2516 Woodgate Blvd #205 · Orlando, FL 32822

$117,000

1 bd · 1.0 ba · 680 sqft · Condo public records · 359 Days on market

Built 1987 $351/mo HOA · 27% 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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This condo is a definite must see at Dockside. Beautiful and well-maintained 1/1 bedroom condo. Open floor plan with high celling, natural light and water views. This community features a large community pool, fitness room, tennis courts and well maintained common areas. Great location with access to major highways, downtown Orlando, Waterford Lakes and Orlando International Airport. This community has a pool, fitness room, tennis courts and clubhouse. Maintenance fee includes water, sewer, amenities, roof and structure, and lawn care. This is a great investment property! Come visit this well-maintained, customized 1/1 lakeview condo! The open concept and bright, natural light create a light and airy atmosphere in this home. The living room is large and overlooks an amazing view of the lake.

Key facts

• Gated community
• New front door
• New tile in hallway

Tags

• GATED COMMUNITY
• NEW FRONT DOOR
• UPGRADED LED LIGHTING
• NEW TILE IN HALLWAY
• WATER RESISTANT VINYL FLOORING
• NEW AC AND AIR HANDLER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $117k.

Deal economics

• At list price, monthly cash flow is $-50 ($-595/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (7.5% below list).
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: Ventura Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 596 students, 66% FRL); Colonial High (math 16% / reading 33%, grade F, #505 of 667 statewide, top 79%, 3,442 students, 62% FRL).
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-21 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 (-0.7%/yr); 378 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $809 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 359 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $23k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $102,960 (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 359 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 7.5

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: -23.8%
• Equity multiple: 0.21×
• Total profit: $-25,742
• Equity at exit: $17,445

10-year hold

• IRR: -36.8%
• Equity multiple: -0.23×
• Total profit: $-40,456
• Equity at exit: $10,116

Cash invested: $32,760 (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 32822

• Home prices YoY: -21.1%
• Rents YoY: -0.7%
• Active inventory: 378
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$614
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$49
• HOA: −$351
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-50

Break-even live

Break-even rent $1,363

Max offer price $108,243

Occupancy floor 99%

Sensitivity live

Price	-10% $17	-5% $-16	+0% $-50	+5% $-83	+10% $-116
Rent	-10% $-152	-5% $-101	+0% $-50	+5% $2	+10% $53
Rate	-1.0pp $9	-0.5pp $-20	base $-50	+0.5pp $-80	+1.0pp $-111

