7320 Westpointe Blvd #533 · Orlando, FL 32835

$160,000

2 bd · 2.0 ba · 1,127 sqft · Condo public records · 97 Days on market

Built 1994 $718/mo HOA · 32% of rent

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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).

• Cash flow +9.7/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BANK OWNED - QUICK RESPONSE TO OFFERS - QUICK CLOSING AVAILABLE - Open and spacious floor plan, Lovely view from balcony of rolling landscape. Will not last long. CALL TODAY. ..

Key facts

• Gated community
• Clubhouse
• Private balcony

Tags

• PRIVATE BALCONY
• WALK-IN CLOSET
• EN-SUITE BATH
• IN-UNIT LAUNDRY
• GATED COMMUNITY
• CLUBHOUSE

Property features AI

Finance

• Financial info: Total annual fees approx. $8,616.60; Lease restrictions: none indicated
• HOA & community: HOA: Bermuda Dunes; Monthly HOA dues approx. $718.05 (includes structure and grounds maintenance); Association approval required; Community amenities: clubhouse, fitness center, playground, pool, sidewalks, tennis courts, street lights; Pets allowed (max ~50 lbs)

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Cable available and connected; Electricity available and connected; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Condominium; Residential property; 3 total stories; unit on 3rd floor; Faces south
• Construction: Block and stucco construction; Shingle roof; Block foundation; Built on one level (unit)
• Exterior features: Balcony; Pond view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; One level layout
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floor plan; Walk-in closet(s); Building has elevator
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (11.5% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $142k (11.5% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.0% 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: Metrowest Elementary (math 42% / reading 39%, grade F, #1,471 of 2,144 statewide, top 69%, 610 students, 50% FRL); Gotha Middle (math 48% / reading 52%, grade C, #254 of 571 statewide, top 45%, 1,052 students, 42% FRL); Olympia High (math 24% / reading 52%, grade F, #328 of 667 statewide, top 50%, 2,969 students, 47% FRL).
• Market conditions: Rents soft (-1.2%/yr); 381 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k 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 97 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $160k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,563 (11.5% 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 97 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.38% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -26.7%
• Equity multiple: 0.14×
• Total profit: $-38,568
• Equity at exit: $23,857

10-year hold

• IRR: -59.8%
• Equity multiple: -0.46×
• Total profit: $-65,210
• Equity at exit: $13,834

Cash invested: $44,800 (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.

Methodology + full state rankings →

ZIP-level market 32835

• Home prices YoY: -31.7%
• Rents YoY: -1.2%
• Active inventory: 381
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$839
• Tax from tax record: −$229 /mo · $2,750/yr
• Insurance: −$67
• HOA: −$718
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-104

Break-even live

Break-even rent $2,345

Max offer price $141,563

Occupancy floor 100%

Sensitivity live

Price	-10% $-14	-5% $-59	+0% $-104	+5% $-150	+10% $-195
Rent	-10% $-279	-5% $-192	+0% $-104	+5% $-17	+10% $70
Rate	-1.0pp $-24	-0.5pp $-64	base $-104	+0.5pp $-146	+1.0pp $-188

