2520 Woodgate Blvd #204 · Orlando, FL 32822

$88,800

2 bd · 2.0 ba · 1,008 sqft · Condo public records · 44 Days on market

Built 1987 $542/mo HOA · 33% of rent

---

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 +15.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Short Sale. Nestled within the welcoming community of Dockside, this charming 2-bedroom, 2-bathroom condo offers a peaceful pond view and a wealth of amenities. Positioned on the second floor, this well-maintained residence provides a comfortable retreat with convenient access to all that Orlando has to offer. Step inside to discover an inviting living space adorned with warm tones. The kitchen seamlessly leads to the dining room, creating an ideal setting for entertaining guests or enjoying family meals. Equipped with stainless steel appliances, the kitchen combines modern convenience with practicality. Retreat to the spacious master suite, featuring

Key facts

• Pond view
• Balcony patio area
• Tennis court

Tags

• POND VIEW
• STAINLESS STEEL APPLIANCES
• BALCONY PATIO AREA
• TENNIS COURT
• POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $43 ($512/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Market conditions: Rents soft (-0.7%/yr); 378 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% of the median local income ($57k/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 $614 of loan paydown is wiped out by about $3k 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 44 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 14y ago; this cycle's ask has dropped $22k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 33% of rent.

Recommended offer $86,136 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.83% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 4.6

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: -19.4%
• Equity multiple: 0.36×
• Total profit: $-16,018
• Equity at exit: $13,240

10-year hold

• IRR: -38.5%
• Equity multiple: -0.09×
• Total profit: $-27,159
• Equity at exit: $7,678

Cash invested: $24,864 (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 32822

• Home prices YoY: -21.1%
• Rents YoY: -0.7%
• Active inventory: 378
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,622 high
• Mortgage (P&I): −$466
• Tax from tax record: −$194 /mo · $2,326/yr
• Insurance: −$37
• HOA: −$542
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $43

Break-even live

Break-even rent $1,568

Max offer price $88,800

Occupancy floor 92%

Sensitivity live

Price	-10% $93	-5% $68	+0% $43	+5% $18	+10% $-8
Rent	-10% $-85	-5% $-21	+0% $43	+5% $107	+10% $171
Rate	-1.0pp $87	-0.5pp $65	base $43	+0.5pp $20	+1.0pp $-4

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: $22,200
• Closing costs: $2,664
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2508 Woodgate Blvd #207 Orlando, FL	2.0	2.0	930	$1,600	$1.72	23d	1	0.01mi
2536 Woodgate Blvd #107 Orlando, FL	2.0	2.0	930	$1,650	$1.77	23d	1	0.07mi
2568 Woodgate Blvd Orlando, FL	1.0–2.0	1.0–2.0	790	$1,500	$1.90	5d	1	0.08mi
6122 Curry Ford Rd #241 Orlando, FL	1.0	1.0	742	$1,325	$1.79	25d	1	0.09mi
6118 Curry Ford Rd Orlando, FL	1.0	1.0	742	$1,175	$1.58	25d	1	0.10mi
6110 Curry Ford Rd #117 Orlando, FL	1.0	1.0	742	$1,175	$1.58	25d	1	0.12mi
6104 Curry Ford Rd #207 Orlando, FL	2.0	2.0	1051	$1,600	$1.52	25d	1	0.15mi
6104 Curry Ford Rd #108 Orlando, FL	2.0	2.0	1051	$1,500	$1.43	9d	1	0.15mi
6203 Curry Ford Rd Orlando, FL	1.0–3.0	1.0–2.0	1011	$1,720	$1.70	15d	1	0.16mi
6077 Village Cir #6077 Orlando, FL	2.0	2.0	1022	$1,800	$1.76	25d	1	0.25mi
6083 Village Cir S Orlando, FL	3.0	2.5	1128	$1,695	$1.50	9d	1	0.26mi
6032 Village Cir N #6032 Orlando, FL	2.0	2.0	1022	$1,800	$1.76	25d	1	0.27mi
1854 Caralee Blvd #3 Orlando, FL	2.0	1.0	850	$1,700	$2.00	25d	1	0.27mi
6065 Village Cir #6065 Orlando, FL	2.0	1.5	860	$1,425	$1.66	9d	1	0.27mi
6254 S Bend Sq #173 Orlando, FL	2.0	2.5	1104	$1,699	$1.54	25d	1	0.27mi
6020 Village Cir N Orlando, FL	2.0	1.5	825	$1,390	$1.68	25d	1	0.28mi
1847 Caralee Blvd #4 Orlando, FL	2.0	1.0	850	$1,650	$1.94	5d	1	0.28mi
6043 Village Cir #6043 Orlando, FL	2.0	1.5	860	$1,550	$1.80	19d	1	0.28mi
6031 Scotchwood Gln Orlando, FL	2.0	2.0	846	$1,625	$1.92	25d	2	0.32mi
6231 Yorktown Dr #140 Orlando, FL	3.0	2.5	1307	$1,890	$1.45	4d	1	0.32mi
2924 Cottage Grove Ct Unit GE Orlando, FL	3.0	2.0	1500	$2,800	$1.87	25d	1	0.33mi
6299 Arlington Ct #212 Orlando, FL	2.0	1.5	1032	$1,680	$1.63	25d	1	0.35mi
5914 Mausser Dr Orlando, FL	1.0–4.0	1.0–2.5	1052	$1,771	$1.68	3d	13	0.35mi
6007 Scotchwood Gln #31 Orlando, FL	2.0	2.5	1343	$1,695	$1.26	9d	1	0.35mi
2683 Oak Park Way #214 Orlando, FL	2.0	2.0	950	$1,700	$1.79	25d	1	0.36mi
1732 Hidden Creek Blvd #108 Orlando, FL	2.0	2.5	1104	$1,550	$1.40	19d	1	0.36mi
6206 Raintree Dr Unit GE Orlando, FL	2.0	2.0	1375	$1,850	$1.35	23d	1	0.37mi
2439 Oak Park Way #217 Orlando, FL	2.0	2.0	953	$1,650	$1.73	4d	1	0.37mi
1718 Silver Creek Ct #102 Orlando, FL	2.0	1.5	1032	$1,850	$1.79	23d	1	0.38mi
1724 Townhall Ln Orlando, FL	2.0	1.5	1018	$1,595	$1.57	23d	1	0.38mi
2451 Oak Park Way #120 Orlando, FL	2.0	2.0	953	$1,700	$1.78	5d	1	0.38mi
2365 Oak Park Way #109 Orlando, FL	2.0	2.0	953	$1,350	$1.42	12d	1	0.39mi
1701 Shady Ridge Ct #247 Orlando, FL	2.0	2.5	1104	$1,600	$1.45	25d	1	0.40mi
1610 Little River Dr #20 Orlando, FL	3.0	2.5	1307	$1,800	$1.38	25d	1	0.43mi
1600 Bending Brook Way Orlando, FL	2.0	2.5	1227	$1,695	$1.38	15d	1	0.47mi
1600 Bending Brook Way Orlando, FL	2.0	2.5	1227	$1,745	$1.42	21d	1	0.47mi
3217 Westridge Blvd Orlando, FL	2.0	2.0	914	$1,800	$1.97	16d	1	0.52mi
5762 Folkstone Ln Orlando, FL	1.0–3.0	1.0–2.0	1081	$1,967	$1.82	3d	17	0.53mi
5870 Sundown Cir Orlando, FL	1.0–2.0	1.0–2.0	840	$1,744	$2.08	3d	25	0.55mi
3233 Candle Ridge Dr #101 Orlando, FL	2.0	2.0	914	$1,600	$1.75	9d	1	0.55mi

