5986 Westgate Dr #204 · Orlando, FL 32835

$120,000

1 bd · 1.0 ba · 686 sqft · Condo public records · 61 Days on market

Built 1988 $231/mo HOA · 17% of rent ↓ 2% 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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale, being handled by a professional mitagator at no cost to the buyer. Gated community. Minutes to Downtown and Universal Studios. Great community with low HOA fees. Welcome Home!

Key facts

• Gated community
• Cozy fireplace
• $231 HOA

Tags

• GATED COMMUNITY
• LUXURY VINYL FLOORING
• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES
• PRIVATE SCREENED-IN PATIO
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Unfurnished; Directions: From Kirkman Rd, TR onto N Kirkman Rd, Right on Westgate Dr, TL Property on the left
• Financial info: Total monthly fees $231; total annual fees $2,772; Lease restrictions apply
• HOA & community: Association: Central Park Metrowest; Monthly condo fee $231 (includes pool and structure/grounds maintenance); Community amenities: Clubhouse, Fitness Center, Playground, Pool, Tennis Courts; Pets allowed (max ~100 lbs)

Exterior

• Parking: Private maintained road access (paved)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Broadband/High-speed internet available
• Home design: Condominium; One story building (unit on 2nd floor); West-facing
• Construction: Vinyl siding with frame construction; Shingle roof; Slab foundation; Built as part of building number 5986
• Exterior features: Enclosed, screened patio/porch; Exterior lighting; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom (located on 2nd floor)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Ceiling fans; Wood-burning fireplace in living room; Inside utility/additional room
• Laundry & utility: Laundry inside

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 $-27 ($-318/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (3.9% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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: Metrowest Elementary (math 42% / reading 39%, grade F, #1,471 of 2,144 statewide, top 69%, 610 students, 50% FRL); Chain of Lakes Middle (math 39% / reading 37%, grade F, #388 of 571 statewide, top 69%, 1,209 students, 46% FRL); Olympia High (math 24% / reading 52%, grade F, #328 of 667 statewide, top 50%, 2,969 students, 47% FRL).
• Market conditions: Rents soft (-1.2%/yr); 381 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 61 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $120k implies a 186% gain — meaningful room to come down on a strong offer.

Recommended offer $112,800 (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 61 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.11% ✓
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 7.5

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: -22.2%
• Equity multiple: 0.26×
• Total profit: $-24,868
• Equity at exit: $17,892

10-year hold

• IRR: -31.1%
• Equity multiple: -0.14×
• Total profit: $-38,228
• 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 32835

• Home prices YoY: -31.7%
• Rents YoY: -1.2%
• Active inventory: 381
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$629
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$50
• HOA: −$231
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-27

Break-even live

Break-even rent $1,367

Max offer price $115,317

Occupancy floor 97%

Sensitivity live

Price	-10% $41	-5% $7	+0% $-27	+5% $-60	+10% $-94
Rent	-10% $-132	-5% $-79	+0% $-27	+5% $26	+10% $79
Rate	-1.0pp $34	-0.5pp $4	base $-27	+0.5pp $-58	+1.0pp $-89

