3701 Castle Pines Ln #3926 · Oak Ridge, FL 32839

$100,000

1 bd · 1.0 ba · 768 sqft · Condo public records · 163 Days on market

Built 2000 $364/mo HOA · 22% 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 +26.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 bedroom 1 bath condo. All appliances are included. Easy access to I-4

Key facts

• Open-concept design
• Privileged location
• Balcony

Tags

• WALKING CLOSET
• OPEN-CONCEPT DESIGN
• BALCONY
• PRIVILEGED LOCATION

Property features AI

Finance

• Other: Total living area: 768 square feet
• Financial info: No lease restrictions; Unfurnished
• HOA & community: HOA required; Association fees include pool, structure maintenance, sewer, trash, water; Monthly HOA/maintenance fee: $364; Total annual association fees: $4,368; Pets allowed: cats and dogs; Association name contact provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Sewer available; Electric service
• Home design: Condominium; Residential property; North-facing; 2 total stories; Unit on 2nd floor; Entry level: 2
• Construction: Frame construction; Shingle roof; Slab foundation; Built status: Completed
• Exterior features: Asphalt road surface; Pool (community)

Interior

• Kitchen: Convection oven; Range; Dishwasher; Refrigerator; Disposal
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings
• Laundry & utility: Washer; Dryer; Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (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: Millennia Gardens Elementary (math 20% / reading 27%, grade F, #2,061 of 2,144 statewide, top 96%, 873 students, 69% FRL); Lake Buena Vista High School (1,714 students, 49% FRL) — zoned schools at 59% FRL track the district average.
• 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 soft (-0.5%/yr); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 43% of the median local income ($47k/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 $691 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 163 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $35k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $100k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
8. 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.
9. 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.
10. 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: 1.69% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 4.9

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-4,157
• Equity at exit: $14,910

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-121
• Equity at exit: $8,646

Cash invested: $28,000 (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 32839

• Home prices YoY: -20.1%
• Rents YoY: -0.5%
• Active inventory: 222
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$524
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$42
• HOA: −$364
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $263

Break-even live

Break-even rent $1,353

Max offer price $100,000

Occupancy floor 79%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3701 Castle Pines Ln Orlando, FL	2.0	2.0	1062	$1,395	$1.31	14d	1	0.03mi
5579 Pga Blvd Unit 524 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	24d	1	0.06mi
5550 Pga Blvd Orlando, FL	2.0	2.0	1062	$1,600	$1.51	3d	1	0.18mi
5579 Millenia Park Blvd Unit 423 Orlando, FL	2.0	2.0	1023	$2,100	$2.05	11d	1	0.19mi
5579 Millenia Park Blvd Unit 223 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	24d	1	0.19mi
5579 Millenia Park Blvd Unit 105 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	24d	1	0.19mi
5579 Millenia Park Blvd Unit 310 Orlando, FL	2.0	2.0	1085	$2,100	$1.94	8d	1	0.19mi
5579 Millenia Park Blvd Unit 410 Orlando, FL	2.0	2.0	1023	$2,150	$2.10	24d	1	0.19mi
5579 Millenia Park Blvd Unit 519 Orlando, FL	1.0	1.0	750	$1,545	$2.06	24d	1	0.19mi
5579 Millenia Park Blvd Unit 311 Orlando, FL	2.0	2.0	1085	$2,100	$1.94	15d	1	0.19mi
5579 Millenia Park Blvd Unit 213 Orlando, FL	2.0	2.0	1085	$1,950	$1.80	24d	1	0.19mi
5579 Millenia Park Blvd Unit 507 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	20d	1	0.19mi
5579 Millenia Park Blvd Unit 503 Orlando, FL	1.0	1.0	750	$1,800	$2.40	8d	1	0.19mi
5579 Millenia Park Blvd #205 Orlando, FL	2.0	2.0	1023	$1,945	$1.90	24d	1	0.19mi
5579 Millenia Park Blvd Unit 322 1 Orlando, FL	2.0	2.0	1023	$1,770	$1.73	8d	1	0.19mi
5579 Millenia Park Blvd Unit 303 Orlando, FL	1.0	1.0	750	$1,500	$2.00	16d	1	0.19mi
5579 Millenia Park Blvd Unit 505 Orlando, FL	2.0	2.0	1023	$1,850	$1.81	24d	1	0.19mi
5579 Millenia Park Blvd Unit 511 Orlando, FL	2.0	2.0	1023	$2,050	$2.00	24d	1	0.19mi
5579 Millenia Park Blvd Unit 219 Orlando, FL	1.0	1.0	750	$1,580	$2.11	24d	1	0.19mi
5579 Millenia Park Blvd Unit 424 Orlando, FL	2.0	2.0	1023	$1,700	$1.66	8d	1	0.19mi
5579 Millenia Park Blvd Unit 322 Orlando, FL	2.0	2.0	1023	$1,770	$1.73	24d	1	0.19mi
5579 Millenia Park Blvd Unit 421 Orlando, FL	2.0	2.0	1023	$1,825	$1.78	24d	1	0.19mi
5579 Millenia Park Blvd Unit 209 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	18d	1	0.19mi
5579 Millenia Park Blvd #521 Orlando, FL	2.0	2.0	1023	$2,000	$1.96	2d	1	0.19mi
5579 Millenia Park Blvd #216 Orlando, FL	2.0	2.0	1023	$1,780	$1.74	22d	1	0.19mi
5579 Millenia Park Blvd Unit 103 Orlando, FL	1.0	1.0	750	$1,600	$2.13	24d	1	0.19mi
5538 P G a Blvd #5013 Orlando, FL	1.0	1.0	768	$1,150	$1.50	12d	1	0.22mi
5526 Pga Blvd Apt 4932 Orlando, FL	2.0	2.0	947	$1,425	$1.50	8d	1	0.25mi
5587 millenia park Blvd #202 Orlando, FL	2.0	2.0	1023	$2,220	$2.17	14d	1	0.27mi
5587 millenia park Blvd #409 Orlando, FL	2.0	2.0	1023	$2,380	$2.33	14d	1	0.27mi
5587 millenia park Blvd #510 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	20d	1	0.27mi
5587 millenia park Blvd #206 Orlando, FL	2.0	2.0	1023	$1,850	$1.81	14d	1	0.27mi
5587 millenia park Blvd Unit 403 Orlando, FL	1.0	1.0	750	$1,500	$2.00	16d	1	0.27mi
5587 millenia park Blvd Unit 504 Orlando, FL	2.0	2.0	1025	$1,645	$1.60	24d	1	0.27mi
5587 millenia park Blvd #111 Orlando, FL	1.0	1.5	825	$1,820	$2.21	14d	1	0.27mi
5587 millenia park Blvd #209 Orlando, FL	2.0	2.0	1023	$2,350	$2.30	14d	1	0.27mi
5587 millenia park Blvd Unit 424 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	2d	1	0.27mi
5587 millenia park Blvd Unit 415 Orlando, FL	1.0	1.5	825	$1,650	$2.00	18d	1	0.27mi
5587 millenia park Blvd #519 Orlando, FL	1.0	1.5	825	$1,950	$2.36	18d	1	0.27mi
5587 millenia park Blvd Unit 121 Orlando, FL	2.0	2.0	1023	$1,700	$1.66	22d	1	0.27mi

