Real Estate Investing in Orlando, Florida (32804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 32804 (Orlando, FL)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.4% vacancy may signal weakening demand.
What’s happening in Orlando, FL (32804)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 32804 Orlando
Not every below-median market is a bargain. Orlando's 32804 ZIP shows signals that favor experienced operators who can absorb the risk $506K pricing implies.
From a cash-flow lens, the numbers look inviting — $506K purchase price, 0.0% nominal cap — the work to hit that pro forma in 32804 is substantial and deserves full respect.
ZIP 32804's metrics run below Orange County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A solid renter share of 34% in 32804 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 32804 is an operator game, not a passive one. Meanwhile, entry prices of $506K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Orlando:
Property Strategy for 32804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $231,268 | $1,810 | 5.6% | +4.5% | $231,268 |
| 2BR | $366,395 | $2,060 | 4.0% | +5.2% | $183,198 |
| 3BR | $511,486 | $2,590 | 3.6% | +6.2% | $170,495 |
| 4BR | $872,320 | $3,050 | 2.5% | +7.6% | $218,080 |
| 5BR | $1,253,134 | — | — | +8.6% | $250,627 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 32804 Compare?
| Metric | 32804 | Orlando | Orlando-Kissimmee-Sanford, FL | Florida |
|---|---|---|---|---|
| Home Value | $505,742 | $352,198 | N/A | $374,697 |
| 5-Year CAGR | 4.6% | 4.7% | N/A | 7.4% |
| Avg Rent | $2,072 | $1,938 | N/A | - |
| Cap Rate | 3.2% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 32804 (Orlando, FL). Anonymous, moderated, never written by AI.
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Property managers serving Orange County
Manage rentals here? List your business →All County CFL provides full-service residential property management in Winter Park, FL and surrounding areas, focusing on maximizing revenue and managing tenant relationships for property owners. summary from their website
RentCare Property Management provides reliable, professional, and trusted residential property management services in Orlando since 1993, including marketing, resident screening, rent collection, and summary from their website
Southwest Property Management is a full-service Community Association Management Company serving Central Florida. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $505,742 |
| Monthly Rent | $2,072 |
| Price-to-Rent | 20.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | -2.1% ▼ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +4.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 32804
Population: 21,076
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 32804
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
OCVS VIRTUAL FRANCHISE
MOLLIE RAY ELEMENTARY
ROLLING HILLS ELEMENTARY
ROSEMONT ELEMENTARY
OCVS VIRTUAL INSTRUCTION PROGRAM
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,302 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does Orlando, FL make sense for an investment property?
The 3.0/5 investability rating in Orlando, FL reflects its $506K prices and $2,072/mo rents. Investors generally consider it a solid option within FL.
What kind of tenants rent in Orlando, FL?
Tenant quality in Orlando, FL ranks as solid. Landlords generally report stable occupancy at market rents of $2,072/mo.
What approach is best for Orlando, FL real estate?
The best-fit strategy in Orlando, FL is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What price range are homes in Orlando, FL?
Median home price in Orlando, FL is near $506K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
What is the average monthly rent in Orlando, FL?
Expect rents around $2,072/mo per month in Orlando, FL. With home values at $506K, the yield math works out to reasonable levels for rental investors.
You know 32804 now. You don’t know where it ranks.
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How 32804 ranks in Orlando-Kissimmee-Sanford, FL
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