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
5956 Westgate Dr #102 Orlando, FL	1.0	1.0	686	$1,275	$1.86	23d	1	0.05mi
6004 Westgate Dr #102 Orlando, FL	1.0	1.0	566	$1,295	$2.29	25d	1	0.07mi
6004 Westgate Dr #104 Orlando, FL	1.0	1.0	566	$1,300	$2.30	6d	1	0.07mi
6028 Westgate Dr #102 Orlando, FL	1.0	1.0	686	$1,250	$1.82	9d	1	0.08mi
6025 Westgate Dr Orlando, FL	1.0–2.0	1.0–2.0	895	$1,300	$1.45	4d	2	0.17mi
6025 Westgate Dr Orlando, FL	1.0–2.0	1.0–2.0	895	$1,259	$1.41	4d	3	0.17mi
5915 Raleigh St Orlando, FL	1.0–2.0	1.0–2.0	953	$1,462	$1.53	0d	21	0.17mi
6071 Westgate Dr #313 Orlando, FL	1.0	1.0	713	$1,400	$1.96	9d	1	0.25mi
464 S Kirkman Rd Orlando, FL	1.0–3.0	1.0–2.0	977	$1,490	$1.52	0d	17	0.38mi
6336 Raleigh St #1215 Orlando, FL	1.0	1.0	499	$1,200	$2.40	22d	1	0.43mi
1065 S Hiawassee Rd #1435 Orlando, FL	1.0	1.0	673	$1,400	$2.08	23d	1	0.44mi
1037 S Hiawassee Rd Orlando, FL	1.0–2.0	1.0–2.0	780	$1,274	$1.63	25d	2	0.47mi
1079 S Hiawassee Rd #1114 Orlando, FL	1.0	1.0	673	$1,100	$1.63	23d	1	0.47mi
6364 Raleigh St #1615 Orlando, FL	1.0	1.0	499	$1,400	$2.81	25d	1	0.47mi
1063 S Hiawassee Rd Orlando, FL	1.0–2.0	1.0–2.0	731	$1,200	$1.64	25d	2	0.47mi
1033 S Hiawassee Rd Orlando, FL	1.0–2.0	1.0–2.0	731	$1,300	$1.78	3d	3	0.53mi
1055 S Hiawassee Rd Orlando, FL	1.0	1.0	627	$1,325	$2.11	6d	2	0.56mi
1055 S Hiawassee Rd Orlando, FL	1.0–2.0	1.0–2.0	780	$1,350	$1.73	0d	1	0.56mi
1055 S Hiawassee Rd Orlando, FL	1.0	1.0	627	$1,315	$2.10	9d	3	0.56mi
1401 S Kirkman Rd Orlando, FL	1.0–3.0	1.0–2.0	917	$1,466	$1.60	0d	32	0.59mi
1051 S Hiawassee Rd Orlando, FL	1.0	1.0	627	$1,250	$1.99	15d	2	0.59mi
1051 S Hiawassee Rd #2116 Orlando, FL	1.0	1.0	627	$1,300	$2.07	6d	1	0.60mi
1017 S Hiawassee Rd #3716 Orlando, FL	1.0	1.0	742	$1,200	$1.62	25d	1	0.62mi
1601 S Kirkman Rd Orlando, FL	1.0–3.0	1.0–2.0	876	$1,309	$1.49	0d	23	0.63mi
1021 S Hiawassee Rd #3915 Orlando, FL	1.0	1.0	673	$1,200	$1.78	25d	1	0.64mi
1658 S Hiawassee Rd Orlando, FL	1.0–2.0	1.0–2.0	890	$1,345	$1.51	0d	12	0.80mi
6137 Metrowest Blvd Orlando, FL	1.0	1.0	641	$1,345	$2.10	23d	2	0.95mi
6137 Metrowest Blvd #307 Orlando, FL	1.0	1.0	641	$1,400	$2.18	5d	1	0.95mi
1935 S Kirkman Rd Orlando, FL	1.0–3.0	1.0–2.0	1020	$1,300	$1.27	0d	11	0.95mi
5272 Letha St Unit S Orlando, FL	1.0	1.0	400	$1,600	$4.00	25d	1	1.02mi
6151 Metrowest Blvd Orlando, FL	1.0	1.0	731	$1,398	$1.91	6d	2	1.04mi
6151 Metrowest Blvd Orlando, FL	1.0	1.0	731	$1,400	$1.92	23d	1	1.04mi
6500 Metrowest Blvd Orlando, FL	1.0–3.0	1.0–2.0	911	$1,363	$1.50	3d	19	1.08mi
222 N Hiawassee Rd Orlando, FL	2.0	1.0–2.5	875	$1,514	$1.73	12d	9	1.15mi
2564 Robert Trent Jones Dr #1323 Orlando, FL	1.0	1.0	674	$1,350	$2.00	9d	1	1.18mi
2572 Robert Trent Jones Dr #1215 Orlando, FL	1.0	1.0	674	$1,300	$1.93	14d	1	1.21mi
2572 Robert Trent Jones Dr Orlando, FL	1.0	1.0	674	$1,200	$1.78	16d	2	1.22mi
2652 Robert Trent Jones Dr #534 Orlando, FL	1.0	1.0	674	$1,300	$1.93	23d	1	1.25mi
2674 Robert Trent Jones Dr Orlando, FL	1.0	1.0	674	$1,415	$2.10	25d	2	1.29mi
2674 Robert Trent Jones Dr Orlando, FL	1.0–2.0	1.0–2.0	844	$1,325	$1.57	0d	3	1.29mi