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7330 Westpointe Blvd Orlando, FL	2.0	1.0	1014	$2,062	$2.03	19d	1	0.02mi
7340 Westpointe Blvd Orlando, FL	1.0–2.0	1.0–2.0	961	$2,500	$2.60	9d	2	0.05mi
7340 Westpointe Blvd Orlando, FL	1.0	1.0	842	$2,500	$2.97	25d	1	0.05mi
7300 Westpointe Blvd #712 Orlando, FL	1.0	1.0	842	$2,200	$2.61	22d	1	0.07mi
7280 Westpointe Blvd Orlando, FL	1.0–2.0	1.0–2.0	956	$2,500	$2.62	0d	2	0.08mi
7360 Westpointe Blvd Orlando, FL	1.0–2.0	1.0	931	$2,200	$2.36	22d	2	0.09mi
7360 Westpointe Blvd #125 Orlando, FL	1.0	1.0	842	$2,300	$2.73	9d	1	0.10mi
7270 Westpointe Blvd Orlando, FL	1.0–2.0	1.0–2.0	961	$2,500	$2.60	25d	3	0.13mi
7240 Westpointe Blvd Orlando, FL	1.0–2.0	1.0	931	$2,200	$2.36	22d	2	0.16mi
7240 Westpointe Blvd Orlando, FL	1.0	1.0	842	$1,808	$2.15	3d	2	0.16mi
7250 Westpointe Blvd Orlando, FL	1.0–2.0	1.0	843	$2,500	$2.97	25d	3	0.16mi
7250 Westpointe Blvd Orlando, FL	1.0–2.0	1.0	931	$2,500	$2.68	9d	2	0.16mi
7240 Westpointe Blvd #1135 Orlando, FL	1.0	1.0	842	$2,300	$2.73	3d	1	0.16mi
7220 Westpointe Blvd Orlando, FL	1.0–2.0	1.0–2.0	961	$3,000	$3.12	0d	5	0.20mi
7220 Westpointe Blvd Orlando, FL	1.0–2.0	1.0–2.0	961	$3,000	$3.12	4d	5	0.20mi
7210 Westpointe Blvd Orlando, FL	2.0	2.0	1080	$2,800	$2.59	6d	1	0.23mi
7210 Westpointe Blvd Orlando, FL	1.0–2.0	1.0–2.0	961	$2,800	$2.91	23d	2	0.23mi
7200 Westpointe Blvd Orlando, FL	2.0	1.0–2.0	1110	$2,375	$2.14	3d	2	0.27mi
7200 Westpointe Blvd #1511 Orlando, FL	2.0	2.0	1200	$3,000	$2.50	25d	1	0.27mi
7123 Yacht Basin Ave Orlando, FL	3.0	2.0	1307	$2,175	$1.66	0d	2	0.44mi
7109 Yacht Basin Ave #428 Orlando, FL	2.0	2.0	1050	$1,800	$1.71	23d	1	0.47mi
2450 Lake Debra Dr Orlando, FL	1.0–4.0	1.0–2.0	1146	$1,844	$1.61	0d	29	0.72mi
2333 Lake Debra Dr Orlando, FL	1.0–3.0	1.0–2.5	1227	$2,154	$1.75	3d	35	0.86mi
3250 Corona Village Way Orlando, FL	3.0	2.0	1387	$1,875	$1.35	0d	2	1.04mi
2558 Robert Trent Jones Dr #1424 Orlando, FL	1.0	1.0	854	$1,450	$1.70	0d	1	1.04mi
2600 Robert Trent Jones Dr #912 Orlando, FL	1.0	1.0	854	$1,400	$1.64	23d	1	1.07mi
6685 Queens Borough Ave #306 Orlando, FL	2.0	1.0	1035	$1,500	$1.45	3d	1	1.08mi
3280 Soho St Orlando, FL	2.0–3.0	1.0–2.0	1147	$1,600	$1.39	5d	3	1.09mi
2544 Robert Trent Jones Dr Orlando, FL	2.0–3.0	1.0–2.0	1114	$1,475	$1.32	4d	3	1.09mi
6500 Metrowest Blvd Orlando, FL	1.0–3.0	1.0–2.0	911	$1,812	$1.99	3d	19	1.10mi
1658 S Hiawassee Rd Orlando, FL	1.0–2.0	1.0–2.0	890	$1,805	$2.03	0d	12	1.11mi
6663 Queens Borough Ave #303 Orlando, FL	2.0	2.0	1233	$1,549	$1.26	0d	1	1.11mi
6663 Queens Borough Ave Unit 57-207 Orlando, FL	2.0	2.0	1107	$1,695	$1.53	18d	1	1.11mi
3384 Corona Village Way Orlando, FL	1.0–3.0	1.0–2.0	1101	$1,725	$1.57	16d	1	1.11mi
2532 Robert Trent Jones Dr Orlando, FL	2.0	1.0	933	$1,575	$1.69	15d	1	1.12mi
1224 S Hiawassee Rd #620 Orlando, FL	3.0	2.0	1206	$1,875	$1.55	25d	1	1.12mi
2624 Robert Trent Jones Dr Orlando, FL	2.0	1.0	933	$1,495	$1.60	9d	1	1.13mi
2632 Robert Trent Jones Dr #110 Orlando, FL	2.0	2.0	1150	$1,795	$1.56	9d	1	1.13mi
2632 Robert Trent Jones Dr Orlando, FL	1.0–2.0	1.0–2.0	1001	$1,795	$1.79	18d	2	1.13mi
1212 S Hiawassee Rd Orlando, FL	2.0–3.0	2.0	1229	$1,800	$1.46	25d	3	1.14mi

