3702 Palm Desert Ln #5422 · Oak Ridge, FL 32839

$149,000

2 bd · 2.0 ba · 947 sqft · Condo public records · 118 Days on market

Built 2000 $493/mo HOA · 28% of rent ↓ 43% since listing

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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 +9.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale. Beautiful 2/2 unit on the 2nd floor. Hardly lived in-move in ready! Spacious, very open with split floor plan. Tiled floors, (carpet in bedrooms), crown molding, paddle fans, and neutral color walls. Don't miss out on this great deal! Must see!

Key facts

• Small storage
• Balcony
• New cabinets

Tags

• NEW CABINETS
• NEW APPLIANCES
• BALCONY
• SMALL STORAGE
• LOCATION PRIMUM OUTLET
• SHOPS AND SUPERMARKETS NEARBY

Property features AI

Finance

• Financial info: Total monthly fees: $493; Total annual fees: $5,916
• HOA & community: Monthly HOA $493 (includes pool, sewer, trash, water); Association name: the green; Association fee required; Pets allowed: Dogs OK; Playground and pool in community

Exterior

• Utilities: Public water; Public sewer; Water available
• Home design: Condominium; Residential property; Faces north; Located on 2nd floor; Building has 4 stories; Three or more levels
• Construction: Block construction; Shingle roof; Block foundation; Built as part of building number 3702
• Exterior features: Playground; Sidewalk; Pool (community)

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Microwave; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; 6 total rooms
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (11.4% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $132k (11.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#115 in FL, #1,768 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• 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: Millennia Gardens Elementary (math 20% / reading 27%, grade F, #2,061 of 2,144 statewide, top 96%, 873 students, 69% FRL); Lake Buena Vista High School (1,714 students, 49% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-25 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 (-0.5%/yr); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• At $1,787/mo this rent would consume 45% of the median local household income ($47k/yr) (locally 5337% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 118 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago 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.
• Current owner paid $30k; list at $149k implies a 397% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $132,088 (11.4% 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 118 days. Have you received any prior offers? Is the seller open to a 11% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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. 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.
11. 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.
12. 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: 1.20% ✓
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 7.0

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: -25.8%
• Equity multiple: 0.16×
• Total profit: $-35,157
• Equity at exit: $22,216

10-year hold

• IRR: -48.8%
• Equity multiple: -0.38×
• Total profit: $-57,398
• Equity at exit: $12,883

Cash invested: $41,720 (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 32839

• Home prices YoY: -20.1%
• Rents YoY: -0.5%
• Active inventory: 224
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$781
• Tax from tax record: −$171 /mo · $2,048/yr
• Insurance: −$62
• HOA: −$493
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-96

Break-even live

Break-even rent $1,908

Max offer price $132,088

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-54	+0% $-96	+5% $-138	+10% $-180
Rent	-10% $-237	-5% $-166	+0% $-96	+5% $-25	+10% $45
Rate	-1.0pp $-21	-0.5pp $-58	base $-96	+0.5pp $-134	+1.0pp $-174

