CashFlowRE
Sign in Sign up
5977 Village Circle South Unit GE 🌊 Lakefront
D Composite 43.42
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).

  • ARV discount +15.0/15.0
  • Cash flow +7.8/30.0
  • 1% rule +5.4/10.0
  • Livability +4.3/5.0
  • Condition / age +3.8/5.0
  • Schools +2.9/10.0
  • Rent growth +2.3/5.0
  • DSCR +1.9/10.0
  • Appreciation +0.0/10.0

$140,000

5977 Village Circle South Unit GE · Orlando, FL 32822
2 bd · 1.0 ba · 741 sqft · Condo · 382 Days on market
Built 1977 Good condition $189/sqft · 35% below area Est $215k · 35% under · waterfront $341/mo HOA · 23% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Prime condo Investment property with low HOA and great location close to MCO Airport and Downtown Orlando has tile floors, a large living room, and a master bedroom with patio and community pool and gym at a convenient location close to retail shopping centers and major Highways. This 2 Bedroom/1Bathroom condo is a great investment for rental or Primary Residence for a low price and very low HOA. Tenant occupied unit current tenant pays $1500 a month until end of October 2026.

Key facts

  • Tile floors
  • Community pool
  • Great location

Tags

GREAT LOCATIONTILE FLOORSLARGE LIVING ROOMCOMMUNITY POOLGYMCLOSE TO MAJOR HIGHWAYS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/1.0-bath condo listed at $140k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
  • To cash-flow at today's rent, offer at most $118k (16.1% below list).
  • Meets the 1% rule at list price ($1k rent vs $140k).
  • Recommended offer: $118k (16.1% below list) — sets the bar for cash-flow.
  • Cap rate 5.0% vs local median 3.1% in Orlando — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

  • Location reads 86/100 on livability (#12 in FL, #360 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
  • 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.
  • Zoned schools: Ventura Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 596 students, 66% FRL); Roberto Clemente Middle (math 31% / reading 36%, grade F, #428 of 571 statewide, top 76%, 951 students, 63% FRL); Colonial High (math 16% / reading 33%, grade F, #505 of 667 statewide, top 79%, 3,442 students, 62% FRL).
  • Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
  • Market conditions: Rents soft (-0.7%/yr); 576 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
  • This rent runs 31% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 382 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
  • 2 sale attempts 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.

Risks & watch-outs

  • Watch-outs: HOA is 23% of rent.
  • 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 $117,528 (16.1% below list)

Questions for the listing agent

  1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
  2. It's been on market 382 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
  3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
  6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
  9. 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?
  10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
  11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
  12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
  13. 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.
  14. 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.
  15. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

1% rule
1.04%
Cap rate
4.96%
Cash-on-cash
-4.75%
DSCR
0.79
GRM
8.0

CMA / ARV

ARV (median comp)
$214,622
List price
$140,000
Delta
-34.77%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold
IRR
-29.0%
Equity multiple
0.07×
Total profit
$-36,623
Equity at exit
$20,874
10-year hold
IRR
-58.1%
Equity multiple
-0.54×
Total profit
$-60,219
Equity at exit
$12,105

Cash invested: $39,200 (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.

Active competition Active MLS

For sale now
1 active · 7 under contract
Median asking
$155,000 ($168/sqft)
Median days on market
185 d
This list price
lowest-priced of the active set
ARV vs active asking
+72.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32822

Home prices YoY
-21.1%
Rents YoY
-0.7%
Active inventory
576
Price-to-rent
8.0×

Monthly cashflow live

Estimated rent
$1,460 high interval (Pro) →
Mortgage (P&I)
$734
Tax est. 1.5%
$175 /mo · $2,100/yr
Insurance
$58
HOA
$341
Vacancy / Maint / Mgmt
$307
Net cashflow
$-155

Break-even live

Break-even rent $1,656
Max offer price $117,528
Occupancy floor

Sensitivity live

Price -10% $-59 -5% $-107 +0% $-155 +5% $-204 +10% $-252
Rent -10% $-271 -5% $-213 +0% $-155 +5% $-98 +10% $-40
Rate -1.0pp $-85 -0.5pp $-120 base $-155 +0.5pp $-192 +1.0pp $-228