HOA detail condo

• Monthly dues: $718 · $8,616/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-22
   price $160,000 Active 97 DOM
2. 2026-06-21
   days on market $169,000 Active 97 DOM
3. 2026-06-18
   days on market $169,000 Active 94 DOM
4. 2026-06-17
   days on market $169,000 Active 93 DOM
5. 2026-06-16
   days on market $169,000 Active 92 DOM
6. 2026-06-15
   days on market $169,000 Active 91 DOM
7. 2026-06-13
   days on market $169,000 Active 89 DOM
8. 2026-06-13
   pricedays on market $169,000 Active 88 DOM
9. 2026-06-09
   days on market $174,900 Active 85 DOM
10. 2026-06-08
    days on market $174,900 Active 84 DOM
11. 2026-06-07
    days on market $174,900 Active 83 DOM
12. 2026-06-04
    days on market $174,900 Active 80 DOM
13. 2026-06-03
    days on market $174,900 Active 79 DOM
14. 2026-06-02
    days on market $174,900 Active 78 DOM
15. 2026-06-02
    days on market $174,900 Active 77 DOM
16. 2026-05-31
    days on market $174,900 Active 76 DOM
17. 2026-05-11
    price $174,900
18. 2026-03-16
    listed $179,900 Active
19. 2010-05-21
    soldstatus $84,900 177-char remark

    Show marketing remark (177 chars)

    BANK OWNED - QUICK RESPONSE TO OFFERS - QUICK CLOSING AVAILABLE - Open and spacious floor plan, Lovely view from balcony of rolling landscape. Will not last long. CALL TODAY. ..

20. 2010-04-09
    listed $59,900 177-char remark

    Show marketing remark (177 chars)

    BANK OWNED - QUICK RESPONSE TO OFFERS - QUICK CLOSING AVAILABLE - Open and spacious floor plan, Lovely view from balcony of rolling landscape. Will not last long. CALL TODAY. ..

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,750 · $229/mo
• Projected year-2 tax: $2,750 · $229/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,560
• − Mortgage interest: −$8,962
• − Property taxes: −$2,750
• − Insurance: −$800
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − HOA: −$8,616
• − Depreciation: −$4,655
• Taxable loss: −$3,473
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $-419/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.

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

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 · 1,471,359 people
• City population: 964,969
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 49,205
• Household income: $71,418
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 2914.0

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: Highly diverse neighborhood (Simpson 0.79)
• Race & ethnicity: White 33% Hispanic / Latino 24% Black 19% Two or more races 19% Asian 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Estonian 9% Hispanic 7% Russian 2%
• Foreign-born: 38% · Canada, Vietnam, Jamaica
• Languages at home: 51% English-only · Spanish 18% Other Indo-European 17% French/Haitian/Cajun 6%

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: —

Market trends

• HPI YoY: ▼ -116.26%
• Current HPI: 250.6804
• Rent YoY: ▼ -1.21%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+192.0% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2010-05-21 Sold (MLS) $84,900 Stellar MLS as Distributed by MLS Grid
• 2010-04-09 Listed $59,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $2,750 · +5.1% YoY. Source: county tax records.