3725 Castle Pines Ln #4322 · Oak Ridge, FL 32839

$145,000

2 bd · 2.0 ba · 947 sqft · Condo public records · 15 Days on market

Built 2000 ↓ 36% since listing

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Why this score? — see what drove the C- 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 +18.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +5.7/10.0
• 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

AWESOME OPPORTUNITY FOR THIS TWO BEDROOM TWO BATH CONDO IN ESTABLISHED COMMUNITY CONVENIENT TO 1-4 AND THE CENTRAL FLORIDA ATTRACTIONS. CALL YOUR AGENT TODAY!!!

Key facts

• Private balcony
• Community pool
• Built 2000

Tags

• PRIVATE BALCONY
• OPEN-CONCEPT FLOOR PLAN
• EXCEPTIONAL ACCESSIBILITY

Property features AI

Finance

• Other: Condo fees listed as $0; No lease restrictions; Zoned P-D
• HOA & community: Community pool; HOA-managed; association fee includes pool; Pets allowed (maximum 50 lb)

Exterior

• Utilities: Public water; Public sewer; Cable available; Public utilities
• Home design: Condominium; Residential property; East-facing; Second-floor unit; Three-story building; Entry level: One
• Construction: Frame construction; Shingle roof; Slab foundation; Built as part of a multi-unit building (Building #43)
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% 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.
• 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 44% 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 $1k 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 15 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $145k implies a 249% gain — meaningful room to come down on a strong offer.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• 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: -14.6%
• Equity multiple: 0.50×
• Total profit: $-20,459
• Equity at exit: $21,620

10-year hold

• IRR: -13.6%
• Equity multiple: 0.34×
• Total profit: $-26,639
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$760
• Tax from tax record: −$171 /mo · $2,048/yr
• Insurance: −$60
• HOA est. from 1 same-building comp: −$269
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $126

