2782 Curry Ford Rd · Orlando, FL 32806

$225,000

2 bd · 1.0 ba · 2,216 sqft · Condo · 23 Days on market

Built 1974 Poor condition

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Why this score? — see what drove the C 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +1.8/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom townhouse with one car garage located next to one of the two pools in the complex. Lots of improvements done in the last few years including replumbing and new kitchen cabinets and counters. Not only has the kitchen been updated, but also the bathrooms with new vanities, new toilets, new sinks, and new tub and tile. The garage door and opener are new and you have access directly from the garage into the home. On top of this you have a terrific view and you can walk to the stores nearby. Condo fees include exterior maintenance, water, trash pick-up, landscaping, termite treatment bond, two pools and tennis.

Key facts

• Townhouse
• Second floor
• Living space

Tags

• TOWNHOUSE
• DOWNTOWN
• LIVING SPACE
• SECOND FLOOR
• GARAGE
• KITCHEN WHITE

Property features AI

Exterior

• Home design: Built in 1974
• Exterior features: Located in the Lake Terrace subdivision

Interior

• Interior features: Living area of approximately 2,216

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $225k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Market conditions: Rents soft (-3.0%/yr); 245 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 35% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $7k 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 23 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $82k; list at $225k implies a 174% gain — meaningful room to come down on a strong offer.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 7.3

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-13,909
• Equity at exit: $33,548

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,339
• Equity at exit: $19,454

Cash invested: $63,000 (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 32806

• Rents YoY: -3.0%
• Active inventory: 245
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,565 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $471

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 77%

Sensitivity live

Price	-10% $627	-5% $549	+0% $471	+5% $394	+10% $316
Rent	-10% $269	-5% $370	+0% $471	+5% $573	+10% $674
Rate	-1.0pp $585	-0.5pp $529	base $471	+0.5pp $413	+1.0pp $354

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 S Bumby Ave Orlando, FL	3.0	2.5	1945	$2,850	$1.47	22d	1	0.39mi
2250 S Bumby Ave Unit 200 Orlando, FL	3.0	2.5	1672	$2,975	$1.78	15d	1	0.45mi
2220 S Bumby Ave Unit 120 Orlando, FL	3.0	2.5	1672	$2,850	$1.70	24d	1	0.47mi
2238 S Bumby Ave Unit 160 Orlando, FL	3.0	2.5	1672	$2,950	$1.76	24d	1	0.48mi
1712 E Kaley Ave Orlando, FL	2.0	1.0	1502	$1,765	$1.18	5d	1	0.62mi
3501 E Grant Ave Orlando, FL	3.0	2.0	1483	$2,850	$1.92	24d	1	0.63mi
2635 Donaldson Dr Orlando, FL	3.0	2.5	2174	$2,500	$1.15	24d	1	0.80mi
3225 Pickfair St Unit 1470318P Orlando, FL	3.0	2.0	1689	$5,915	$3.50	3d	1	0.86mi
1704 Edmundshire Rd Orlando, FL	3.0	2.0	1692	$2,195	$1.30	24d	1	0.92mi
2758 Waymeyer Dr Orlando, FL	3.0	2.5	1709	$2,850	$1.67	24d	1	0.93mi
2924 Raeford Rd Orlando, FL	3.0	2.0	2115	$3,400	$1.61	13d	1	0.96mi
2803 Glendora Ave Orlando, FL	3.0	2.0	1615	$2,675	$1.66	8d	1	1.21mi
2960 Leslie Dr Orlando, FL	3.0	3.0	2106	$2,495	$1.18	5d	1	1.26mi
720 Conway Rd Orlando, FL	2.0	1.0–2.0	995	$2,037	$2.05	2d	13	1.27mi
2618 E Central Blvd Orlando, FL	3.0	2.5	1604	$2,900	$1.81	3d	1	1.32mi
2867 Palermo Ct Unit GE Orlando, FL	2.0	2.0	1460	$2,299	$1.57	24d	1	1.33mi
2600 Kilgore St Unit 2600 Orlando, FL	3.0	3.5	2500	$3,350	$1.34	24d	1	1.39mi
2514 Kilgore St Orlando, FL	2.0	2.0	2400	$2,125	$0.89	3d	1	1.40mi
515 Florida St Orlando, FL	3.0	4.0	2373	$4,700	$1.98	8d	1	1.40mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watertrashlandscapingexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $225,000 Active 23 DOM
2. 2026-06-17
   days on market $225,000 Active 22 DOM
3. 2026-06-16
   days on market $225,000 Active 21 DOM
4. 2026-06-15
   days on market $225,000 Active 20 DOM
5. 2026-06-13
   days on market $225,000 Active 18 DOM
6. 2026-06-13
   days on market $225,000 Active 17 DOM
7. 2026-06-09
   days on market $225,000 Active 14 DOM
8. 2026-06-08
   days on market $225,000 Active 13 DOM
9. 2026-06-07
   days on market $225,000 Active 12 DOM
10. 2026-06-04
    days on market $225,000 Active 9 DOM
11. 2026-06-03
    days on market $225,000 Active 8 DOM
12. 2026-06-02
    days on market $225,000 Active 7 DOM
13. 2026-06-02
    days on market $225,000 Active 6 DOM
14. 2026-05-31
    days on market $225,000 Active 5 DOM
15. 2026-05-26
    listed $225,000 Active
16. 2004-06-18
    soldstatus $82,000 623-char remark

