5032 Downing St #10 · Orlando, FL 32839

$136,500

2 bd · 2.0 ba · 996 sqft · Condo public records · 89 Days on market

Built 1974 $296/mo HOA · 20% 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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location. Central. Near bus station. Minutes from I-4 and Area Malls. Community offers pool, tennis courts and playground

Key facts

• Clubhouse
• Private balcony
• Pool and spa

Tags

• PRIVATE BALCONY
• UPSTAIRS LAUNDRY AREA
• CLUBHOUSE
• POOL AND SPA
• PLAYGROUND
• TWO TENNIS COURTS

Property features AI

Finance

• Other: Property type classified as Residential, zoning R-3
• Financial info: Total monthly fees $296; total annual fees $3,552; Lease restrictions apply
• HOA & community: HOA required (Huntington on the Green) — $296/month; HOA covers pool, structure maintenance, grounds maintenance, and security; Association approval required; Community amenities include playground, pool, and tennis courts; Pets allowed (cats and dogs) with breed restrictions

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Townhouse; Residential property; Two levels; Faces east; Entry on slab foundation
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as building number 5032
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Built-in oven
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $136k.

Deal economics

• At list price, monthly cash flow is $-7 ($-89/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (1.0% below list).
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $128k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Palmetto Elementary (math 31% / reading 33%, grade F, #1,797 of 2,144 statewide, top 86%, 805 students, 75% FRL); Westridge Middle (math 33% / reading 30%, grade F, #453 of 571 statewide, top 81%, 1,207 students, 68% FRL); Oak Ridge High (math 17% / reading 27%, grade F, #544 of 667 statewide, top 82%, 2,477 students, 66% FRL).
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-20 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 26d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 38% of the median local income ($47k/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 $944 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 89 days — a 6% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $75k; list at $136k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,310 (6.0% 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 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. 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: 1.09% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• 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: -20.9%
• Equity multiple: 0.30×
• Total profit: $-26,796
• Equity at exit: $20,353

10-year hold

• IRR: -26.6%
• Equity multiple: -0.05×
• Total profit: $-40,159
• Equity at exit: $11,802

Cash invested: $38,220 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$716
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$57
• HOA: −$296
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-7

Break-even live

Break-even rent $1,503

Max offer price $135,192

Occupancy floor 96%

Sensitivity live

Price	-10% $70	-5% $31	+0% $-7	+5% $-46	+10% $-85
Rent	-10% $-125	-5% $-66	+0% $-7	+5% $52	+10% $111
Rate	-1.0pp $61	-0.5pp $27	base $-7	+0.5pp $-43	+1.0pp $-79

