	1	1.06mi
5258 Davisson Ave Unit A Orlando, FL	1.0	1.0	540	$1,000	$1.85	23d	1	1.07mi
2500 Lee Rd Winter Park, FL	1.0–2.0	1.0–2.0	800	$1,495	$1.87	7d	3	1.27mi
2500 Lee Rd Winter Park, FL	1.0–2.0	1.0–2.0	800	$1,495	$1.87	23d	2	1.27mi
8636 Villa Pt Orlando, FL	1.0–3.0	1.0–2.0	1156	$1,804	$1.56	1d	38	1.32mi
7120 Forest City Rd Orlando, FL	1.0–3.0	1.0–2.0	912	$1,270	$1.39	7d	11	1.37mi
7618 Forest City Rd Orlando, FL	1.0–3.0	1.0–2.0	937	$1,438	$1.53	4d	3	1.41mi
4521 Edgewater Dr Unit 1 Orlando, FL	2.0	1.0	467	$1,650	$3.53	21d	1	1.43mi
1709 Fairview Shores Dr Orlando, FL	1.0	1.0	720	$1,550	$2.15	14d	1	1.43mi
948 Lake Destiny Rd Unit C Altamonte Springs, FL	1.0	1.0	625	$1,200	$1.92	23d	1	1.48mi
948 Lake Destiny Rd Altamonte Springs, FL	1.0	1.0	625	$1,250	$2.00	3d	1	1.49mi
946 Lake Destiny Rd Unit E Altamonte Springs, FL	1.0	1.0	462	$1,150	$2.49	23d	1	1.49mi

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-04-06
   status Active
3. 2026-02-17
   status Pending
4. 2026-01-13
   status Active
5. 2026-01-12
   listed $179,900 Active
6. 2007-04-23
   soldstatus $64,900
7. 2007-04-16
   soldstatus $64,900 124-char remark

   Show marketing remark (124 chars)

   Small home in need of repairs. Perfect for investor in convenient location. This property is priced to sell and a great buy!

8. 2007-02-26
   listed $69,900 124-char remark

   Show marketing remark (124 chars)

   Small home in need of repairs. Perfect for investor in convenient location. This property is priced to sell and a great buy!

ⓘ 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: $1,013 · $84/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$481/yr (+$40/mo · 47.5%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,005
• − Mortgage interest: −$10,077
• − Property taxes: −$1,013
• − Insurance: −$900
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$5,233
• Taxable loss: −$2,939
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $906/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 — Eatonville

• Score: 63/100
• State rank: #721
• US rank: #15456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eatonville, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 36,927
• Household income: $60,799
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1859.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 35% Hispanic / Latino 29% White 25% Two or more races 16% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 9% Lithuanian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam, Jamaica
• Languages at home: 67% English-only · Spanish 21% French/Haitian/Cajun 7% Other Indo-European 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: ▼ -78.77%
• Current HPI: 347.7447
• Rent YoY: ▲ 0.50%
• 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

+157.4% since first listed

8 events — show timeline

• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2007-04-23 Sold (Public Records) $64,900 Public Records
• 2007-04-16 Sold (MLS) $64,900 Stellar MLS as Distributed by MLS Grid
• 2007-02-26 Listed $69,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $1,013 · +5.5% YoY. Source: county tax records.