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2516 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,245	$1.83	9d	1	0.01mi
2556 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,350	$1.99	15d	1	0.04mi
2568 Woodgate Blvd Orlando, FL	1.0–2.0	1.0–2.0	790	$1,300	$1.65	5d	1	0.08mi
6122 Curry Ford Rd #241 Orlando, FL	1.0	1.0	742	$1,325	$1.79	25d	1	0.09mi
2500 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,299	$1.91	5d	1	0.10mi
6118 Curry Ford Rd Orlando, FL	1.0	1.0	742	$1,175	$1.58	25d	1	0.10mi
6110 Curry Ford Rd #117 Orlando, FL	1.0	1.0	742	$1,175	$1.58	25d	1	0.12mi
6203 Curry Ford Rd Orlando, FL	1.0–3.0	1.0–2.0	1011	$1,320	$1.30	15d	1	0.16mi
2143 Raper Dairy Rd Orlando, FL	1.0	1.0	432	$1,319	$3.05	3d	8	0.17mi
5914 Mausser Dr Orlando, FL	1.0–4.0	1.0–2.5	1052	$1,534	$1.46	3d	13	0.35mi
5870 Sundown Cir Orlando, FL	1.0–2.0	1.0–2.0	840	$1,307	$1.56	3d	25	0.55mi
7100 Gateshead Cir Orlando, FL	1.0–3.0	1.0–2.0	900	$1,250	$1.39	3d	33	0.65mi
3211 S Semoran Blvd Orlando, FL	1.0–3.0	1.0–2.0	880	$1,099	$1.25	3d	12	0.71mi
5317 Curry Ford Rd Orlando, FL	1.0–2.0	1.0	661	$1,199	$1.81	3d	3	0.92mi
5560 Curry Ford Rd Orlando, FL	—	1.0	475	$1,150	$2.42	23d	1	0.96mi
3282 S Semoran Blvd #24 Orlando, FL	1.0	1.0	629	$1,295	$2.06	4d	1	0.99mi
3312 S Semoran Blvd Orlando, FL	3.0	1.0–2.0	820	$1,419	$1.73	4d	15	1.03mi
5757 5 Flags Blvd Orlando, FL	1.0–2.0	1.0–2.0	660	$1,049	$1.59	11d	9	1.09mi
5801 Shenandoah Way Orlando, FL	1.0–3.0	1.0–2.0	999	$1,100	$1.10	15d	3	1.14mi
5300 Lake Margaret Dr Orlando, FL	2.0	1.0–2.0	729	$1,480	$2.03	4d	38	1.35mi
502 Engel Dr Unit 3 Orlando, FL	1.0	1.0	500	$1,750	$3.50	25d	1	1.36mi
502 Engel Dr Unit 2 Orlando, FL	1.0	1.0	400	$1,550	$3.88	25d	1	1.36mi
4572 Commander Dr Orlando, FL	1.0	1.0	735	$1,212	$1.65	3d	1	1.44mi
4225 Thornbriar Ln Orlando, FL	1.0	1.0	580	$1,274	$2.20	3d	2	1.45mi
4225 Thornbriar Ln Orlando, FL	1.0	1.0	580	$1,200	$2.07	25d	2	1.45mi
4560 Commander Dr Orlando, FL	1.0	1.0	735	$1,250	$1.70	25d	1	1.46mi
5540 Devonbriar Way Unit H104 Orlando, FL	1.0	1.0	660	$1,195	$1.81	23d	1	1.48mi
5540 Devonbriar Way Unit H104 Orlando, FL	1.0	1.0	660	$1,195	$1.81	16d	1	1.48mi
5707 Beau Barton Pl Orlando, FL	1.0	1.0	525	$1,314	$2.50	4d	6	1.48mi

HOA detail condo

• Monthly dues: $351 · $4,212/yr
• Likely covers: watersewerlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-04-27
   status Pending
2. 2026-04-03
   status Active
3. 2026-04-03
   price $117,000
4. 2026-04-01
   historical
5. 2025-09-18
   price $120,000
6. 2025-07-19
   price $130,000
7. 2025-06-06
   price $137,500
8. 2025-05-01
   listed $139,900 Active
9. 2019-04-02
   soldstatus $85,000
10. 2019-03-08
    soldstatus $85,000 Sold 802-char remark

    Show marketing remark (802 chars)

    This condo is a definite must see at Dockside. Beautiful and well-maintained 1/1 bedroom condo. Open floor plan with high celling, natural light and water views. This community features a large community pool, fitness room, tennis courts and well maintained common areas. Great location with access to major highways, downtown Orlando, Waterford Lakes and Orlando International Airport. This community has a pool, fitness room, tennis courts and clubhouse. Maintenance fee includes water, sewer, amenities, roof and structure, and lawn care. This is a great investment property! Come visit this well-maintained, customized 1/1 lakeview condo! The open concept and bright, natural light create a light and airy atmosphere in this home. The living room is large and overlooks an amazing view of the lake.

11. 2019-02-19
    status Pending 802-char remark

    Show marketing remark (802 chars)

    This condo is a definite must see at Dockside. Beautiful and well-maintained 1/1 bedroom condo. Open floor plan with high celling, natural light and water views. This community features a large community pool, fitness room, tennis courts and well maintained common areas. Great location with access to major highways, downtown Orlando, Waterford Lakes and Orlando International Airport. This community has a pool, fitness room, tennis courts and clubhouse. Maintenance fee includes water, sewer, amenities, roof and structure, and lawn care. This is a great investment property! Come visit this well-maintained, customized 1/1 lakeview condo! The open concept and bright, natural light create a light and airy atmosphere in this home. The living room is large and overlooks an amazing view of the lake.

