5317 Curry Ford Rd Unit O201 · Orlando, FL 32812

$120,000

1 bd · 1.0 ba · 546 sqft · Condo public records · 30 Days on market

Built 1968 $215/mo HOA · 16% 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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors! Don’t miss out on this immaculate, move-in ready 1-bedroom, 1-bathroom condo, located in a beautifully maintained building with a brand-new roof (2024). Situated on the second floor, this stunning unit is in excellent condition, making it a perfect opportunity for both personal living or rental income. The location is unbeatable—just 15 minutes from Orlando International Airport, 5 minutes to Highway 408, and only 1 minute from shopping, dining, and supermarkets. Whether you're looking for a cozy home or a hassle-free investment, this condo offers comfort, convenience, and prime Orlando access!

Key facts

• Second floor
• Brand-new roof
• 5,471 sq ft lot

Tags

• BRAND-NEW ROOF
• SECOND FLOOR
• 5 MINUTES TO HIGHWAY 408
• 1 MINUTE FROM SHOPPING
• DINING AND SUPERMARKETS

Property features AI

Finance

• Other: Zoned O-1/AN; Lot around 0.13 acres (approx. 0 to less than 1/4 acre)
• HOA & community: Monthly HOA fee of $215.67 (association approval required); Pets allowed: cats and dogs (size limits apply)

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; Residential property; 2 total stories; Faces north; Located on second floor (Unit O201)
• Construction: Other construction materials; Other roof type; Basement foundation
• Exterior features: Other exterior features

Interior

• Kitchen: Microwave; Refrigerator; Other appliances
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Other laundry features; Basement utility/foundation

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $0 ($3/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: Dover Shores Elementary (math 47% / reading 47%, grade D-, #1,191 of 2,144 statewide, top 57%, 394 students, 61% FRL); Roberto Clemente Middle (math 31% / reading 36%, grade F, #428 of 571 statewide, top 76%, 951 students, 63% FRL); William R Boone High (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,780 students, 44% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 217 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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 30 days — a 2% lower offer ($118k) 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.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 7.6

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: -20.5%
• Equity multiple: 0.31×
• Total profit: $-23,141
• Equity at exit: $17,892

10-year hold

• IRR: -25.5%
• Equity multiple: -0.03×
• Total profit: $-34,447
• Equity at exit: $10,375

Cash invested: $33,600 (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 32812

• Rents YoY: -2.0%
• Active inventory: 217
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$629
• Tax from tax record: −$147 /mo · $1,761/yr
• Insurance: −$50
• HOA: −$215
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $0

Break-even live

Break-even rent $1,318

Max offer price $120,000

Occupancy floor 95%

Sensitivity live

Price	-10% $68	-5% $34	+0% $0	+5% $-34	+10% $-68
Rent	-10% $-104	-5% $-52	+0% $0	+5% $52	+10% $104
Rate	-1.0pp $61	-0.5pp $31	base $0	+0.5pp $-31	+1.0pp $-62