HOA detail condo

• Monthly dues: $231 · $2,772/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-16
   statusdays on market $120,000 Pending 61 DOM
2. 2026-06-15
   days on market $120,000 Active 60 DOM
3. 2026-06-13
   days on market $120,000 Active 58 DOM
4. 2026-06-13
   days on market $120,000 Active 57 DOM
5. 2026-06-09
   days on market $120,000 Active 54 DOM
6. 2026-06-08
   days on market $120,000 Active 53 DOM
7. 2026-06-08
   price $120,000 Active 52 DOM
8. 2026-06-07
   days on market $125,000 Active 52 DOM
9. 2026-06-04
   days on market $125,000 Active 49 DOM
10. 2026-06-03
    days on market $125,000 Active 48 DOM
11. 2026-06-02
    days on market $125,000 Active 47 DOM
12. 2026-06-02
    days on market $125,000 Active 46 DOM
13. 2026-05-31
    days on market $125,000 Active 45 DOM
14. 2026-05-14
    price $125,000
15. 2026-04-16
    listed $135,000 Active
16. 2012-03-05
    soldstatus $42,000 187-char remark

    Show marketing remark (187 chars)

    Short Sale, being handled by a professional mitagator at no cost to the buyer. Gated community. Minutes to Downtown and Universal Studios. Great community with low HOA fees. Welcome Home!

17. 2011-10-25
    listed $45,000 187-char remark

    Show marketing remark (187 chars)

    Short Sale, being handled by a professional mitagator at no cost to the buyer. Gated community. Minutes to Downtown and Universal Studios. Great community with low HOA fees. Welcome Home!

18. 2005-10-13
    soldstatus $127,900

ⓘ 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: $2,040 · $170/mo
• Projected year-2 tax: $2,040 · $170/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: $16,007
• − Mortgage interest: −$6,722
• − Property taxes: −$2,040
• − Insurance: −$600
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − HOA: −$2,772
• − Depreciation: −$3,491
• Taxable loss: −$2,179
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $205/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): 49,205
• Household income: $71,418
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 2914.0

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: Highly diverse neighborhood (Simpson 0.79)
• Race & ethnicity: White 33% Hispanic / Latino 24% Black 19% Two or more races 19% Asian 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Estonian 9% Hispanic 7% Russian 2%
• Foreign-born: 38% · Canada, Vietnam, Jamaica
• Languages at home: 51% English-only · Spanish 18% Other Indo-European 17% French/Haitian/Cajun 6%

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: ▼ -116.26%
• Current HPI: 250.6804
• Rent YoY: ▼ -1.21%
• 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

-2.3% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2012-03-05 Sold (MLS) $42,000 Stellar MLS as Distributed by MLS Grid
• 2011-10-25 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2005-10-13 Sold (Public Records) $127,900 Public Records

Property tax history

+10.3%/yr

Latest (2025): $2,040 · +6.7% YoY. Source: county tax records.