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
$35,000
Closing costs
$4,200
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
6126 Curry Ford Rd #248 Orlando, FL 1.0 1.0 742 $1,300 $1.75 56d 1 0.18mi
2143 Raper Dairy Rd Orlando, FL 2.0 1.0 576 $1,650 $2.86 0d 11 0.19mi
6122 Curry Ford Rd #241 Orlando, FL 1.0 1.0 742 $1,325 $1.79 119d 1 0.19mi
6020 Scotchwood Gln #210 Orlando, FL 1.0 1.5 699 $1,600 $2.29 72d 1 0.19mi
6118 Curry Ford Rd Orlando, FL 1.0 1.0 742 $1,175 $1.58 119d 1 0.22mi
6110 Curry Ford Rd #117 Orlando, FL 1.0 1.0 742 $1,095 $1.48 88d 1 0.24mi
6110 Curry Ford Rd Orlando, FL 1.0 1.0 742 $1,095 $1.48 82d 1 0.24mi
2556 Woodgate Blvd #203 Orlando, FL 1.0 1.0 680 $1,350 $1.99 110d 1 0.27mi
2556 Woodgate Blvd Orlando, FL 1.0–2.0 1.0–2.0 805 $1,750 $2.17 3d 2 0.27mi
2556 Woodgate Blvd Orlando, FL 1.0–2.0 1.0–2.0 805 $1,750 $2.17 6d 3 0.27mi
5870 Sundown Cir Orlando, FL 1.0–2.0 1.0–2.0 870 $1,839 $2.11 0d 44 0.28mi
2516 Woodgate Blvd #203 Orlando, FL 1.0 1.0 680 $1,245 $1.83 103d 1 0.29mi
2512 Woodgate Blvd #203 Orlando, FL 1.0 1.0 680 $1,050 $1.54 7d 1 0.29mi
5914 Mausser Dr Orlando, FL 1.0–4.0 1.0–2.5 1052 $1,804 $1.71 0d 15 0.30mi
2568 Woodgate Blvd Orlando, FL 1.0–2.0 1.0–2.0 790 $1,500 $1.90 100d 1 0.32mi
1905 Caralee Blvd Orlando, FL 1.0 1.0 638 $1,175 $1.84 27d 1 0.33mi
2504 Woodgate Blvd Unit 1 Orlando, FL 1.0 1.0 680 $1,200 $1.76 10d 1 0.36mi
2500 Woodgate Blvd #203 Orlando, FL 1.0 1.0 680 $1,299 $1.91 100d 1 0.36mi
2500 Woodgate Blvd #203 Orlando, FL 1.0 1.0 680 $1,299 $1.91 30d 1 0.36mi
6203 Curry Ford Rd Orlando, FL 1.0–2.0 1.0–2.0 849 $1,720 $2.03 40d 1 0.39mi
2023 S Semoran Blvd Apt D Orlando, FL 1.0 1.0 697 $1,270 $1.82 30d 1 0.42mi
3211 S Semoran Blvd Orlando, FL 1.0–3.0 1.0–2.0 880 $1,939 $2.20 0d 8 0.44mi
6221 Yorktown Dr Orlando, FL 1.0 1.0 600 $1,100 $1.83 10d 1 0.50mi
2906 S Semoran Blvd Unit A-3 Orlando, FL 1.0 1.0 728 $1,150 $1.58 3d 1 0.54mi
3244 S Semoran Blvd #24 Orlando, FL 1.0 1.0 655 $1,200 $1.83 10d 1 0.67mi
3298 S Semoran Blvd #15 Orlando, FL 1.0 1.0 655 $1,125 $1.72 30d 1 0.69mi
3294 S Semoran Blvd #15 Orlando, FL 1.0 1.0 629 $1,200 $1.91 43d 1 0.69mi
3242 S Semoran Blvd #24 Orlando, FL 1.0 1.0 638 $1,250 $1.96 10d 1 0.69mi
3282 S Semoran Blvd #24 Orlando, FL 1.0 1.0 629 $1,200 $1.91 88d 1 0.71mi
3272 S Semoran Blvd #11 Orlando, FL 1.0 1.0 655 $1,500 $2.29 30d 1 0.75mi
3312 S Semoran Blvd Orlando, FL 2.0 1.0–2.0 770 $1,549 $2.01 0d 12 0.75mi
5317 Curry Ford Rd Orlando, FL 1.0–2.0 1.0–2.0 793 $1,500 $1.89 6d 7 0.80mi
5317 Curry Ford Rd Orlando, FL 1.0–2.0 1.0–2.0 793 $1,500 $1.89 5d 6 0.80mi
3914 Atrium Dr Unit U1 Orlando, FL 1.0 1.0 675 $1,395 $2.07 30d 1 0.83mi
3914 Atrium Dr Orlando, FL 1.0 1.0 675 $1,495 $2.21 43d 1 0.83mi
5757 5 Flags Blvd Orlando, FL 1.0–2.0 1.0–2.0 660 $1,249 $1.89 7d 9 0.85mi
7100 Gateshead Cir Orlando, FL 1.0–3.0 1.0–2.0 900 $2,022 $2.25 0d 14 0.92mi
5465 Curry Ford Rd Orlando, FL 1.0–2.0 1.0–2.0 922 $1,935 $2.10 3d 9 0.99mi
5300 Lake Margaret Dr Orlando, FL 2.0 1.0–2.0 729 $1,871 $2.56 0d 30 1.07mi
4225 Thornbriar Ln Orlando, FL 1.0 1.0 580 $1,225 $2.11 3d 2 1.21mi