12. 2019-02-18
    listed $85,000 Active 802-char remark

    Show marketing remark (802 chars)

    This condo is a definite must see at Dockside. Beautiful and well-maintained 1/1 bedroom condo. Open floor plan with high celling, natural light and water views. This community features a large community pool, fitness room, tennis courts and well maintained common areas. Great location with access to major highways, downtown Orlando, Waterford Lakes and Orlando International Airport. This community has a pool, fitness room, tennis courts and clubhouse. Maintenance fee includes water, sewer, amenities, roof and structure, and lawn care. This is a great investment property! Come visit this well-maintained, customized 1/1 lakeview condo! The open concept and bright, natural light create a light and airy atmosphere in this home. The living room is large and overlooks an amazing view of the lake.

13. 2014-05-30
    soldstatus $34,900 Sold 509-char remark

    Show marketing remark (509 chars)

    1 Bedroom, 1 Bath Second Floor Condo unit with great view of pond from Balcony. Perfect for first time homeowners, or investment. Large Great Room! Community features include Pool, Tennis Courts, Fitness Center, and Car Wash. Conveniently located just minutes to Downtown Orlando or the Orlando International Airport! ~ All information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify. And customize at your heart's desire. Show and sell today. BETTER HURRY!!!!

14. 2014-04-23
    status Pending 509-char remark

    Show marketing remark (509 chars)

    1 Bedroom, 1 Bath Second Floor Condo unit with great view of pond from Balcony. Perfect for first time homeowners, or investment. Large Great Room! Community features include Pool, Tennis Courts, Fitness Center, and Car Wash. Conveniently located just minutes to Downtown Orlando or the Orlando International Airport! ~ All information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify. And customize at your heart's desire. Show and sell today. BETTER HURRY!!!!

15. 2014-04-10
    listed $34,400 Active 509-char remark

    Show marketing remark (509 chars)

    1 Bedroom, 1 Bath Second Floor Condo unit with great view of pond from Balcony. Perfect for first time homeowners, or investment. Large Great Room! Community features include Pool, Tennis Courts, Fitness Center, and Car Wash. Conveniently located just minutes to Downtown Orlando or the Orlando International Airport! ~ All information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify. And customize at your heart's desire. Show and sell today. BETTER HURRY!!!!

16. 2000-10-24
    soldstatus $38,500
17. 1993-06-28
    soldstatus $61,900

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $971 · $81/mo
• Expected delta: +$211/yr (+$18/mo · 27.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,601
• − Mortgage interest: −$6,554
• − Property taxes: −$760
• − Insurance: −$585
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − HOA: −$4,212
• − Depreciation: −$3,404
• Taxable loss: −$2,410
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $-17/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): 67,081
• Household income: $56,540
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4246.0

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 Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 36% White 17% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 5% Dominican 5%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 36% English-only · Spanish 60% French/Haitian/Cajun 1% Arabic 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: ▼ -95.17%
• Current HPI: 355.5775
• Rent YoY: ▼ -0.68%
• 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

+89.0% since first listed

17 events — show timeline

• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $117,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-19 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-06 Price Changed $137,500 Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-02 Sold (Public Records) $85,000 Public Records
• 2019-03-08 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-02-18 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-30 Sold (MLS) $34,900 Stellar MLS as Distributed by MLS Grid
• 2014-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-04-10 Listed $34,400 Stellar MLS as Distributed by MLS Grid
• 2000-10-24 Sold (Public Records) $38,500 Public Records
• 1993-06-28 Sold (Public Records) $61,900 Public Records

Property tax history

+2.3%/yr

Latest (2025): $760 · +6.0% YoY. Source: county tax records.