Value-Add CBS Fixer in Orlando (32811) – Solid Equity Spread

This 3-bedroom, 2-bathroom single-family block home is located in the 32811 zip code of Orlando on a 0.15-acre (6,674 sq ft) lot. Built in 1971, the property features 1,077 sq ft of living area and a traditional ranch-style layout on a concrete slab. No pool. The property requires a full cosmetic and mechanical rehab, including a new roof and AC system. Similar renovated homes in the immediate radius are consistently selling between $245-$255/sf.

Repairs Needed (Estimate)

• Interior Modernization: Requires a full cosmetic overhaul, including drywall patching, fresh interior paint, and new flooring throughout.
• Kitchen & Baths: Full retail-ready update to the kitchen and both bathrooms — new cabinets, stone counters, and modern fixtures — required to hit the upper-end comps.
• Mechanicals: Full roof replacement and new HVAC system required. Inspect plumbing and electrical panel to confirm they meet current code for a retail buyer.
• Curb Appeal: Full exterior paint and professional landscaping/clearing to elevate street profile.

🟣 Comparable Sales

1. 1794 Willie Mays Pkwy – 3/2 | 1,170 sf | Sold $295,000 ($252/sf) | 1967 Built | Condition: Closed/Renovated (Primary ARV anchor; demonstrates the local ceiling for a fully updated 3/2 in this corridor.)
2. 4402 King Cole Blvd – 3/2 | 1,218 sf | Sold $300,000 ($246/sf) | 1967 Built | Condition: Closed/Renovated (Slightly larger footprint confirms the $245+/sf trend for turn-key product.)
3. 4385 Cassius St – 3/2 | 1,170 sf | Pending $289,900 ($248/sf) | 1966 Built | Condition: Pending (Strongest indicator of current active market momentum — renovated, fully updated product under contract.)
4. 4461 Weldon Pl – 3/1 | 985 sf | Sold $253,000 ($257/sf) | 1967 Built | Condition: Closed (Sets the conservative floor — smaller 1-bath model still clearing $255+/sf, which supports the subject’s value on the upside.)

Renovated non-pool CBS homes in this immediate submarket are consistently clearing $245–$255/sf. At 1,077 sf, the subject property sits slightly below the primary comp range in square footage, warranting a modest downward adjustment from the $252/sf Willie Mays anchor. A full retail renovation — new roof, HVAC, kitchen, baths, flooring, and exterior – positions this property to compete directly with top-of-range product. The 32811 zip code maintains steady rental demand, with updated 3-bedroom single-family homes in this size range generating reliable monthly cash flow from working tenants proximate to downtown Orlando, major employment corridors, and I-4/SR-408 access.

Estimated ARV: $265,000 – $280,000 +/-

Projected Rent: $1,700 – $1,850/mo +/-