1605 W Oak Ridge Rd Unit A · Oak Ridge, FL 32809

$115,000

2 bd · 1.0 ba · 840 sqft · Condo public records · 139 Days on market

Built 1969 $264/mo HOA · 19% 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 +16.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 1-bath condominium located in a prime Orlando location that perfectly blends comfort, convenience, and lifestyle. Nestled inside a quiet, gated community, this unit offers peace of mind along with resort-style amenities including a sparkling pool and clubhouse — perfect for relaxing or entertaining. Enjoy the unbeatable convenience of being within walking distance to Walmart and just minutes from The Florida Mall, Downtown Orlando, major shopping centers, restaurants, and Orlando International Airport. With quick access to major highways, commuting anywhere in Central Florida is fast and easy. Whether you’re a first-time buyer, downsizing, or

Key facts

• Gated community
• Clubhouse
• Corner unit

Tags

• GATED COMMUNITY
• CLUBHOUSE
• WALKING DISTANCE TO WALMART
• MINUTES FROM THE FLORIDA MALL
• QUICK ACCESS TO MAJOR HIGHWAYS
• CORNER UNIT

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: HOA: Weatherly Condo At Central Park; Monthly HOA fee of $264.44 (includes pool, internet, structure and grounds maintenance, pest control, sewer, trash and water); Association requires buyer approval; Community amenities: gated entry, pool, clubhouse, community mailbox, sidewalks, street lights, association-owned recreation; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity connected and available; Cable available; High‑speed internet / broadband available; Water and sewer connected
• Home design: Condominium; Residential property; One story; Facing west; Floor 1; Condo land included
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built as part of building number 1605
• Exterior features: Exterior lighting; Rain gutters; Sidewalks; Asphalt road surface

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $62 ($741/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#115 in FL, #1,768 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• 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); Oak Ridge High (math 17% / reading 27%, grade F, #544 of 667 statewide, top 82%, 2,477 students, 66% FRL).
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-22 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 (-1.1%/yr); 127 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $795 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 139 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $115k implies a 265% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.21% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 6.9

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: -16.9%
• Equity multiple: 0.42×
• Total profit: $-18,607
• Equity at exit: $17,147

10-year hold

• IRR: -18.2%
• Equity multiple: 0.19×
• Total profit: $-26,198
• Equity at exit: $9,943

Cash invested: $32,200 (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 32809

• Rents YoY: -1.1%
• Active inventory: 127
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$603
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$48
• HOA: −$264
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $62

