5228 Curry Ford Rd #320 · Orlando, FL 32812

$139,900

2 bd · 2.0 ba · 1,052 sqft · Condo public records · 188 Days on market

Built 1973 $360/mo HOA · 23% 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 +10.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

FOR SALE 2 BEDROOM, 2 BATHROOMS CONDO * * 2ND FLOOR WITH BALCONY * * GREAT INVESTMENT UNIT * * SCHEDULE A SHOWING TODAY

Key facts

• Balcony
• Corner unit
• 2nd floor

Tags

• 2ND FLOOR
• BALCONY
• CORNER UNIT

Property features AI

Finance

• Other: No lease restrictions indicated
• Financial info: Total monthly fees $360; total annual fees $4,320
• HOA & community: Association: HACIENDA DEL SOL; Monthly condo/association fee $360 (includes recreational facilities, trash, water); Clubhouse; Community pool; Pets allowed (cats and dogs, with number limit)

Exterior

• Parking: Open parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential condominium; Single-story unit within a two-level building; Faces west; Located on 2nd floor
• Construction: Block construction; Shingle roof; Slab foundation; Built area ~1052 (public records)
• Exterior features: Balcony; In-ground pool; Paved road access; Located within city limits

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Thermostat; Blinds; Smoke detector(s)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-70 ($-837/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (8.8% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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 (-2.0%/yr); 214 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $967 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 188 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $140k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $123,112 (12.0% 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 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.14% ✓
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• 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: -24.5%
• Equity multiple: 0.20×
• Total profit: $-31,529
• Equity at exit: $20,860

10-year hold

• IRR: -40.4%
• Equity multiple: -0.28×
• Total profit: $-50,190
• Equity at exit: $12,096

Cash invested: $39,172 (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 32812

• Rents YoY: -2.0%
• Active inventory: 214
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$734
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$58
• HOA: −$360
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-70

