5137 Picadilly Circus Ct #3 · Orlando, FL 32839

$155,000

3 bd · 3.0 ba · 1,405 sqft · Condo public records · 31 Days on market

Built 1974 $357/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 +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER MAY BE ABLE TO DO OWNER FINANCING. THIS IS YOUR OPPORTUNITY FOR A GREAT INCOME POTENTIAL PROPERTY. PRICE JUST REDUCED!! NO NEED TO WAIT, ALREADY RENTED! THIS 2 FLOOR CONDO-TOWNHOME STYLE IS ALSO FOR FIRST TIME BUYERS. THIS HOME HAS 3 BEDROOMS WITH 2.5 BATHS. CENTRALYLY LOCATED, MINUTES AWAY FROM THE EXCLUSIVEMALL OF MILLENIA, AND FINE DINING RESTAURANTS. THE ORLANDO INTERNATIONAL AIRPORT AND AMUSEMENT PARTS ARE ALL NEAR FOR YOUR CONVENIENCE. JUST TEXT FOR SHOWING!

Key facts

• $357 HOA
• Community pool
• Built 1974

Property features AI

Finance

• Financial info: Total annual fees $4,284; Lease restrictions apply
• HOA & community: HOA: Huntington on the Green; Monthly condo/association fee $357; Association fees include pool, insurance, structure maintenance and pest control; Clubhouse, pool, playground, sidewalks, deed restrictions; Pets allowed (cats and dogs)

Exterior

• Utilities: Public water; Public sewer; Utilities available
• Home design: Condominium; Residential property; Two-story building; Unit on first floor; West-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built as part of building number 5137
• Exterior features: Playground; Sidewalks; Sliding doors

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Thermostat
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-44 ($-532/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (5.1% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $147k (5.1% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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 18d 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 45% 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 $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 31 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $147,162 (5.1% 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 31 days. Have you received any prior offers? Is the seller open to a 5% 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. 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: 1.14% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• 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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-32,870
• Equity at exit: $23,111

10-year hold

• IRR: -33.9%
• Equity multiple: -0.18×
• Total profit: $-51,254
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$813
• Tax from tax record: −$207 /mo · $2,481/yr
• Insurance: −$65
• HOA: −$357
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-44

Break-even live

Break-even rent $1,824

Max offer price $147,162

Occupancy floor 98%

Sensitivity live

Price	-10% $43	-5% $0	+0% $-44	+5% $-88	+10% $-132
Rent	-10% $-184	-5% $-114	+0% $-44	+5% $25	+10% $95
Rate	-1.0pp $34	-0.5pp $-5	base $-44	+0.5pp $-85	+1.0pp $-125

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2352 Huntington Green Ct #7 Orlando, FL	2.0	1.5	996	$1,400	$1.41	25d	1	0.04mi
2363 Huntington Green Ct #5 Orlando, FL	3.0	2.5	1405	$1,850	$1.32	16d	1	0.05mi
2342 Huntington Green Ct #2 Orlando, FL	2.0	1.5	996	$1,300	$1.31	23d	1	0.05mi
2334 Grand Central Pkwy #17 Orlando, FL	2.0	2.5	1250	$1,750	$1.40	22d	1	0.11mi
2262 Grand Central Pkwy #3 Orlando, FL	3.0	2.0	1465	$2,150	$1.47	23d	1	0.15mi
5226 Via Hacienda Cir Unit A215 Orlando, FL	2.0	2.0	1073	$1,550	$1.44	25d	1	0.16mi
5226 Via Hacienda Cir Unit A116 Orlando, FL	2.0	2.0	934	$1,350	$1.45	25d	1	0.16mi
5226 Via Hacienda Cir Unit A313 Orlando, FL	2.0	2.0	934	$1,400	$1.50	4d	1	0.16mi
2691 Charleston Town Pl Orlando, FL	1.0–3.0	1.0–2.0	1199	$2,372	$1.98	0d	20	0.17mi
5214 Via Hacienda Cir Apt 207 Orlando, FL	2.0	2.0	1073	$1,500	$1.40	0d	1	0.17mi
5225 Via Hacienda Cir Unit B115 Orlando, FL	2.0	2.0	1073	$1,480	$1.38	25d	1	0.18mi
5219 Via Hacienda Cir Unit B209 Orlando, FL	2.0	2.0	1073	$1,500	$1.40	18d	1	0.19mi
2437 Americana Blvd Orlando, FL	2.0	1.0–2.0	895	$2,147	$2.40	0d	16	0.20mi
2424 Grand Central Pkwy Orlando, FL	2.0	2.5	1250	$1,795	$1.44	6d	1	0.20mi
5208 Via Hacienda Cir Unit 101 Orlando, FL	2.0	2.0	1073	$2,000	$1.86	25d	1	0.20mi
2442 Grand Central Pkwy #2 Orlando, FL	2.0	2.5	1250	$2,200	$1.76	25d	1	0.22mi
2424 Grand Central Pkwy Orlando, FL	2.0	2.5	1250	$1,822	$1.46	9d	2	0.24mi
5350 Arpana Dr Orlando, FL	3.0	2.0	1480	$4,500	$3.04	25d	1	0.28mi
4789 S Texas Ave Apt A Orlando, FL	2.0	2.0	976	$1,500	$1.54	9d	1	0.28mi
2604 Grand Central Pkwy Orlando, FL	3.0	2.0	1457	$2,148	$1.47	16d	1	0.29mi
2604 Grand Central Pkwy #2 Orlando, FL	3.0	2.0	1457	$1,895	$1.30	9d	1	0.29mi
2107 Honour Rd #2107 Orlando, FL	2.0	2.5	1208	$1,650	$1.37	4d	1	0.30mi
2107 Honour Rd #2107 Orlando, FL	2.0	2.5	1208	$1,650	$1.37	0d	1	0.30mi
4711 S Texas Ave Unit 4711A Orlando, FL	2.0	2.0	976	$1,600	$1.64	25d	1	0.35mi
5455 Pointe Vista Cir Orlando, FL	2.0–4.0	2.0	1131	$1,599	$1.41	9d	15	0.36mi
1980 Lake Fountain Dr Orlando, FL	1.0–2.0	1.0–2.0	870	$2,107	$2.42	0d	18	0.38mi
5009 Park Central Dr Orlando, FL	1.0–3.0	1.0–2.0	1131	$2,293	$2.03	0d	15	0.39mi
4791 S Texas Ave Orlando, FL	2.0	2.0	976	$1,300	$1.33	25d	1	0.40mi
4725 S Texas Ave Apt C Orlando, FL	2.0	2.0	976	$1,249	$1.28	25d	1	0.42mi
1926 Honour Rd #4 Orlando, FL	3.0	1.0	910	$1,500	$1.65	25d	1	0.44mi
4779 S Texas Ave Unit 4779D Orlando, FL	2.0	2.0	976	$1,450	$1.49	4d	1	0.44mi
4733 S Texas Ave Unit 4733B Orlando, FL	2.0	2.0	976	$1,450	$1.49	23d	1	0.44mi
4759 S Texas Ave Unit 4759C Orlando, FL	2.0	2.0	976	$1,450	$1.49	18d	1	0.45mi
1902 Honour Rd Orlando, FL	3.0	2.0	1000	$1,750	$1.75	25d	1	0.45mi
4767 S Texas Ave Unit 4767B Orlando, FL	2.0	2.0	976	$1,450	$1.49	15d	1	0.48mi
2225 Holden Ave #104 Orlando, FL	2.0	2.0	1248	$1,800	$1.44	25d	1	0.50mi
4749 S Texas Ave Unit 4749C Orlando, FL	2.0	2.0	976	$1,450	$1.49	25d	1	0.50mi
3615 Conroy Rd Orlando, FL	2.0	2.0	1174	$1,765	$1.50	15d	2	0.61mi
1717 Holden Ave Orlando, FL	1.0–3.0	1.0–2.5	980	$1,799	$1.84	0d	24	0.61mi
3561 Conroy Rd Orlando, FL	1.0–2.0	1.0–2.0	1012	$1,650	$1.63	18d	2	0.62mi