Break-even live

Break-even rent $1,595

Max offer price $145,000

Occupancy floor 88%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5579 Pga Blvd Unit 524 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	23d	1	0.06mi
5550 Pga Blvd Orlando, FL	2.0	2.0	1062	$1,600	$1.51	3d	1	0.08mi
5538 P G a Blvd #5013 Orlando, FL	1.0	1.0	768	$1,150	$1.50	12d	1	0.11mi
3701 Castle Pines Ln Orlando, FL	2.0	2.0	1062	$1,395	$1.31	14d	1	0.13mi
5526 Pga Blvd Apt 4932 Orlando, FL	2.0	2.0	947	$1,425	$1.50	7d	1	0.14mi
5579 Millenia Park Blvd Unit 503 Orlando, FL	1.0	1.0	750	$1,800	$2.40	7d	1	0.14mi
5579 Millenia Park Blvd Unit 311 Orlando, FL	2.0	2.0	1085	$2,100	$1.94	14d	1	0.14mi
5579 Millenia Park Blvd Unit 322 1 Orlando, FL	2.0	2.0	1023	$1,770	$1.73	7d	1	0.14mi
5579 Millenia Park Blvd Unit 213 Orlando, FL	2.0	2.0	1085	$1,950	$1.80	23d	1	0.14mi
5579 Millenia Park Blvd Unit 105 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	23d	1	0.14mi
5579 Millenia Park Blvd Unit 507 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	20d	1	0.14mi
5579 Millenia Park Blvd Unit 219 Orlando, FL	1.0	1.0	750	$1,580	$2.11	23d	1	0.14mi
5579 Millenia Park Blvd Unit 209 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	17d	1	0.14mi
5579 Millenia Park Blvd Unit 322 Orlando, FL	2.0	2.0	1023	$1,770	$1.73	23d	1	0.14mi
5579 Millenia Park Blvd Unit 519 Orlando, FL	1.0	1.0	750	$1,545	$2.06	23d	1	0.14mi
5579 Millenia Park Blvd #521 Orlando, FL	2.0	2.0	1023	$2,000	$1.96	2d	1	0.14mi
5579 Millenia Park Blvd Unit 502 Orlando, FL	3.0	2.0	1020	$2,100	$2.06	23d	1	0.14mi
5579 Millenia Park Blvd Unit 511 Orlando, FL	2.0	2.0	1023	$2,050	$2.00	23d	1	0.14mi
5579 Millenia Park Blvd Unit 103 Orlando, FL	1.0	1.0	750	$1,600	$2.13	23d	1	0.14mi
5579 Millenia Park Blvd Unit 421 Orlando, FL	2.0	2.0	1023	$1,825	$1.78	23d	1	0.14mi
5579 Millenia Park Blvd Unit 423 Orlando, FL	2.0	2.0	1023	$2,100	$2.05	10d	1	0.14mi
5579 Millenia Park Blvd Unit 502 Orlando, FL	3.0	2.0	1020	$2,100	$2.06	4d	1	0.14mi
5579 Millenia Park Blvd Unit 424 Orlando, FL	2.0	2.0	1023	$1,700	$1.66	7d	1	0.14mi
5579 Millenia Park Blvd Unit 303 Orlando, FL	1.0	1.0	750	$1,500	$2.00	16d	1	0.14mi
5579 Millenia Park Blvd Unit 505 Orlando, FL	2.0	2.0	1023	$1,850	$1.81	23d	1	0.14mi
5579 Millenia Park Blvd Unit 310 Orlando, FL	2.0	2.0	1085	$2,100	$1.94	7d	1	0.14mi
5579 Millenia Park Blvd #216 Orlando, FL	2.0	2.0	1023	$1,780	$1.74	21d	1	0.14mi
5579 Millenia Park Blvd #205 Orlando, FL	2.0	2.0	1023	$1,945	$1.90	23d	1	0.14mi
5579 Millenia Park Blvd Unit 223 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	23d	1	0.14mi
5579 Millenia Park Blvd Unit 410 Orlando, FL	2.0	2.0	1023	$2,150	$2.10	23d	1	0.14mi
5592 Pga Blvd Unit 521 Orlando, FL	2.0	2.0	1023	$1,750	$1.71	23d	1	0.23mi
5592 Pga Blvd Unit 304 Orlando, FL	2.0	2.0	1023	$1,750	$1.71	4d	1	0.23mi
5587 millenia park Blvd #502 Orlando, FL	2.0	2.0	1023	$2,340	$2.29	14d	1	0.25mi
5587 millenia park Blvd Unit 524 Orlando, FL	3.0	2.0	1023	$1,700	$1.66	4d	1	0.25mi
5587 millenia park Blvd #409 Orlando, FL	2.0	2.0	1023	$2,380	$2.33	14d	1	0.25mi
5587 millenia park Blvd #510 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	20d	1	0.25mi
5587 millenia park Blvd Unit 424 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	1d	1	0.25mi
5587 millenia park Blvd Unit 415 Orlando, FL	1.0	1.5	825	$1,650	$2.00	17d	1	0.25mi
5587 millenia park Blvd Unit 403 Orlando, FL	1.0	1.0	750	$1,500	$2.00	16d	1	0.25mi
5587 millenia park Blvd Unit 504 Orlando, FL	2.0	2.0	1025	$1,645	$1.60	23d	1	0.25mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $145,000 Active 15 DOM
2. 2026-06-17
   days on market $145,000 Active 14 DOM
3. 2026-06-16
   days on market $145,000 Active 13 DOM
4. 2026-06-15
   days on market $145,000 Active 12 DOM
5. 2026-06-13
   days on market $145,000 Active 10 DOM
6. 2026-06-13
   days on market $145,000 Active 9 DOM
7. 2026-06-09
   days on market $145,000 Active 6 DOM
8. 2026-06-08
   days on market $145,000 Active 5 DOM
9. 2026-06-07
   days on market $145,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $145,000 Active 1 DOM

ⓘ 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: $2,048 · $171/mo
• Projected year-2 tax: $2,048 · $171/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: $21,052
• − Mortgage interest: −$8,122
• − Property taxes: −$2,048
• − Insurance: −$725
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − HOA: −$3,228
• − Depreciation: −$4,218
• Taxable loss: −$657
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,664/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

-36.0% since first listed

5 events — show timeline

• 2026-06-03 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2012-06-11 Sold (MLS) $41,600 Stellar MLS as Distributed by MLS Grid
• 2012-04-13 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2008-07-01 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-25 Sold (Public Records) $226,400 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,048 · +9.0% YoY. Source: county tax records.