Property features AI

Finance

Other
Total monthly fees listed as $341; total annual fees listed as $4,092
Financial info
Lease restrictions apply
HOA & community
Monthly HOA fee of $341 (includes structure maintenance)Association approval requiredCommunity clubhouseFitness centerDeed restrictionsPets allowed with breed restrictionsAssociation managed by Carol Rumely, LCAM

Exterior

Utilities
Public waterPublic sewerElectricity available
Home design
CondominiumResidential propertyOne storyFaces northEntry on first floor
Construction
Frame constructionRoof overOther foundationBuilt as part of building number 5977
Exterior features
BalconySliding doors

Interior

Kitchen
DishwasherMicrowaveRangeRefrigerator
Bedrooms
2 bedrooms
Flooring
Ceramic tileTile
Bathrooms
1 full bathroom
Heating & cooling
Central heatingCentral air conditioning
Interior features
Ceiling fans
Laundry & utility
Laundry room

HOA detail $341/mo · $4,092/yr condo

Likely covers
poolgym
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-09-23
    days on market $140,000 Active 382 DOM
  2. 2026-09-22
    days on market $140,000 Active 381 DOM
  3. 2026-09-21
    days on market $140,000 Active 380 DOM
  4. 2026-09-20
    days on market $140,000 Active 379 DOM
  5. 2026-09-19
    days on market $140,000 Active 378 DOM
  6. 2026-09-18
    days on market $140,000 Active 377 DOM
  7. 2026-09-17
    days on market $140,000 Active 376 DOM
  8. 2026-09-16
    days on market $140,000 Active 375 DOM
  9. 2026-09-15
    days on market $140,000 Active 374 DOM
  10. 2026-09-14
    days on market $140,000 Active 373 DOM
  11. 2026-09-13
    days on market $140,000 Active 372 DOM
  12. 2026-09-12
    days on market $140,000 Active 371 DOM
  13. 2026-09-11
    days on market $140,000 Active 370 DOM
  14. 2026-09-05
    days on market $140,000 Active 364 DOM
  15. 2026-09-04
    days on market $140,000 Active 363 DOM
  16. 2026-09-03
    days on market $140,000 Active 362 DOM
  17. 2026-08-31
    days on market $140,000 Active 359 DOM
  18. 2026-08-29
    days on market $140,000 Active 357 DOM
  19. 2026-08-28
    days on market $140,000 Active 356 DOM
  20. 2026-08-27
    days on market $140,000 Active 355 DOM
  21. 2026-08-25
    days on market $140,000 Active 353 DOM
  22. 2026-08-23
    days on market $140,000 Active 351 DOM
  23. 2026-08-22
    days on market $140,000 Active 350 DOM
  24. 2026-08-21
    days on market $140,000 Active 349 DOM
  25. 2026-08-20
    days on market $140,000 Active 348 DOM
  26. 2026-08-19
    days on market $140,000 Active 347 DOM
  27. 2026-08-18
    days on market $140,000 Active 346 DOM
  28. 2026-08-17
    days on market $140,000 Active 345 DOM
  29. 2026-08-16
    days on market $140,000 Active 344 DOM
  30. 2026-08-15
    days on market $140,000 Active 343 DOM
  31. 2026-08-14
    days on market $140,000 Active 342 DOM
  32. 2026-08-13
    days on market $140,000 Active 341 DOM
  33. 2026-08-12
    days on market $140,000 Active 340 DOM
  34. 2026-08-11
    days on market $140,000 Active 339 DOM