    Show marketing remark (623 chars)

    3 bedroom townhouse with one car garage located next to one of the two pools in the complex. Lots of improvements done in the last few years including replumbing and new kitchen cabinets and counters. Not only has the kitchen been updated, but also the bathrooms with new vanities, new toilets, new sinks, and new tub and tile. The garage door and opener are new and you have access directly from the garage into the home. On top of this you have a terrific view and you can walk to the stores nearby. Condo fees include exterior maintenance, water, trash pick-up, landscaping, termite treatment bond, two pools and tennis.

17. 2004-05-11
    listed $89,900 623-char remark

    Show marketing remark (623 chars)

    3 bedroom townhouse with one car garage located next to one of the two pools in the complex. Lots of improvements done in the last few years including replumbing and new kitchen cabinets and counters. Not only has the kitchen been updated, but also the bathrooms with new vanities, new toilets, new sinks, and new tub and tile. The garage door and opener are new and you have access directly from the garage into the home. On top of this you have a terrific view and you can walk to the stores nearby. Condo fees include exterior maintenance, water, trash pick-up, landscaping, termite treatment bond, two pools and tennis.

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

Taxation est. · year 1

• Rental income: $30,781
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,462
• − Management: −$2,462
• − Depreciation: −$6,545
• Taxable income: $2,207
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $5,128/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. Significant structural and aesthetic improvements are needed to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Severe weathering and wear
• Major roof — Siding condition suggests underlying issues
• Major flooring — No visible flooring, but overall condition suggests need for replacement
• Major interior walls/paint — No visible walls or paint, but overall condition suggests need for repair
• Major kitchen — Listing remarks suggest need for renovation
• Major bathrooms — Listing remarks suggest need for renovation
• Major HVAC/mechanicals — Listing remarks suggest need for renovation
• Major windows — Listing remarks suggest need for replacement
• Major foundation/structure — Overall condition suggests need for repair

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and structural integrity
• Both flooring replacement — Enhances living space and rental appeal
• Both interior wall and paint repair — Enhances living space and rental appeal
• Both kitchen renovation — Enhances living space and rental appeal
• Both bathroom renovation — Enhances living space and rental appeal
• Both HVAC system replacement — Improves comfort and energy efficiency
• Both window replacement — Enhances living space and rental appeal
• Both foundation repair — Improves structural integrity and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and wear	Major	$15,000–50,000
roof · Siding condition suggests underlying issues	Major	$15,000–50,000
flooring · No visible flooring, but overall condition suggests need for replacement	Major	$15,000–50,000
interior walls/paint · No visible walls or paint, but overall condition suggests need for repair	Major	$15,000–50,000
kitchen · Listing remarks suggest need for renovation	Major	$15,000–50,000
bathrooms · Listing remarks suggest need for renovation	Major	$15,000–50,000
HVAC/mechanicals · Listing remarks suggest need for renovation	Major	$15,000–50,000
windows · Listing remarks suggest need for replacement	Major	$15,000–50,000
foundation/structure · Overall condition suggests need for repair	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and structural integrity ↑
• Both flooring replacement — Enhances living space and rental appeal ↑
• Both interior wall and paint repair — Enhances living space and rental appeal ↑
• Both kitchen renovation — Enhances living space and rental appeal ↑
• Both bathroom renovation — Enhances living space and rental appeal ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑
• Both window replacement — Enhances living space and rental appeal ↑
• Both foundation repair — Improves structural integrity and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 26,096
• Household income: $89,046
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 936.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 19% Two or more races 13% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 3%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 12% French/Haitian/Cajun 3% Other Asian/Pacific 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: ▼ -477.11%
• Current HPI: 325.0162
• Rent YoY: ▼ -2.97%
• 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

+150.3% since first listed

3 events — show timeline

• 2026-05-26 Listed $225,000 FSBO.com
• 2004-06-18 Sold (MLS) $82,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-11 Listed $89,900 Stellar MLS as Distributed by MLS Grid