525 Conway Rd #29 · Orlando, FL 32807

$125,000

2 bd · 2.0 ba · 920 sqft · Condo public records · 109 Days on market

Built 1968 $489/mo HOA · 30% 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 +8.7/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. * One or more photo(s) has been virtually staged. Resort-style amenities, major system updates, and rare RV/boat parking come together in this well-maintained home at Villas of Orlando Condos—offering a low-maintenance lifestyle with features that genuinely add long-term value. The community is designed for easy living, with three pools available to residents and Spectrum cable included in the HOA, helping keep monthly expenses predictable. An especially rare perk is the free boat parking, a standout amenity that adds flexibility and sets this community apart. Inside, the home is truly move-in ready, with big-ticket updates already handled. A ne

Key facts

• New a c system
• Front patio
• Rv boat parking

Tags

• RV BOAT PARKING
• THREE POOLS
• NEW A C SYSTEM
• WATER HEATER REPLACED
• FRONT PATIO
• ACCESS TO DOWNTOWN ORLANDO

Property features AI

Finance

• Other: Unit is unfurnished
• Financial info: Total monthly fees: $489.80; Total annual fees: $5,877.60; Lease restrictions apply
• HOA & community: Monthly HOA $489.80 (includes cable TV); association approval required; Association: Sentry Management - Robert Neyor; Community clubhouse, park, pool, tennis courts, deed restrictions; Pets allowed with breed restrictions

Exterior

• Utilities: Public water; Public sewer; Cable available and connected; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; One story; Faces east; Entry on floor 1
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of building number 29
• Exterior features: Sidewalk; Near public transit; Paved; Asphalt road surface

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Living room/dining room combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (14.9% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $106k (14.9% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Dover Shores Elementary (math 47% / reading 47%, grade D-, #1,191 of 2,144 statewide, top 57%, 394 students, 61% FRL); William R Boone High (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,780 students, 44% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 33% of the median local income ($60k/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 $864 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 109 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $125k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,433 (14.9% 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 109 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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: 1.30% ✓
• Cap rate: 5.28%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-27,254
• Equity at exit: $18,638

10-year hold

• IRR: -17.8%
• Equity multiple: 0.04×
• Total profit: $-33,593
• Equity at exit: $10,808

Cash invested: $35,000 (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 32807

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 172
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$656
• Tax from tax record: −$193 /mo · $2,311/yr
• Insurance: −$52
• HOA: −$489
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-105

Break-even live

Break-even rent $1,758

Max offer price $106,433

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-70	+0% $-105	+5% $-140	+10% $-176
Rent	-10% $-234	-5% $-169	+0% $-105	+5% $-41	+10% $23
Rate	-1.0pp $-42	-0.5pp $-73	base $-105	+0.5pp $-137	+1.0pp $-170