  35. 2026-08-10
    days on market $140,000 Active 338 DOM
  36. 2026-08-09
    days on market $140,000 Active 337 DOM
  37. 2026-08-08
    days on market $140,000 Active 336 DOM
  38. 2026-08-06
    days on market $140,000 Active 334 DOM
  39. 2026-08-05
    days on market $140,000 Active 333 DOM
  40. 2026-08-04
    days on market $140,000 Active 332 DOM
  41. 2026-08-03
    days on market $140,000 Active 331 DOM
  42. 2026-07-31
    days on market $140,000 Active 328 DOM
  43. 2026-07-30
    days on market $140,000 Active 326 DOM
  44. 2026-07-28
    days on market $140,000 Active 325 DOM
  45. 2026-07-26
    days on market $140,000 Active 323 DOM
  46. 2026-07-23
    days on market $140,000 Active 320 DOM
  47. 2026-07-22
    days on market $140,000 Active 319 DOM
  48. 2026-07-21
    days on market $140,000 Active 318 DOM
  49. 2026-07-20
    days on market $140,000 Active 317 DOM
  50. 2026-07-18
    days on market $140,000 Active 315 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1 unhealthy d/yr today · 1 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$17,517
− Mortgage interest
−$7,842
− Property taxes
−$2,100
− Insurance
−$700
− Repairs & maintenance
−$1,401
− Management
−$1,401
− HOA
−$4,092
− Depreciation
−$4,073
Taxable loss
−$4,093
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$982
After-tax cash flow
$-881/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $3,705–$11,115 screening

This well-maintained townhouse is ready for immediate rental or resale with minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

  • Both paint exterior — enhances curb appeal and resale value
  • Both trim landscaping — improves curb appeal and rental appeal

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Ventura Elementary F FL #1,882/2,144 Nat'l #26,438/41,679 Middle Roberto Clemente Middle F FL #428/571 Nat'l #7,937/14,009 High Colonial High F FL #505/667 Nat'l #12,478/17,239

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
A Composite livability gradescore 86/100

Livability — Orlando

Score
86/100
State rank
#12
US rank
#360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Orlando, FL
County
Orange County · 1,618,226 people
City population
964,969
Metro
Orlando-Kissimmee-Sanford, FL
Population (ZIP)
67,081
Household income
$56,540
Rent vs Own
58.0% rent · 42.0% own
Severe rent burden
23% of renters

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
Predominantly Hispanic (68%)
Race & ethnicity
Hispanic / Latino 68% Two or more races 36% White 17% Black 10% Asian 2%
Hispanic origin (detail)
Mexican 2% Puerto Rican 38% Cuban 5% Dominican 5%
Common ancestry
Lithuanian 1% Romanian 1% Slovak 1%
Foreign-born
27% · Canada, Jamaica, China
Languages at home
36% English-only · Spanish 60% French/Haitian/Cajun 1% Arabic 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

Price history

2 events — show timeline
  • 2026-05-28 Relisted Stellar MLS as Distributed by MLS Grid
  • 2025-08-21 Listed $140,000 Stellar MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…