HOA detail condo

• Monthly dues: $364 · $4,368/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $100,000 Active 163 DOM
2. 2026-06-17
   days on market $100,000 Active 162 DOM
3. 2026-06-16
   days on market $100,000 Active 161 DOM
4. 2026-06-15
   days on market $100,000 Active 160 DOM
5. 2026-06-13
   days on market $100,000 Active 158 DOM
6. 2026-06-13
   pricedays on market $100,000 Active 157 DOM
7. 2026-06-09
   days on market $110,000 Active 154 DOM
8. 2026-06-08
   days on market $110,000 Active 153 DOM
9. 2026-06-07
   days on market $110,000 Active 152 DOM
10. 2026-06-04
    days on market $110,000 Active 149 DOM
11. 2026-06-03
    days on market $110,000 Active 148 DOM
12. 2026-06-02
    days on market $110,000 Active 147 DOM
13. 2026-06-02
    days on market $110,000 Active 146 DOM
14. 2026-05-31
    days on market $110,000 Active 145 DOM
15. 2026-05-12
    price $110,000
16. 2026-03-11
    price $120,000
17. 2026-01-06
    listed $135,000 Active
18. 2025-12-31
    historical
19. 2025-12-22
    status Active
20. 2025-11-17
    status Pending
21. 2025-09-23
    listed $135,000 Active
22. 2010-08-30
    soldstatus $22,500 72-char remark

    Show marketing remark (72 chars)

    1 bedroom 1 bath condo. All appliances are included. Easy access to I-4

23. 2010-05-28
    listed $29,900 72-char remark

    Show marketing remark (72 chars)

    1 bedroom 1 bath condo. All appliances are included. Easy access to I-4

ⓘ 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: $1,664 · $139/mo
• Projected year-2 tax: $1,664 · $139/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: $20,224
• − Mortgage interest: −$5,602
• − Property taxes: −$1,664
• − Insurance: −$500
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − HOA: −$4,368
• − Depreciation: −$2,909
• Taxable income: $1,945
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $2,685/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): 53,242
• Household income: $47,313
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 5337.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% Black 35% Two or more races 17% White 16% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 8% Estonian 1% Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 51% English-only · Spanish 33% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -89.65%
• Current HPI: 357.4828
• Rent YoY: ▼ -0.50%
• 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

+267.9% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2010-08-30 Sold (MLS) $22,500 Stellar MLS as Distributed by MLS Grid
• 2010-05-28 Listed $29,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2025): $1,664 · +9.8% YoY. Source: county tax records.