Break-even live

Break-even rent $1,678

Max offer price $127,574

Occupancy floor 99%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5234 Curry Ford Rd #412 Orlando, FL	2.0	1.0	984	$1,200	$1.22	23d	1	0.03mi
5230 Curry Ford Rd Orlando, FL	2.0	1.0	984	$1,250	$1.27	4d	1	0.03mi
5301 White Cliff Ln Unit 1004 Orlando, FL	2.0	2.0	1071	$1,800	$1.68	14d	1	0.20mi
5325 Curry Ford Rd Unit H101 Orlando, FL	1.0	1.0	777	$1,199	$1.54	23d	1	0.21mi
1625 Larkin Ave Orlando, FL	3.0	2.0	1202	$1,850	$1.54	11d	1	0.22mi
5273 Tunbridge Wells Ln #1601 Orlando, FL	3.0	2.0	1395	$2,000	$1.43	21d	1	0.24mi
1448 Adriel Ln Orlando, FL	1.0–2.0	1.0–2.0	712	$1,550	$2.18	21d	1	0.27mi
4895 E Wind St Unit 2 Orlando, FL	2.0	1.0	1000	$1,499	$1.50	16d	1	0.36mi
1997 Dixie Belle Dr Unit D Orlando, FL	3.0	2.0	993	$1,750	$1.76	17d	1	0.38mi
2007 Dixie Belle Dr Apt T Orlando, FL	1.0	1.5	830	$1,375	$1.66	23d	1	0.43mi
2007 Dixie Belle Dr Unit 2007D Orlando, FL	2.0	1.5	830	$1,400	$1.69	17d	1	0.44mi
2013 Dixie Belle Dr Unit 2013B Orlando, FL	2.0	2.0	993	$1,700	$1.71	4d	1	0.45mi
2013 Dixie Belle Dr Orlando, FL	2.0–3.0	2.0	993	$1,700	$1.71	2d	2	0.46mi
2025 Dixie Belle Dr Orlando, FL	3.0	2.0	993	$1,500	$1.51	7d	1	0.46mi
5317 Curry Ford Rd Orlando, FL	1.0–2.0	1.0	661	$1,300	$1.97	2d	3	0.47mi
2065 Dixie Belle Dr Apt N Orlando, FL	2.0	2.0	993	$1,695	$1.71	23d	1	0.48mi
2019 Dixie Belle Dr Unit G Orlando, FL	3.0	2.0	993	$1,595	$1.61	23d	1	0.49mi
1450 Terre Cia Ave Orlando, FL	3.0	2.0	1166	$2,095	$1.80	4d	1	0.50mi
2031 Dixie Belle Dr Unit 2031L Orlando, FL	1.0	1.5	830	$1,550	$1.87	4d	1	0.50mi
2053 Dixie Belle Dr Orlando, FL	3.0	2.0	993	$1,550	$1.56	12d	1	0.54mi
2053 Dixie Belle Dr Unit 2053J Orlando, FL	3.0	2.0	993	$1,550	$1.56	23d	1	0.54mi
4928 E Michigan St Orlando, FL	1.0–2.0	1.0–2.0	1102	$2,050	$1.86	1d	6	0.70mi
5408 E Michigan St Orlando, FL	1.0	1.0	851	$1,388	$1.63	23d	2	0.70mi
5452 E Michigan St Unit 5452-1 Orlando, FL	2.0	2.0	1103	$1,800	$1.63	21d	1	0.70mi
4310 Yorkshire Ln Orlando, FL	3.0	2.0	1271	$2,095	$1.65	4d	1	0.72mi
5444 E Michigan St Unit 5444-6 Orlando, FL	2.0	2.0	1126	$1,800	$1.60	23d	1	0.72mi
5424 E Michigan St Orlando, FL	2.0	2.0	1126	$1,499	$1.33	7d	1	0.74mi
5550 E Michigan St Orlando, FL	1.0–2.0	1.0–2.0	950	$1,600	$1.68	7d	3	0.75mi
5550 E Michigan St Orlando, FL	2.0	2.0	1027	$1,598	$1.56	14d	2	0.75mi
5550 E Michigan St Orlando, FL	1.0–2.0	1.0–2.0	913	$1,600	$1.75	19d	3	0.75mi
5436 E Michigan St Orlando, FL	2.0	2.0	1114	$1,775	$1.59	16d	2	0.77mi
5436 E Michigan St Orlando, FL	2.0	2.0	1114	$1,725	$1.55	4d	1	0.77mi
5835 La Costa Dr #104 Orlando, FL	2.0	2.0	1115	$1,600	$1.43	23d	1	0.77mi
2320 S Conway Rd Orlando, FL	3.0	1.0–2.0	760	$1,703	$2.24	2d	23	0.78mi
1228 Virginian Dr Orlando, FL	1.0	1.0	865	$850	$0.98	16d	1	0.80mi
2948 S Semoran Blvd #1202 Orlando, FL	1.0	1.0	925	$900	$0.97	23d	1	0.80mi
1926 Conway Rd #5 Orlando, FL	3.0	2.0	1302	$1,750	$1.34	23d	1	0.81mi
5762 Folkstone Ln Orlando, FL	1.0–3.0	1.0–2.0	1081	$1,967	$1.82	1d	17	0.82mi
2100 Conway Rd Orlando, FL	1.0–3.0	1.0–2.0	1022	$2,326	$2.28	2d	20	0.86mi
1637 Watauga Ave Orlando, FL	2.0	2.0	951	$1,432	$1.51	7d	2	0.86mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-13
   status Pending
2. 2026-04-27
   price $139,900
3. 2026-02-05
   price $144,900
4. 2026-01-23
   price $149,900
5. 2026-01-17
   status Active
6. 2026-01-07
   status Pending
7. 2025-12-03
   price $154,900
8. 2025-10-27
   listed $159,900 Active
9. 2016-03-08
   soldstatus $45,800
10. 2006-11-01
    soldstatus $115,000
11. 2005-09-08
    soldstatus $88,000
12. 1998-08-21
    soldstatus $70,000

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,087 · $174/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: $19,079
• − Mortgage interest: −$7,837
• − Property taxes: −$2,087
• − Insurance: −$700
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − HOA: −$4,320
• − Depreciation: −$4,070
• Taxable loss: −$2,986
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $-121/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): 34,686
• Household income: $73,149
• Rent vs Own: 39.5% rent · 60.5% own
• Severe rent burden: 1653.0

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 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 34% Two or more races 18% Black 8% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 18% Cuban 3% Dominican 2%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 28% Chinese 2% Other Indo-European 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: ▼ -202.16%
• Current HPI: 352.6841
• Rent YoY: ▼ -2.00%
• 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

+99.9% since first listed

12 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2016-03-08 Sold (Public Records) $45,800 Public Records
• 2006-11-01 Sold (Public Records) $115,000 Public Records
• 2005-09-08 Sold (Public Records) $88,000 Public Records
• 1998-08-21 Sold (Public Records) $70,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,087 · +14.7% YoY. Source: county tax records.