2757 L B Mcleod Rd Unit C · Orlando, FL 32805

$69,900

1 bd · 1.0 ba · 780 sqft · SingleFamily · 133 Days on market

Built 1973 2,946 sqft lot $318/mo HOA · 26% of rent

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Why this score? — see what drove the B- 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 +26.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! This unit is in wonderful condition. This unit is currently occupied by a long term tenant paying $1,204/MO. Unit has been renovated with vinyl floors throughout and black appliances. Community features a pool and onsite laundromat.

Key facts

• Black appliances
• Community pool
• Vinyl floors

Tags

• VINYL FLOORS
• BLACK APPLIANCES
• COMMUNITY POOL
• ONSITE LAUNDROMAT

Property features AI

Finance

• Other: Directions: From L B McLeod Rd turn into Catalina Isles
• Financial info: Total annual association fees $3,816; Lease restrictions apply
• HOA & community: HOA managed by Colombo Management Group; Monthly condo/association fee of $318 (includes pool); Deed restrictions; Community pool; Pets allowed

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected
• Home design: Residential condominium (attached); 2 total stories; unit on 2nd floor; Faces east
• Construction: Block and stucco construction; Membrane and shingle roof; Slab foundation; Built as part of building number 2757
• Exterior features: Balcony; French doors

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open living room/dining room layout; Walk-in closet
• Laundry & utility: No laundry room (none listed)

🏷️ Possibly a rental listed for sale. The $69,900 price doesn't fit this home's estimated sale value (~$235,560) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Catalina Elementary (math 35% / reading 26%, grade F, #1,862 of 2,144 statewide, top 88%, 612 students, 82% FRL); Jones High (math 9% / reading 25%, grade F, #597 of 667 statewide, top 90%, 1,672 students, 75% FRL) — zoned schools average 79% FRL vs 56% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-25 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 142 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); lower-income renter base — watch delinquency; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($41k/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 $483 of loan paydown is wiped out by about $2k 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 133 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1973 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.77% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $235,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3801 Auburndale Ave	0.72mi	2/1.0 (+1)	828 (+6%)	23mo	$250,000	$302	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.91×
• Total profit: $-1,841
• Equity at exit: $10,422

10-year hold

• IRR: 4.6%
• Equity multiple: 1.31×
• Total profit: $6,003
• Equity at exit: $6,044

Cash invested: $19,572 (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 32805

• Home prices YoY: -7.6%
• Rents YoY: 1.4%
• Active inventory: 142
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$318
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $176

Break-even live

Break-even rent $1,014

Max offer price $69,900

Occupancy floor 81%

Sensitivity live

Price	-10% $224	-5% $200	+0% $176	+5% $152	+10% $128
Rent	-10% $78	-5% $127	+0% $176	+5% $225	+10% $274
Rate	-1.0pp $211	-0.5pp $194	base $176	+0.5pp $158	+1.0pp $139