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5579 Pga Blvd Unit 524 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	25d	1	0.07mi
5579 Millenia Park Blvd Unit 311 Orlando, FL	2.0	2.0	1085	$2,100	$1.94	16d	1	0.10mi
5579 Millenia Park Blvd Unit 519 Orlando, FL	1.0	1.0	750	$1,545	$2.06	25d	1	0.10mi
5579 Millenia Park Blvd Unit 421 Orlando, FL	2.0	2.0	1023	$1,825	$1.78	25d	1	0.10mi
5579 Millenia Park Blvd Unit 507 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	21d	1	0.10mi
5579 Millenia Park Blvd Unit 511 Orlando, FL	2.0	2.0	1023	$2,050	$2.00	25d	1	0.10mi
5579 Millenia Park Blvd Unit 213 Orlando, FL	2.0	2.0	1085	$1,950	$1.80	25d	1	0.10mi
5579 Millenia Park Blvd Unit 502 Orlando, FL	3.0	2.0	1020	$2,100	$2.06	5d	1	0.10mi
5579 Millenia Park Blvd Unit 219 Orlando, FL	1.0	1.0	750	$1,580	$2.11	25d	1	0.10mi
5579 Millenia Park Blvd Unit 310 Orlando, FL	2.0	2.0	1085	$2,100	$1.94	9d	1	0.10mi
5579 Millenia Park Blvd Unit 410 Orlando, FL	2.0	2.0	1023	$2,150	$2.10	25d	1	0.10mi
5579 Millenia Park Blvd Unit 424 Orlando, FL	2.0	2.0	1023	$1,700	$1.66	9d	1	0.10mi
5579 Millenia Park Blvd Unit 423 Orlando, FL	2.0	2.0	1023	$2,100	$2.05	12d	1	0.10mi
5579 Millenia Park Blvd Unit 322 1 Orlando, FL	2.0	2.0	1023	$1,770	$1.73	9d	1	0.10mi
5579 Millenia Park Blvd Unit 209 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	19d	1	0.10mi
5579 Millenia Park Blvd Unit 303 Orlando, FL	1.0	1.0	750	$1,500	$2.00	17d	1	0.10mi
5579 Millenia Park Blvd Unit 503 Orlando, FL	1.0	1.0	750	$1,800	$2.40	9d	1	0.10mi
5579 Millenia Park Blvd #216 Orlando, FL	2.0	2.0	1023	$1,780	$1.74	23d	1	0.10mi
5579 Millenia Park Blvd Unit 322 Orlando, FL	2.0	2.0	1023	$1,770	$1.73	25d	1	0.10mi
5579 Millenia Park Blvd #205 Orlando, FL	2.0	2.0	1023	$1,945	$1.90	25d	1	0.10mi
5579 Millenia Park Blvd Unit 505 Orlando, FL	2.0	2.0	1023	$1,850	$1.81	25d	1	0.10mi
5579 Millenia Park Blvd Unit 223 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	25d	1	0.10mi
5579 Millenia Park Blvd #521 Orlando, FL	2.0	2.0	1023	$2,000	$1.96	3d	1	0.10mi
5579 Millenia Park Blvd Unit 502 Orlando, FL	3.0	2.0	1020	$2,100	$2.06	25d	1	0.10mi
5579 Millenia Park Blvd Unit 105 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	25d	1	0.10mi
5579 Millenia Park Blvd Unit 103 Orlando, FL	1.0	1.0	750	$1,600	$2.13	25d	1	0.10mi
5550 Pga Blvd Orlando, FL	2.0	2.0	1062	$1,600	$1.51	4d	1	0.11mi
3701 Castle Pines Ln Orlando, FL	2.0	2.0	1062	$1,395	$1.31	15d	1	0.12mi
5538 P G a Blvd #5013 Orlando, FL	1.0	1.0	768	$1,150	$1.50	13d	1	0.15mi
5592 Pga Blvd Unit 521 Orlando, FL	2.0	2.0	1023	$1,750	$1.71	25d	1	0.18mi
5592 Pga Blvd Unit 304 Orlando, FL	2.0	2.0	1023	$1,750	$1.71	5d	1	0.18mi
5526 Pga Blvd Apt 4932 Orlando, FL	2.0	2.0	947	$1,425	$1.50	9d	1	0.19mi
5587 millenia park Blvd Unit 403 Orlando, FL	1.0	1.0	750	$1,500	$2.00	17d	1	0.19mi
5587 millenia park Blvd #502 Orlando, FL	2.0	2.0	1023	$2,340	$2.29	15d	1	0.19mi
5587 millenia park Blvd #209 Orlando, FL	2.0	2.0	1023	$2,350	$2.30	15d	1	0.19mi
5587 millenia park Blvd Unit 524 Orlando, FL	3.0	2.0	1023	$1,700	$1.66	5d	1	0.19mi
5587 millenia park Blvd #409 Orlando, FL	2.0	2.0	1023	$2,380	$2.33	15d	1	0.19mi
5587 millenia park Blvd Unit 121 Orlando, FL	2.0	2.0	1023	$1,700	$1.66	23d	1	0.19mi
5587 millenia park Blvd #510 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	21d	1	0.19mi
5587 millenia park Blvd #202 Orlando, FL	2.0	2.0	1023	$2,220	$2.17	15d	1	0.19mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $149,000 Active 118 DOM
2. 2026-06-18
   days on market $149,000 Active 115 DOM
3. 2026-06-17
   days on market $149,000 Active 114 DOM
4. 2026-06-16
   days on market $149,000 Active 113 DOM
5. 2026-06-15
   days on market $149,000 Active 112 DOM
6. 2026-06-13
   days on market $149,000 Active 110 DOM
7. 2026-06-13
   days on market $149,000 Active 109 DOM
8. 2026-06-09
   days on market $149,000 Active 106 DOM
9. 2026-06-08
   days on market $149,000 Active 105 DOM
10. 2026-06-07
    days on market $149,000 Active 104 DOM
11. 2026-06-04
    days on market $149,000 Active 101 DOM
12. 2026-06-03
    days on market $149,000 Active 100 DOM
13. 2026-06-02
    days on market $149,000 Active 99 DOM
14. 2026-06-02
    days on market $149,000 Active 98 DOM
15. 2026-05-31
    days on market $149,000 Active 97 DOM
16. 2026-02-23
    listed $149,000 Active
17. 2010-05-31
    soldstatus $30,000 256-char remark

    Show marketing remark (256 chars)

    Short Sale. Beautiful 2/2 unit on the 2nd floor. Hardly lived in-move in ready! Spacious, very open with split floor plan. Tiled floors, (carpet in bedrooms), crown molding, paddle fans, and neutral color walls. Don't miss out on this great deal! Must see!

18. 2010-03-09
    listed $35,000 256-char remark

    Show marketing remark (256 chars)

    Short Sale. Beautiful 2/2 unit on the 2nd floor. Hardly lived in-move in ready! Spacious, very open with split floor plan. Tiled floors, (carpet in bedrooms), crown molding, paddle fans, and neutral color walls. Don't miss out on this great deal! Must see!

19. 2006-10-25
    soldstatus $262,000

ⓘ 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: $2,048 · $171/mo
• Projected year-2 tax: $2,048 · $171/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: $21,438
• − Mortgage interest: −$8,346
• − Property taxes: −$2,048
• − Insurance: −$745
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$5,916
• − Depreciation: −$4,335
• Taxable loss: −$3,381
• Est. tax savings @ 24.0%: +$812
• After-tax cash flow: $-337/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 — Oak Ridge

• Score: 80/100
• State rank: #115
• US rank: #1768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Ridge, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 53,242
• Household income: $47,313
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 5337.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% Black 35% Two or more races 17% White 16% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 8% Estonian 1% Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 51% English-only · Spanish 33% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -89.65%
• Current HPI: 357.4828
• Rent YoY: ▼ -0.50%
• 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

-43.1% since first listed

4 events — show timeline

• 2026-02-23 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2010-05-31 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2010-03-09 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-25 Sold (Public Records) $262,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,048 · +9.0% YoY. Source: county tax records.