3996 Crayrich Cir Unit C5 · Orlando, FL 32839

$55,000

1 bd · 2.0 ba · 762 sqft · Condo public records · 47 Days on market

Built 1974 $481/mo HOA · 38% 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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Investor special with excellent value-add potential. This two-story property offers a functional layout and private outdoor space, ready for a full renovation. The interior requires significant updates, making it an ideal opportunity for investors, contractors, or buyers looking to customize and build equity. The floor plan includes a main living area, designated kitchen space, and access to a private patio. Upstairs features the sleeping quarters, providing separation between living and private spaces. With the right improvements, this property has strong potential as a long-term rental, resale project, or primary residence. Located in an established

Key facts

• Convenient access
• Private patio
• Full renovation

Tags

• PRIVATE OUTDOOR SPACE
• FULL RENOVATION
• DESIGNATED KITCHEN SPACE
• PRIVATE PATIO
• ESTABLISHED COMMUNITY
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Association name: Daniel Colombo
• Financial info: Total annual fees: $5,772; Lease restrictions apply
• HOA & community: Monthly condo fee of $481 (includes pool, structure maintenance, grounds maintenance, management, sewer, trash, water); Association approval required; Pets allowed with breed restrictions; Community pool and sidewalks

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity available and connected; Water available and connected
• Home design: Residential condominium; Single-story unit (floor 1); Faces southeast
• Construction: Block and stucco construction; Built-up roof; Other roof material; Slab foundation
• Exterior features: Patio; Other exterior features; Other fencing; Paved road

Interior

• Kitchen: No appliances listed
• Bedrooms: 1 bedroom
• Flooring: Concrete floors
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floor plan; Walk-in closet(s)
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 (-0.5%/yr); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $380 of loan paydown is wiped out by about $2k 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 47 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $55k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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.
8. 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.
9. 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: 2.32% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 3.6

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: -5.8%
• Equity multiple: 0.80×
• Total profit: $-3,106
• Equity at exit: $8,201

10-year hold

• IRR: -5.4%
• Equity multiple: 0.74×
• Total profit: $-3,970
• Equity at exit: $4,755

Cash invested: $15,400 (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: 224
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$481
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $145

Break-even live

Break-even rent $1,090

Max offer price $55,000

Occupancy floor 84%

Sensitivity live

Price	-10% $183	-5% $164	+0% $145	+5% $126	+10% $107
Rent	-10% $44	-5% $95	+0% $145	+5% $195	+10% $245
Rate	-1.0pp $173	-0.5pp $159	base $145	+0.5pp $131	+1.0pp $116