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5113 Curry Ford Rd Unit 3 Orlando, FL	1.0	1.0	588	$1,195	$2.03	25d	1	0.29mi
5101 Curry Ford Rd Unit 4 Orlando, FL	1.0	1.0	588	$1,045	$1.78	0d	1	0.32mi
5101 Curry Ford Rd Unit 4 Orlando, FL	1.0	1.0	588	$1,045	$1.78	6d	1	0.32mi
5560 Curry Ford Rd Orlando, FL	—	1.0	475	$1,150	$2.42	23d	1	0.33mi
1448 Adriel Ln Orlando, FL	1.0–2.0	1.0–2.0	712	$1,275	$1.79	23d	1	0.36mi
5317 Curry Ford Rd Orlando, FL	1.0–2.0	1.0	661	$1,199	$1.81	4d	3	0.36mi
5801 Shenandoah Way Orlando, FL	1.0–3.0	1.0–2.0	999	$995	$1.00	0d	3	0.75mi
4401 Lenmore St #3 Orlando, FL	2.0	1.0	620	$2,100	$3.39	25d	1	0.81mi
4401 Lenmore St Unit 2 Orlando, FL	—	1.0	736	$1,800	$2.45	25d	1	0.81mi
4900 Dover Cir Unit 4906 Orlando, FL	1.0	1.0	583	$1,250	$2.14	9d	1	0.81mi
1626 Conway Rd Unit 2 Orlando, FL	—	1.0	422	$750	$1.78	25d	1	0.82mi
1935 Conway Rd Unit O5 Orlando, FL	1.0	1.0	695	$1,250	$1.80	22d	1	0.89mi
5707 Beau Barton Pl Orlando, FL	1.0	1.0	525	$1,314	$2.50	5d	6	0.89mi
5914 Mausser Dr Orlando, FL	1.0–4.0	1.0–2.5	1052	$1,534	$1.46	0d	14	0.93mi
5870 Sundown Cir Orlando, FL	1.0–2.0	1.0–2.0	840	$1,299	$1.55	0d	23	0.97mi
2320 S Conway Rd Orlando, FL	3.0	1.0–2.0	760	$1,406	$1.85	0d	22	1.00mi
720 Conway Rd Orlando, FL	2.0	1.0–2.0	995	$1,595	$1.60	0d	15	1.03mi
2100 Conway Rd Orlando, FL	1.0–3.0	1.0–2.0	1022	$1,792	$1.75	0d	19	1.06mi
525 Conway Rd Orlando, FL	1.0–2.0	1.0–1.5	748	$1,350	$1.80	0d	4	1.08mi
2143 Raper Dairy Rd Orlando, FL	1.0	1.0	432	$1,319	$3.05	0d	9	1.12mi
3282 S Semoran Blvd #24 Orlando, FL	1.0	1.0	629	$1,295	$2.06	5d	1	1.12mi
2490 Conway Rd Orlando, FL	1.0–2.0	1.0–2.0	984	$1,326	$1.35	0d	14	1.14mi
3211 S Semoran Blvd Orlando, FL	1.0–3.0	1.0–2.0	880	$1,099	$1.25	3d	12	1.16mi
6110 Curry Ford Rd #117 Orlando, FL	1.0	1.0	742	$1,175	$1.58	25d	1	1.16mi
4004 Lake Underhill Rd Orlando, FL	1.0–3.0	1.0–2.0	891	$1,542	$1.73	0d	14	1.16mi
1245 Catalpa Ln Unit 2 Orlando, FL	—	1.0	505	$2,000	$3.96	25d	1	1.19mi
1245 Catalpa Ln Unit 4 Orlando, FL	1.0	1.0	600	$2,100	$3.50	22d	1	1.19mi
1245 Catalpa Ln #3 Orlando, FL	1.0	1.0	505	$2,000	$3.96	25d	1	1.19mi
6118 Curry Ford Rd Orlando, FL	1.0	1.0	742	$1,175	$1.58	25d	1	1.19mi
3700 Curry Ford Rd Orlando, FL	3.0	1.0–2.0	830	$1,480	$1.78	3d	29	1.19mi
2520 Conway Rd Orlando, FL	1.0–2.0	1.0–2.0	967	$1,149	$1.19	13d	15	1.20mi
6122 Curry Ford Rd #241 Orlando, FL	1.0	1.0	742	$1,325	$1.79	25d	1	1.21mi
6203 Curry Ford Rd Orlando, FL	1.0–3.0	1.0–2.0	1011	$1,320	$1.30	15d	1	1.22mi
3312 S Semoran Blvd Orlando, FL	3.0	1.0–2.0	820	$1,419	$1.73	4d	15	1.22mi
502 Engel Dr Unit 3 Orlando, FL	1.0	1.0	500	$1,750	$3.50	25d	1	1.23mi
502 Engel Dr Unit 2 Orlando, FL	1.0	1.0	400	$1,550	$3.88	25d	1	1.23mi
2859 Conway Rd Orlando, FL	1.0–3.0	1.0–2.0	917	$1,299	$1.42	9d	17	1.27mi
2516 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,245	$1.83	9d	1	1.29mi
2556 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,350	$1.99	16d	1	1.30mi
625 Tam O Shanter Dr Orlando, FL	1.0	1.0	500	$1,500	$3.00	25d	1	1.31mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $120,000 Active 30 DOM
2. 2026-06-18
   days on market $120,000 Active 27 DOM
3. 2026-06-17
   days on market $120,000 Active 26 DOM
4. 2026-06-16
   days on market $120,000 Active 25 DOM
5. 2026-06-15
   days on market $120,000 Active 24 DOM
6. 2026-06-13
   days on market $120,000 Active 22 DOM
7. 2026-06-13
   days on market $120,000 Active 21 DOM
8. 2026-06-09
   days on market $120,000 Active 18 DOM
9. 2026-06-08
   days on market $120,000 Active 17 DOM
10. 2026-06-07
    days on market $120,000 Active 16 DOM
11. 2026-06-04
    days on market $120,000 Active 13 DOM
12. 2026-06-03
    days on market $120,000 Active 12 DOM
13. 2026-06-02
    days on market $120,000 Active 11 DOM
14. 2026-06-01
    days on market $120,000 Active 10 DOM
15. 2026-05-31
    days on market $120,000 Active 9 DOM
16. 2026-05-22
    listed $120,000 Active
17. 2026-04-03
    historical
18. 2025-12-22
    listed $127,000 Active
19. 2023-05-24
    soldstatus $125,000
20. 2022-01-11
    soldstatus $100,000
21. 2020-02-25
    soldstatus $79,900
22. 2020-01-31
    soldstatus $55,500
23. 2012-02-20
    soldstatus $870,000

ⓘ 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: $1,761 · $147/mo
• Projected year-2 tax: $1,761 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,817
• − Mortgage interest: −$6,722
• − Property taxes: −$1,761
• − Insurance: −$600
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − HOA: −$2,580
• − Depreciation: −$3,491
• Taxable loss: −$1,867
• Est. tax savings @ 24.0%: +$448
• After-tax cash flow: $451/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): 34,686
• Household income: $73,149
• Rent vs Own: 39.5% rent · 60.5% own
• Severe rent burden: 1653.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 34% Two or more races 18% Black 8% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 18% Cuban 3% Dominican 2%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 28% Chinese 2% Other Indo-European 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: —

Market trends

• HPI YoY: ▼ -202.16%
• Current HPI: 352.6841
• Rent YoY: ▼ -2.00%
• 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

-86.2% since first listed

8 events — show timeline

• 2026-05-22 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Listed $127,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-24 Sold (Public Records) $125,000 Public Records
• 2022-01-11 Sold (Public Records) $100,000 Public Records
• 2020-02-25 Sold (Public Records) $79,900 Public Records
• 2020-01-31 Sold (Public Records) $55,500 Public Records
• 2012-02-20 Sold (Public Records) $870,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $1,761 · +14.5% YoY. Source: county tax records.