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2777 L B McLeod Rd Unit C Orlando, FL	2.0	1.5	922	$1,150	$1.25	16d	1	0.03mi
2777 L B McLeod Rd Unit 2777A Orlando, FL	2.0	1.5	992	$1,350	$1.36	4d	1	0.03mi
2787 L B McLeod Rd Unit D Orlando, FL	2.0	1.0	780	$1,300	$1.67	16d	1	0.04mi
2775 L B McLeod Rd Unit B Orlando, FL	2.0	1.5	992	$1,300	$1.31	23d	1	0.05mi
2789 L B McLeod Rd Unit 2789B Orlando, FL	1.0	1.0	780	$1,100	$1.41	23d	1	0.05mi
2783 L B McLeod Rd Unit D Orlando, FL	2.0	1.5	992	$1,195	$1.20	25d	1	0.07mi
3960 Crayrich Cir Orlando, FL	1.0	2.0	762	$1,150	$1.51	25d	1	0.55mi
3977 Crayrich Cir Unit C-1 Orlando, FL	1.0	1.5	762	$1,210	$1.59	12d	1	0.58mi
3977 Crayrich Cir Orlando, FL	1.0	1.0	762	$1,210	$1.59	9d	1	0.59mi
3024 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,099	$1.04	25d	1	0.60mi
3914 Crayrich Cir Unit GE Orlando, FL	1.0	1.5	762	$1,200	$1.57	25d	1	0.62mi
1835 Warringwood Dr Orlando, FL	2.0	1.5	762	$1,395	$1.83	23d	1	0.67mi
4010 Dolomite St Unit A6 Orlando, FL	1.0	1.5	762	$1,200	$1.57	15d	1	0.69mi
4028 Billingsgate Rd Orlando, FL	1.0	1.0	670	$1,200	$1.79	9d	1	0.74mi
4308 Lakeway Dr Unit E Orlando, FL	1.0	1.0	642	$1,200	$1.87	25d	1	0.79mi
2622 Lemon Tree Ln Unit 6-K Orlando, FL	2.0	2.0	976	$1,200	$1.23	23d	1	0.82mi
2636 Lemon Tree Ln #2636 Orlando, FL	1.0	1.0	642	$1,050	$1.64	25d	1	0.82mi
2153 Rio Grande Ave Orlando, FL	2.0	1.0	828	$1,400	$1.69	25d	1	0.88mi
4255 Barwood Dr Orlando, FL	1.0–3.0	1.0–2.5	1071	$1,185	$1.11	5d	1	0.88mi
4424 S Texas Ave Unit 204 Orlando, FL	2.0	2.0	900	$1,900	$2.11	11d	1	0.90mi
4424 S Texas Ave Unit 1-2051-205 Orlando, FL	2.0	2.0	900	$1,750	$1.94	4d	1	0.90mi
4405 S Texas Ave Orlando, FL	2.0	2.0	1100	$1,550	$1.41	25d	1	0.93mi
3810 Thompson St Orlando, FL	2.0	1.0	900	$1,500	$1.67	4d	1	1.07mi
1019 26th St Orlando, FL	2.0	1.0	720	$1,500	$2.08	25d	1	1.14mi
4673 Gardens Park Blvd Orlando, FL	1.0–3.0	1.0–2.0	1109	$1,741	$1.57	3d	16	1.17mi
5017 City St #1923 Orlando, FL	1.0	1.0	724	$1,500	$2.07	25d	1	1.20mi
5028 Park Central Dr #2133 Orlando, FL	1.0	1.0	605	$1,350	$2.23	25d	1	1.23mi
5028 Park Central Dr #2131 Orlando, FL	1.0	1.0	605	$1,290	$2.13	4d	1	1.23mi
2201 Metropolitan Way Orlando, FL	2.0	2.0	874	$1,475	$1.69	4d	1	1.23mi
1717 Holden Ave Orlando, FL	1.0–3.0	1.0–2.5	980	$1,049	$1.07	3d	26	1.24mi
1610 S Orange Blossom Trl Unit 53 Orlando, FL	2.0	1.0	800	$950	$1.19	25d	1	1.27mi
1610 S Orange Blossom Trl Unit 42 Orlando, FL	2.0	1.0	800	$1,000	$1.25	25d	1	1.27mi
1610 S Orange Blossom Trl Unit 46 Orlando, FL	1.0	1.0	600	$850	$1.42	25d	1	1.27mi
1610 S Orange Blossom Trl Orlando, FL	1.0–2.0	1.0	700	$850	$1.21	17d	5	1.27mi
4725 S Texas Ave Apt C Orlando, FL	2.0	2.0	976	$1,249	$1.28	25d	1	1.28mi
4733 S Texas Ave Unit 4733B Orlando, FL	2.0	2.0	976	$1,450	$1.49	23d	1	1.29mi
4703 S Texas Ave Unit A Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	1.29mi
2210 Yankee Pl #334 Orlando, FL	1.0	1.0	535	$1,195	$2.23	16d	1	1.30mi
2210 Yankee Pl #316 Orlando, FL	1.0	1.0	535	$1,375	$2.57	25d	1	1.30mi
4749 S Texas Ave Unit 4749C Orlando, FL	2.0	2.0	976	$1,450	$1.49	25d	1	1.30mi

HOA detail

• Monthly dues: $318 · $3,816/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-21
   days on market $69,900 Active 133 DOM
2. 2026-06-18
   days on market $69,900 Active 130 DOM
3. 2026-06-17
   days on market $69,900 Active 129 DOM
4. 2026-06-16
   days on market $69,900 Active 128 DOM
5. 2026-06-15
   days on market $69,900 Active 127 DOM
6. 2026-06-13
   days on market $69,900 Active 125 DOM
7. 2026-06-13
   days on market $69,900 Active 124 DOM
8. 2026-06-09
   days on market $69,900 Active 121 DOM
9. 2026-06-08
   days on market $69,900 Active 120 DOM
10. 2026-06-07
    days on market $69,900 Active 119 DOM
11. 2026-06-04
    days on market $69,900 Active 116 DOM
12. 2026-06-03
    days on market $69,900 Active 115 DOM
13. 2026-06-02
    days on market $69,900 Active 114 DOM
14. 2026-06-02
    days on market $69,900 Active 113 DOM
15. 2026-05-31
    days on market $69,900 Active 112 DOM
16. 2026-05-05
    status Active
17. 2026-04-30
    historical
18. 2026-03-27
    price $69,900
19. 2026-02-03
    listed $79,900 Active
20. 2024-07-25
    historical $1,100
21. 2024-07-16
    price $1,100
22. 2024-06-07
    status Active
23. 2024-06-03
    status Pending
24. 2024-05-20
    listed $70,000 Active
25. 2024-04-10
    listed $1,250
26. 2024-04-10
    historical $1,250
27. 2024-03-13
    listed $1,250
28. 2019-09-11
    historical
29. 2019-06-11
    price $49,900
30. 2019-04-21
    listed $54,900 Active

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

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: $14,841
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − HOA: −$3,816
• − Depreciation: −$2,033
• Taxable income: $1,303
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $1,799/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): 19,294
• Household income: $40,515
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1597.0

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 Black (70%)
• Race & ethnicity: Black 70% Hispanic / Latino 15% White 13% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 9% Russian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 11% French/Haitian/Cajun 8%

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: ▼ -35.19%
• Current HPI: 429.3242
• Rent YoY: ▲ 1.42%
• 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

+27.3% since first listed

15 events — show timeline

• 2026-05-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-25 Rental Removed $1,100 APPFOLIO
• 2024-07-16 Price Changed $1,100 APPFOLIO
• 2024-06-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-06-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-10 Listed for Rent $1,250 APPFOLIO
• 2024-04-10 Rental Removed $1,250 APPFOLIO
• 2024-03-13 Listed for Rent $1,250 APPFOLIO
• 2019-09-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-06-11 Price Changed $49,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-21 Listed $54,900 Stellar MLS as Distributed by MLS Grid