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 Conway Rd Orlando, FL	1.0–2.0	1.0–2.0	748	$1,550	$2.07	5d	4	0.08mi
525 Conway Rd Orlando, FL	2.0	1.5–2.0	920	$1,450	$1.58	14d	3	0.08mi
525 Conway Rd Orlando, FL	2.0	1.0–1.5	942	$1,538	$1.63	24d	3	0.08mi
720 Conway Rd Orlando, FL	2.0	1.0–2.0	995	$2,037	$2.05	2d	13	0.14mi
4004 Lake Underhill Rd Orlando, FL	1.0–3.0	1.0–2.0	891	$1,948	$2.18	2d	15	0.27mi
4900 Dover Cir Unit 4906 Orlando, FL	1.0	1.0	583	$1,250	$2.14	8d	1	0.33mi
4401 Lenmore St #3 Orlando, FL	2.0	1.0	620	$2,100	$3.39	24d	1	0.47mi
1245 Catalpa Ln Unit 4 Orlando, FL	1.0	1.0	600	$2,100	$3.50	21d	1	0.80mi
1448 Adriel Ln Orlando, FL	1.0–2.0	1.0–2.0	712	$1,550	$2.18	22d	1	0.85mi
5113 Curry Ford Rd Unit 3 Orlando, FL	1.0	1.0	588	$1,195	$2.03	24d	1	0.87mi
5101 Curry Ford Rd Unit 4 Orlando, FL	1.0	1.0	588	$1,045	$1.78	5d	1	0.91mi
4895 E Wind St Unit 2 Orlando, FL	2.0	1.0	1000	$1,499	$1.50	17d	1	0.92mi
1637 Watauga Ave Orlando, FL	2.0	2.0	951	$1,432	$1.51	8d	2	1.00mi
3700 Curry Ford Rd Orlando, FL	3.0	1.0–2.0	830	$1,710	$2.06	2d	29	1.00mi
5520 Lake Underhill Rd Unit 105 Orlando, FL	3.0	2.0	1050	$1,795	$1.71	24d	1	1.02mi
5520 Lake Underhill Rd Unit 203 Orlando, FL	3.0	2.0	1050	$1,695	$1.61	22d	1	1.02mi
5234 Curry Ford Rd #412 Orlando, FL	2.0	1.0	984	$1,200	$1.22	24d	1	1.05mi
5230 Curry Ford Rd Orlando, FL	2.0	1.0	984	$1,250	$1.27	5d	1	1.05mi
3109 E Jefferson St Orlando, FL	3.0	2.0	995	$2,080	$2.09	24d	1	1.08mi
3100 E Jefferson St Orlando, FL	2.0	1.0	775	$1,650	$2.13	24d	1	1.08mi
5325 Curry Ford Rd Unit H101 Orlando, FL	1.0	1.0	777	$1,199	$1.54	24d	1	1.09mi
3373 Coe Ave Orlando, FL	1.0	1.0	720	$1,699	$2.36	24d	1	1.12mi
1935 Conway Rd Unit O5 Orlando, FL	1.0	1.0	695	$1,250	$1.80	21d	1	1.14mi
16 S Primrose Dr Orlando, FL	2.0	1.0	780	$2,000	$2.56	24d	1	1.16mi
1928 Conway Rd #1 Orlando, FL	1.0	1.0	825	$1,500	$1.82	5d	1	1.19mi
1948 Conway Rd #6 Orlando, FL	2.0	2.0	1100	$1,395	$1.27	24d	1	1.20mi
5707 Beau Barton Pl Orlando, FL	1.0	1.0	525	$1,314	$2.50	3d	6	1.20mi
30 N Primrose Dr Orlando, FL	1.0	1.0	580	$1,300	$2.24	21d	1	1.21mi
2100 Conway Rd Orlando, FL	1.0–3.0	1.0–2.0	1022	$2,326	$2.28	3d	20	1.23mi
3612 Surrey Dr Orlando, FL	3.0	1.5	1040	$2,200	$2.12	5d	1	1.25mi
2320 S Conway Rd Orlando, FL	3.0	1.0–2.0	760	$1,703	$2.24	3d	23	1.27mi
718 Buckminster Cir Orlando, FL	2.0	1.0	1072	$1,895	$1.77	4d	1	1.27mi
1638 S Crystal Lake Dr Orlando, FL	2.0	1.0	655	$1,750	$2.67	5d	1	1.28mi
2001 Conway Gardens Rd Orlando, FL	3.0	1.0	1040	$2,375	$2.28	24d	1	1.28mi
5301 White Cliff Ln Unit 1004 Orlando, FL	2.0	2.0	1071	$1,800	$1.68	15d	1	1.29mi
5317 Curry Ford Rd Orlando, FL	1.0–2.0	1.0	661	$1,300	$1.97	2d	3	1.35mi
5801 Shenandoah Way Orlando, FL	1.0–3.0	1.0–2.0	999	$1,450	$1.45	15d	3	1.35mi
2505 E Central Blvd Orlando, FL	1.0	1.0	537	$1,199	$2.23	15d	1	1.35mi
2507 E Central Blvd #21 Orlando, FL	1.0	1.0	537	$1,575	$2.93	24d	1	1.35mi
5835 La Costa Dr #104 Orlando, FL	2.0	2.0	1115	$1,600	$1.43	24d	1	1.37mi

HOA detail condo

• Monthly dues: $489 · $5,868/yr
• Likely covers: cablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-04-28
   price $125,000
2. 2026-04-28
   status Active
3. 2026-04-24
   status Pending
4. 2026-03-24
   price $129,900
5. 2026-02-05
   listed $145,000 Active
6. 2016-09-13
   soldstatus $56,000
7. 2015-01-29
   soldstatus $41,000
8. 1997-12-05
   soldstatus $41,000

ⓘ 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: $2,311 · $193/mo
• Projected year-2 tax: $2,311 · $193/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 ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,505
• − Mortgage interest: −$7,002
• − Property taxes: −$2,311
• − Insurance: −$625
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − HOA: −$5,868
• − Depreciation: −$3,636
• Taxable loss: −$3,058
• Est. tax savings @ 24.0%: +$734
• After-tax cash flow: $-527/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): 34,456
• Household income: $59,971
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1566.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 25% Two or more races 24% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 28% Cuban 7% Dominican 5%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 52% Vietnamese 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: ▼ -97.72%
• Current HPI: 388.4089
• Rent YoY: ▲ 2.60%
• 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

+204.9% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-13 Sold (Public Records) $56,000 Public Records
• 2015-01-29 Sold (Public Records) $41,000 Public Records
• 1997-12-05 Sold (Public Records) $41,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,311 · +9.4% YoY. Source: county tax records.