HOA detail condo

• Monthly dues: $542 · $6,504/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-04-09
   status Pending
2. 2026-04-02
   status Active
3. 2025-10-15
   status Pending
4. 2025-09-23
   price $88,800
5. 2025-09-08
   listed $111,000 Active
6. 2025-06-09
   historical
7. 2024-11-13
   status Active
8. 2024-11-01
   status Active
9. 2024-11-01
   price $148,000
10. 2024-10-28
    historical
11. 2024-10-12
    historical
12. 2024-09-24
    status Active
13. 2024-08-30
    status Pending
14. 2024-08-20
    price $129,000
15. 2024-06-03
    status Active
16. 2024-05-10
    listed $145,000 Active
17. 2023-09-15
    historical
18. 2023-07-05
    price $198,700
19. 2023-07-05
    price $200,000
20. 2023-06-20
    price $210,000
21. 2023-06-03
    status Active
22. 2023-05-24
    listed $220,000 Active
23. 2022-03-02
    soldstatus $160,000
24. 2022-02-28
    soldstatus $160,000 Closed
25. 2022-02-02
    status Pending
26. 2022-01-25
    listed $154,900 Active
27. 2020-08-31
    soldstatus $132,000
28. 2020-08-27
    soldstatus $132,000 Sold
29. 2020-07-28
    status Pending
30. 2020-07-17
    status Active
31. 2020-06-24
    status Pending
32. 2020-05-14
    listed $135,000 Active
33. 2019-07-01
    soldstatus $120,000
34. 2019-06-28
    soldstatus $120,000 Sold
35. 2019-05-12
    status Pending
36. 2019-05-10
    status Active
37. 2019-04-29
    status Pending
38. 2019-04-26
    listed $120,000 Active
39. 2012-05-22
    soldstatus $50,500
40. 2012-04-26
    listed $45,000
41. 2007-03-15
    soldstatus $138,000
42. 1999-03-12
    soldstatus $48,500

ⓘ 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: $2,326 · $194/mo
• Projected year-2 tax: $2,326 · $194/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: $19,461
• − Mortgage interest: −$4,974
• − Property taxes: −$2,326
• − Insurance: −$444
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − HOA: −$6,504
• − Depreciation: −$2,583
• Taxable loss: −$485
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $628/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): 67,081
• Household income: $56,540
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4246.0

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 Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 36% White 17% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 5% Dominican 5%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 36% English-only · Spanish 60% French/Haitian/Cajun 1% Arabic 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: ▼ -95.17%
• Current HPI: 355.5775
• Rent YoY: ▼ -0.68%
• 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

+83.1% since first listed

42 events — show timeline

• 2026-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Price Changed $88,800 Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Listed $111,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-01 Price Changed $148,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-08-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-08-20 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-07-05 Price Changed $198,700 Stellar MLS as Distributed by MLS Grid
• 2023-07-05 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-20 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-05-24 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-02 Sold (Public Records) $160,000 Public Records
• 2022-02-28 Sold (MLS) $160,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-25 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2020-08-31 Sold (Public Records) $132,000 Public Records
• 2020-08-27 Sold (MLS) $132,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-07-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-06-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-14 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2019-07-01 Sold (Public Records) $120,000 Public Records
• 2019-06-28 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-04-26 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2012-05-22 Sold (MLS) $50,500 Stellar MLS as Distributed by MLS Grid
• 2012-04-26 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-15 Sold (Public Records) $138,000 Public Records
• 1999-03-12 Sold (Public Records) $48,500 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,326 · -2.7% YoY. Source: county tax records.