Orlando CBS Fixer, 2/1, 0.31 Acres

Built in 1957, this 767 sq. ft. CBS single-family home sits on a large 0.31-acre lot (13,481 sq. ft.) in the L C Coxs Add / Richmond Heights-Orlo Vista pocket of Orlando. The home is configured as a 2 bed / 1 bath, public water, septic, slab foundation, and no HOA. The roof and central AC are both reported as old and should be budgeted for replacement to reach clean retail resale. Functional rental-style layout with dated kitchen cabinets/counters, dated bathroom finishes, mixed flooring, carpeted bedrooms, basic fixtures, and a large rear yard. The oversized lot gives the property more upside than most nearby small homes, including potential expansion or ADU utility subject to zoning and permitting.

House Assets:

• CBS construction. Concrete block/stucco construction is preferred in this market for durability, insurance, and termite resistance.
• Large 0.31-acre lot. The 13,481 sq. ft. lot is much larger than most nearby comps and creates real yard, addition, or long-term utility upside.
• No HOA. Cleaner rental ownership and fewer restrictions for renovation, parking, or future use.
• Central Orlando location. Quick access to 408, John Young, Valencia West, Downtown Orlando, and the Millenia/Kirkman corridor.
• Small rehab footprint. At only 767 sq. ft., the renovation scope is compact and should move faster than a larger 3/2 project.

Repairs Needed (Estimated):

• Roof: Old and should be replaced for resale/insurance.
• HVAC: Central AC is old. Replace condenser/air handler or verify full system condition.
• Kitchen: Full update with shaker cabinets, counters, sink/faucet, appliances, and lighting.
• Bathroom: Refresh or gut the dated bath with new tub/tile surround, vanity, toilet, fixtures, and fan.
• Flooring: Replace carpet and unify with LVP or durable rental-grade flooring throughout.
• Interior/exterior paint and fixtures: Full paint, lighting, hardware, doors/trim as needed, plus exterior pressure wash/paint touch-up.
• Windows/doors: Older windows and exterior doors should be inspected; replace selectively or fully if needed for retail.
• Electrical/plumbing/septic contingency: Verify panel, wiring, water heater, drain lines, and septic condition given the 1957 build.
• Landscaping/yard cleanup: Clear and trim the deep lot, improve curb appeal, and prep for fencing if desired.

🟣 Comparable Sales

1. 442 Fanfair Ave | 2/1 | 836 SF | $231,900 Closed Jan 2026 ($277/SF). Best direct ARV comp from the CMA. Same bedroom/bath count, similar small footprint, block construction, and fully renovated with new roof, new floors, new kitchen, new bathroom, and new split AC units. Smaller lot than subject, but superior finished condition.
2. 828 Willie Mays Pkwy | 3/2 | 868 SF | $210,000 Closed Dec 2025 ($242/SF). Small-footprint renovated home with a 2024 roof and no HOA. Superior bed/bath count but older 1935 build and long market time, supporting low-$200Ks for turnkey small product.
3. 1471 Kozart Ct | 3/1 | 986 SF | $215,000 Closed Dec 2025 ($218/SF). Nearby closed public-record sale with more square footage and an extra bedroom. Useful middle support for renovated/marketable small homes.
4. 4910 Huppel Ave | 3/1 | 1,099 SF | $259,900 Active ($236/SF). Active listing only, not closed proof. Much larger than the subject and a superior 3-bedroom layout, so it should be treated as a ceiling indicator, not a primary ARV comp.
5. 1339 Croyle Dr | 3/2 | 1,049 SF | $276,900 Closed Dec 2025/Jan 2026 ($264/SF). Fully renovated larger home with stronger bedroom/bath utility. This is a top-end ceiling comp and supports why the subject should not be underwritten as a high-$200Ks house unless square footage/bedroom count is expanded.
6. 4648 Oliva St | 4/1 | 888 SF | $150,000 Closed Feb 2026 ($169/SF). Distressed or below-retail floor comp. Establishes downside value for rougher neighborhood product, not ARV.

🟡 ARV & Rental Analysis

• Estimated ARV (mid-level cosmetic/rental finish): $200,000 to $210,000 +/-
• Estimated ARV (full retail turn with roof and AC): $220,000 to $230,000 +/-
• Projected Rent: $1,500 to $1,650/mo +/-