HOA detail condo

• Monthly dues: $357 · $4,284/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-16
   days on market $155,000 Active 31 DOM
2. 2026-06-15
   days on market $155,000 Active 30 DOM
3. 2026-06-13
   days on market $155,000 Active 28 DOM
4. 2026-06-13
   days on market $155,000 Active 27 DOM
5. 2026-06-10
   remarks 478-char remark
6. 2026-06-09
   days on market $155,000 Active 24 DOM
7. 2026-06-08
   days on market $155,000 Active 23 DOM
8. 2026-06-07
   days on market $155,000 Active 22 DOM
9. 2026-06-04
   days on market $155,000 Active 19 DOM
10. 2026-06-03
    days on market $155,000 Active 18 DOM
11. 2026-06-02
    days on market $155,000 Active 17 DOM
12. 2026-06-02
    remarks 436-char remark
13. 2026-06-02
    price $155,000 Active 16 DOM
14. 2026-06-01
    days on market $165,000 Active 16 DOM
15. 2026-05-31
    days on market $165,000 Active 15 DOM
16. 2026-05-16
    listed $165,000 Active
17. 2025-12-22
    historical
18. 2025-12-15
    price $150,000
19. 2025-12-01
    price $155,000
20. 2025-11-17
    status Active
21. 2025-11-05
    historical
22. 2025-10-27
    listed $160,000 Active
23. 2025-10-18
    historical
24. 2025-09-17
    price $175,000
25. 2025-09-17
    status Active
26. 2025-09-10
    status Pending
27. 2025-09-05
    price $169,999
28. 2025-08-18
    price $172,999
29. 2025-07-09
    listed $174,999 Active
30. 2024-07-26
    soldstatus $143,000
31. 2024-07-23
    soldstatus $143,000 Closed
32. 2024-06-24
    status Pending
33. 2024-06-10
    listed $155,000 Active
34. 2018-05-24
    soldstatus $82,500
35. 2005-10-12
    soldstatus $115,000
36. 2005-06-09
    soldstatus $65,000
37. 1987-11-01
    soldstatus $44,900

ⓘ 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: $2,481 · $207/mo
• Projected year-2 tax: $2,481 · $207/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: $21,217
• − Mortgage interest: −$8,682
• − Property taxes: −$2,481
• − Insurance: −$775
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − HOA: −$4,284
• − Depreciation: −$4,509
• Taxable loss: −$2,909
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $166/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

+267.5% since first listed

22 events — show timeline

• 2026-05-16 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-05 Price Changed $169,999 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Price Changed $172,999 Stellar MLS as Distributed by MLS Grid
• 2025-07-09 Listed $174,999 Stellar MLS as Distributed by MLS Grid
• 2024-07-26 Sold (Public Records) $143,000 Public Records
• 2024-07-23 Sold (MLS) $143,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-10 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-24 Sold (Public Records) $82,500 Public Records
• 2005-10-12 Sold (Public Records) $115,000 Public Records
• 2005-06-09 Sold (Public Records) $65,000 Public Records
• 1987-11-01 Sold (Public Records) $44,900 Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,481 · +339.9% YoY. Source: county tax records.