Bel-Aire Woods Split-Level, 2,403 SF, 4/3, 2-Car Tuck-Under, No HOA, $259.9K

Built in 1968, this 2,403 sq. ft. CBS split-level sits on a 9,439 sq. ft. lot in Bel-Aire Woods 2nd Addition, unincorporated Orange County. 4 bed / 3 bath with a 2-car tuck-under garage, two-story layout with finished lower level. Property is a stalled partial flip, not a raw full-gut. Heavy demo is complete: walls drywalled, primed, and painted, staircase rebuilt with new wrought iron rail, kitchen cabinetry in place, two bathrooms started. What remains is the finish phase: flooring throughout (down to subfloor/slab), appliances, counters, bath completion, trim, baseboards, interior doors, fixtures, landscape, and final punch.

House Assets:

• No HOA. Full renovation and rental freedom. No ARC review, no timeline gates, no friction on scope or resale.
• Partial rehab already sunk in. Interior demo, drywall, prime, and much of the paint work are already behind you. Seller absorbed the dirtiest, dustiest, slowest portion of the job.
• CBS construction. Concrete block remains the preferred Florida build type for insurance rating, storm resistance, and durability.
• 2,403 SF, 4/3 layout. Materially larger than the typical 32818 resale (median 1,600 to 1,800 SF). Bed/bath count and footprint put this in the top quartile for the submarket.
• 2-car tuck-under garage. Important feature for resale in this price tier and a better setup than a carport or converted garage.
• 9,439 SF lot. Slightly above average for the pocket. Room for backyard improvements and curb appeal work.
• Likely Flood Zone X. Bel-Aire Woods sits outside the higher-risk flood pockets west of Lake Lawne. Verify via FEMA NFHL and insurance quote before close.
• Unincorporated Orange County. County permitting through FastTrack, not City of Orlando.

Repairs Needed (Estimated):

• Flooring, kitchen, bathrooms (3): One partially tiled, one shower still at cement board, one needs broader finish work.
• Interior Paint Touch-Up: Walls mostly primed/painted but expect finish touch-up after floors, trim, and fixture install.
• Trim, Baseboards, Interior Doors: Missing or incomplete in multiple rooms.
• Electrical Finish: Outlets, switches, light fixtures, ceiling fans, final device install.
• Plumbing Finish: Sinks, faucets, toilets, shower trim, final bath and kitchen hookups.
• HVAC: Age unknown and not confirmed by recent permit history. Assume replacement allowance for a 3 to 3.5 ton split system.
• Roof: County permit history shows 1992 reroof. Effectively end-of-life.
• Exterior Paint Touch-Up: Painted CBS block, soffits, trim.
• Landscaping: Overgrown front and rear. Full cleanup, sod, beds, curb appeal.

🟣 Comparable Sales

1. 1737 Peachwood Ln | 5/3 | 2,403 SF | $415,000 Closed 3/20/2026 ($173/SF). 0.21 mi W. Built 1969, same split-level model, same subdivision, CBS. Fully updated. Sold in 8 DOM. Best direct comp in the set — identical SF, identical era, same model. Public portals conflict on bed count but the core data point is that renovated 2,403 SF split-level product in this pocket closed at $415K. Renovated ceiling comp.
2. 6416 Jackwood Ct | 4/3 | 2,672 SF | $375,000 Closed 3/20/2026 ($140/SF). 0.09 mi NE. Built 1968, 2-story with partial basement, same subdivision, CBS. Dated original interior. Sat 205 DOM. Best floor comp for larger same-neighborhood same-era product.
3. 7006 Ironwood Dr | 4/2 | 2,001 SF | $358,000 Closed 10/20/2025 ($179/SF). 0.33 mi W. Built 1971, one-story CBS ranch, fully renovated. Sold in 14 DOM. Supports renovated pricing in the upper $170s/SF nearby, though not the same split-level product.
4. 6742 Callie Rd | 3-4/2-2.5 | 1,872 SF | ~$375K-$385K (9/19/2025) ($200-$206/SF). Built 1993 (newer vintage — outside same-era window). Two-story renovated product with newer roof and AC. Public records conflict on bed/bath (3/2 per most aggregators vs 4/2.5 per MLS remarks) and sale price ($375K under-contract vs $385K closed). Use as upper-bracket renovated support only, not for $/SF weighting — newer vintage and smaller footprint distort direct comparison.
5. 2109 Winnetka Ct | 4/2 | 1,524 SF | $350,000 Closed 10/10/2025 ($230/SF). Updated smaller home with pool. Strong condition comp but size is materially smaller (63% of subject SF) and pool premium inflates $/SF. Supports a renovated-condition ceiling narrative but exclude from the weighted $/SF calc — wrong size tier and wrong buyer pool.

🟡 ARV & Rental Analysis

Estimated ARV (full renovation): $380,000 to $420,000 +/-

Conservative underwriting ARV: $399,000 +/-

Projected Rent (annual, fully renovated): $2,500 to $2,900/mo +/-