Break-even live

Break-even rent $1,313

Max offer price $115,000

Occupancy floor 91%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1629 W Oak Ridge Rd Unit 1629D Orlando, FL	1.0	1.0	630	$1,050	$1.67	4d	1	0.01mi
1665 W Oak Ridge Rd Unit C Orlando, FL	2.0	1.5	930	$1,550	$1.67	7d	1	0.03mi
1655 W Oak Ridge Rd Orlando, FL	2.0	1.5	930	$1,399	$1.50	24d	1	0.08mi
1625 W Oak Ridge Rd Unit C Orlando, FL	1.0	1.0	630	$1,100	$1.75	24d	1	0.18mi
1627 W Oak Ridge Rd Unit D Orlando, FL	1.0	1.0	630	$999	$1.59	22d	1	0.19mi
1450 Wakulla Way Orlando, FL	2.0	1.0	750	$1,450	$1.93	24d	1	0.20mi
1710 Rose Blvd Orlando, FL	3.0	1.0	988	$1,875	$1.90	18d	1	0.35mi
1821 Blossom Ter Orlando, FL	2.0	1.0	850	$1,345	$1.58	24d	2	0.47mi
915 W Oak Ridge Rd Unit B Orlando, FL	2.0	2.0	944	$1,450	$1.54	24d	1	0.47mi
925 W Oak Ridge Rd Unit A Orlando, FL	2.0	2.0	944	$1,295	$1.37	1d	1	0.47mi
925 W Oak Ridge Rd Unit C Orlando, FL	2.0	2.0	895	$1,300	$1.45	24d	1	0.47mi
921 W Oak Ridge Rd Unit 921C Orlando, FL	2.0	2.0	895	$1,425	$1.59	24d	1	0.47mi
937 W Oak Ridge Rd Unit B Orlando, FL	1.0	1.0	713	$1,275	$1.79	24d	1	0.47mi
925 W Oak Ridge Rd Unit 925C Orlando, FL	2.0	2.0	895	$1,400	$1.56	24d	1	0.47mi
5460 Rio Grande Ave Orlando, FL	2.0	2.0	900	$1,195	$1.33	24d	1	0.54mi
5736 S Texas Ave Unit 1 BEDROOM Orlando, FL	1.0	1.0	1000	$1,350	$1.35	3d	1	0.63mi
5736 S Texas Ave Orlando, FL	1.0–2.0	1.0–2.0	1125	$1,550	$1.38	24d	1	0.63mi
5736 S Texas Ave Orlando, FL	1.0–2.0	1.0–2.0	1107	$1,550	$1.40	7d	1	0.63mi
1968 Lake Heritage Cir Orlando, FL	1.0–3.0	1.0–2.0	960	$1,285	$1.34	2d	29	0.65mi
5455 Pointe Vista Cir Orlando, FL	2.0–4.0	2.0	1131	$1,282	$1.13	7d	15	0.88mi
789 W Lancaster Rd Orlando, FL	2.0	2.0	920	$1,624	$1.77	24d	1	0.88mi
4937 Waterway Ct Orlando, FL	1.0–2.0	1.0–2.0	775	$1,375	$1.77	2d	62	0.99mi
1980 Lake Fountain Dr Orlando, FL	1.0–2.0	1.0–2.0	870	$2,107	$2.42	3d	19	1.08mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	526	$1,250	$2.38	10d	2	1.16mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	655	$1,225	$1.87	7d	3	1.16mi
1956 Lake Atriums Cir #144 Orlando, FL	2.0	2.0	864	$1,500	$1.74	4d	1	1.16mi
1956 Lake Atriums Cir Orlando, FL	2.0	2.0	864	$1,425	$1.65	7d	2	1.16mi
1956 Lake Atriums Cir Orlando, FL	2.0	2.0	864	$1,425	$1.65	15d	3	1.16mi
1972 Lake Atriums Cir #181 Orlando, FL	2.0	2.0	864	$1,300	$1.50	24d	1	1.18mi
1972 Lake Atriums Cir Orlando, FL	1.0–2.0	1.0–2.0	695	$1,285	$1.85	4d	2	1.18mi
1948 Lake Atriums Cir Orlando, FL	2.0–3.0	2.0	864	$1,450	$1.68	7d	3	1.19mi
6534 Precourt Dr Orlando, FL	1.0	1.0	950	$1,000	$1.05	24d	1	1.20mi
2342 Huntington Green Ct #2 Orlando, FL	2.0	1.5	996	$1,300	$1.31	22d	1	1.20mi
1916 Honour Rd #1 Orlando, FL	1.0	1.0	650	$1,100	$1.69	24d	1	1.21mi
1926 Honour Rd #4 Orlando, FL	3.0	1.0	910	$1,500	$1.65	24d	1	1.21mi
2352 Huntington Green Ct #7 Orlando, FL	2.0	1.5	996	$1,400	$1.41	24d	1	1.21mi
1908 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,124	$1.90	24d	3	1.21mi
415 W Lancaster Rd Unit 2 Orlando, FL	2.0	1.0	700	$1,400	$2.00	24d	1	1.22mi
5225 Via Hacienda Cir Unit B115 Orlando, FL	2.0	2.0	1073	$1,480	$1.38	24d	1	1.22mi
1902 Honour Rd Orlando, FL	3.0	2.0	1000	$1,750	$1.75	24d	1	1.22mi

HOA detail condo

• Monthly dues: $264 · $3,168/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 139 DOM
2. 2026-06-17
   days on market $115,000 Active 138 DOM
3. 2026-06-16
   days on market $115,000 Active 137 DOM
4. 2026-06-15
   days on market $115,000 Active 136 DOM
5. 2026-06-13
   days on market $115,000 Active 134 DOM
6. 2026-06-13
   days on market $115,000 Active 133 DOM
7. 2026-06-09
   days on market $115,000 Active 130 DOM
8. 2026-06-08
   days on market $115,000 Active 129 DOM
9. 2026-06-07
   days on market $115,000 Active 128 DOM
10. 2026-06-04
    days on market $115,000 Active 125 DOM
11. 2026-06-03
    days on market $115,000 Active 124 DOM
12. 2026-06-02
    days on market $115,000 Active 123 DOM
13. 2026-06-02
    days on market $115,000 Active 122 DOM
14. 2026-05-31
    days on market $115,000 Active 121 DOM
15. 2026-02-16
    price $115,000
16. 2026-01-30
    listed $125,000 Active
17. 1994-07-27
    soldstatus $31,500

ⓘ 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: $1,464 · $122/mo
• Projected year-2 tax: $1,464 · $122/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 · 23 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: $16,689
• − Mortgage interest: −$6,442
• − Property taxes: −$1,464
• − Insurance: −$575
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − HOA: −$3,168
• − Depreciation: −$3,345
• Taxable loss: −$975
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $975/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 — Oak Ridge

• Score: 80/100
• State rank: #115
• US rank: #1768

Category grades

Amenities F Commute A+ Cost of living A+ Crime D+ Employment D Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Ridge, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 29,237
• Household income: $57,879
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 1274.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 22% White 22% Black 13% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 20% Cuban 6% Dominican 5%
• Common ancestry: Hispanic 6% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 37% English-only · Spanish 53% French/Haitian/Cajun 7% Vietnamese 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: ▼ -220.78%
• Current HPI: 376.9662
• Rent YoY: ▼ -1.06%
• 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

+265.1% since first listed

3 events — show timeline

• 2026-02-16 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 1994-07-27 Sold (Public Records) $31,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,464 · +17.2% YoY. Source: county tax records.