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: $34,125
• Closing costs: $4,095
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5214 Via Hacienda Cir Apt 207 Orlando, FL	2.0	2.0	1073	$1,500	$1.40	0d	1	0.07mi
5208 Via Hacienda Cir Unit 101 Orlando, FL	2.0	2.0	1073	$2,000	$1.86	25d	1	0.07mi
2691 Charleston Town Pl Orlando, FL	1.0–3.0	1.0–2.0	1199	$1,988	$1.66	0d	20	0.08mi
5226 Via Hacienda Cir Unit A116 Orlando, FL	2.0	2.0	934	$1,350	$1.45	25d	1	0.08mi
5226 Via Hacienda Cir Unit A313 Orlando, FL	2.0	2.0	934	$1,400	$1.50	4d	1	0.08mi
5226 Via Hacienda Cir Unit A215 Orlando, FL	2.0	2.0	1073	$1,550	$1.44	25d	1	0.08mi
5219 Via Hacienda Cir Unit B209 Orlando, FL	2.0	2.0	1073	$1,500	$1.40	18d	1	0.11mi
5225 Via Hacienda Cir Unit B115 Orlando, FL	2.0	2.0	1073	$1,480	$1.38	25d	1	0.12mi
5124 Park Central Dr #517 Orlando, FL	2.0	2.0	874	$1,700	$1.95	15d	1	0.13mi
5124 Park Central Dr Orlando, FL	2.0	2.0	874	$1,648	$1.89	25d	2	0.13mi
4789 S Texas Ave Apt A Orlando, FL	2.0	2.0	976	$1,500	$1.54	9d	1	0.13mi
2342 Huntington Green Ct #2 Orlando, FL	2.0	1.5	996	$1,300	$1.31	23d	1	0.14mi
2352 Huntington Green Ct #7 Orlando, FL	2.0	1.5	996	$1,400	$1.41	25d	1	0.14mi
2203 Yankee Pl #427 Orlando, FL	1.0	1.0	605	$1,325	$2.19	6d	1	0.15mi
4703 S Texas Ave Unit A Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.18mi
2210 Yankee Pl #316 Orlando, FL	1.0	1.0	535	$1,375	$2.57	25d	1	0.18mi
2210 Yankee Pl #334 Orlando, FL	1.0	1.0	535	$1,195	$2.23	16d	1	0.18mi
4711 S Texas Ave Unit 4711A Orlando, FL	2.0	2.0	976	$1,600	$1.64	25d	1	0.20mi
1940 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,225	$2.07	25d	4	0.20mi
4807 S Texas Ave Unit 4807C Orlando, FL	1.0	1.0	756	$1,599	$2.12	25d	1	0.21mi
4807 S Texas Ave Unit 4807D Orlando, FL	1.0	1.0	756	$1,349	$1.78	25d	1	0.21mi
1948 Lake Atriums Cir Orlando, FL	2.0–3.0	2.0	864	$1,450	$1.68	9d	3	0.21mi
2201 Metropolitan Way Orlando, FL	2.0	2.0	874	$1,475	$1.69	4d	1	0.22mi
4801 S Texas Ave Unit 4801D Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.23mi
1924 Lake Atriums Cir #62 Orlando, FL	2.0	2.0	864	$1,450	$1.68	25d	1	0.24mi
5028 Park Central Dr #2133 Orlando, FL	1.0	1.0	605	$1,350	$2.23	25d	1	0.24mi
5028 Park Central Dr #2131 Orlando, FL	1.0	1.0	605	$1,290	$2.13	4d	1	0.24mi
1956 Lake Atriums Cir #144 Orlando, FL	2.0	2.0	864	$1,500	$1.74	6d	1	0.25mi
4795 S Texas Ave Unit 4795A Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	0.25mi
1956 Lake Atriums Cir Orlando, FL	2.0	2.0	864	$1,425	$1.65	9d	2	0.25mi
1956 Lake Atriums Cir Orlando, FL	2.0	2.0	864	$1,425	$1.65	16d	3	0.25mi
4791 S Texas Ave Orlando, FL	2.0	2.0	976	$1,300	$1.33	25d	1	0.26mi
2437 Americana Blvd Orlando, FL	2.0	1.0–2.0	895	$2,147	$2.40	0d	16	0.26mi
1908 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,124	$1.90	25d	3	0.26mi
1972 Lake Atriums Cir #180 Orlando, FL	1.0	1.0	526	$1,150	$2.19	0d	1	0.26mi
1972 Lake Atriums Cir #181 Orlando, FL	2.0	2.0	864	$1,300	$1.50	25d	1	0.26mi
1916 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,172	$1.98	0d	3	0.27mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	655	$1,225	$1.87	9d	3	0.27mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	526	$1,250	$2.38	12d	2	0.27mi
5017 City St #1923 Orlando, FL	1.0	1.0	724	$1,500	$2.07	25d	1	0.27mi

HOA detail condo

• Monthly dues: $296 · $3,552/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-31
   days on market $136,500 Active 89 DOM
2. 2026-03-03
   listed $136,500 Active
3. 2025-09-15
   soldstatus $75,000 Closed 127-char remark

   Show marketing remark (127 chars)

   Great location. Central. Near bus station. Minutes from I-4 and Area Malls. Community offers pool, tennis courts and playground

4. 2025-06-13
   status Pending 127-char remark

   Show marketing remark (127 chars)

   Great location. Central. Near bus station. Minutes from I-4 and Area Malls. Community offers pool, tennis courts and playground

5. 2025-06-10
   status Active 127-char remark

   Show marketing remark (127 chars)

   Great location. Central. Near bus station. Minutes from I-4 and Area Malls. Community offers pool, tennis courts and playground

6. 2025-05-15
   status Pending 127-char remark

   Show marketing remark (127 chars)

   Great location. Central. Near bus station. Minutes from I-4 and Area Malls. Community offers pool, tennis courts and playground

7. 2025-05-12
   listed $140,000 Active 127-char remark

   Show marketing remark (127 chars)

   Great location. Central. Near bus station. Minutes from I-4 and Area Malls. Community offers pool, tennis courts and playground

8. 2008-08-29
   historical
9. 2008-07-06
   listed $104,700
10. 1993-03-30
    soldstatus $32,300
11. 1991-05-28
    soldstatus $46,800

ⓘ 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: $1,427 · $119/mo
• Projected year-2 tax: $1,427 · $119/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 · 24 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: $17,927
• − Mortgage interest: −$7,646
• − Property taxes: −$1,427
• − Insurance: −$682
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − HOA: −$3,552
• − Depreciation: −$3,971
• Taxable loss: −$2,220
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $444/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

• County: Orange County · 1,471,359 people
• City population: 964,969
• 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

+191.7% since first listed

10 events — show timeline

• 2026-03-03 Listed $136,500 Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-12 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2008-08-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-07-06 Listed $104,700 Stellar MLS as Distributed by MLS Grid
• 1993-03-30 Sold (Public Records) $32,300 Public Records
• 1991-05-28 Sold (Public Records) $46,800 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,427 · +9.5% YoY. Source: county tax records.