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3977 Crayrich Cir Orlando, FL	1.0	1.0	762	$1,210	$1.59	8d	1	0.02mi
3914 Crayrich Cir Unit GE Orlando, FL	1.0	1.5	762	$1,200	$1.57	24d	1	0.02mi
3977 Crayrich Cir Unit C-1 Orlando, FL	1.0	1.5	762	$1,210	$1.59	11d	1	0.03mi
3960 Crayrich Cir Orlando, FL	1.0	2.0	762	$1,150	$1.51	24d	1	0.05mi
4010 Dolomite St Unit A6 Orlando, FL	1.0	1.5	762	$1,200	$1.57	15d	1	0.09mi
1835 Warringwood Dr Orlando, FL	2.0	1.5	762	$1,395	$1.83	22d	1	0.12mi
4028 Billingsgate Rd Orlando, FL	1.0	1.0	670	$1,200	$1.79	8d	1	0.15mi
4424 S Texas Ave Unit 204 Orlando, FL	2.0	2.0	900	$1,900	$2.11	11d	1	0.33mi
4424 S Texas Ave Unit 1-2051-205 Orlando, FL	2.0	2.0	900	$1,750	$1.94	3d	1	0.33mi
4255 Barwood Dr Orlando, FL	1.0–3.0	1.0–2.5	1071	$1,185	$1.11	5d	1	0.33mi
4405 S Texas Ave Orlando, FL	2.0	2.0	1100	$1,550	$1.41	24d	1	0.33mi
4308 Lakeway Dr Unit E Orlando, FL	1.0	1.0	642	$1,200	$1.87	24d	1	0.38mi
2636 Lemon Tree Ln #2636 Orlando, FL	1.0	1.0	642	$1,050	$1.64	24d	1	0.43mi
2622 Lemon Tree Ln Unit 6-K Orlando, FL	2.0	2.0	976	$1,200	$1.23	22d	1	0.43mi
2783 L B McLeod Rd Unit D Orlando, FL	2.0	1.5	992	$1,195	$1.20	24d	1	0.54mi
2789 L B McLeod Rd Unit 2789B Orlando, FL	1.0	1.0	780	$1,100	$1.41	22d	1	0.57mi
2787 L B McLeod Rd Unit D Orlando, FL	2.0	1.0	780	$1,300	$1.67	15d	1	0.58mi
2777 L B McLeod Rd Unit C Orlando, FL	2.0	1.5	922	$1,150	$1.25	15d	1	0.63mi
2777 L B McLeod Rd Unit 2777A Orlando, FL	2.0	1.5	992	$1,350	$1.36	4d	1	0.63mi
1717 Holden Ave Orlando, FL	1.0–3.0	1.0–2.5	980	$1,049	$1.07	3d	26	0.64mi
2775 L B McLeod Rd Unit B Orlando, FL	2.0	1.5	992	$1,300	$1.31	22d	1	0.65mi
3024 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,099	$1.04	24d	1	0.66mi
2201 Metropolitan Way Orlando, FL	2.0	2.0	874	$1,475	$1.69	4d	1	0.69mi
4733 S Texas Ave Unit 4733B Orlando, FL	2.0	2.0	976	$1,450	$1.49	22d	1	0.70mi
4725 S Texas Ave Apt C Orlando, FL	2.0	2.0	976	$1,249	$1.28	24d	1	0.70mi
5017 City St #1923 Orlando, FL	1.0	1.0	724	$1,500	$2.07	24d	1	0.70mi
4749 S Texas Ave Unit 4749C Orlando, FL	2.0	2.0	976	$1,450	$1.49	24d	1	0.70mi
5028 Park Central Dr #2131 Orlando, FL	1.0	1.0	605	$1,290	$2.13	4d	1	0.71mi
5028 Park Central Dr #2133 Orlando, FL	1.0	1.0	605	$1,350	$2.23	24d	1	0.71mi
4703 S Texas Ave Unit A Orlando, FL	1.0	1.0	756	$1,200	$1.59	24d	1	0.73mi
4711 S Texas Ave Unit 4711A Orlando, FL	2.0	2.0	976	$1,600	$1.64	24d	1	0.73mi
1440 Holden Ave Unit B12 Orlando, FL	2.0	2.0	970	$1,500	$1.55	24d	1	0.73mi
4791 S Texas Ave Orlando, FL	2.0	2.0	976	$1,300	$1.33	24d	1	0.73mi
4795 S Texas Ave Unit 4795A Orlando, FL	1.0	1.0	756	$1,200	$1.59	24d	1	0.74mi
4759 S Texas Ave Unit 4759C Orlando, FL	2.0	2.0	976	$1,450	$1.49	17d	1	0.74mi
4801 S Texas Ave Unit 4801D Orlando, FL	1.0	1.0	756	$1,200	$1.59	24d	1	0.74mi
4807 S Texas Ave Unit 4807D Orlando, FL	1.0	1.0	756	$1,349	$1.78	24d	1	0.74mi
4807 S Texas Ave Unit 4807C Orlando, FL	1.0	1.0	756	$1,599	$2.12	24d	1	0.74mi
4746 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	920	$1,146	$1.25	3d	40	0.75mi
4767 S Texas Ave Unit 4767B Orlando, FL	2.0	2.0	976	$1,450	$1.49	15d	1	0.76mi

HOA detail condo

• Monthly dues: $481 · $5,772/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-20
   status Pending
2. 2026-04-22
   price $55,000
3. 2026-04-10
   price $58,000
4. 2026-04-03
   listed $65,000 Active
5. 1991-09-01
   soldstatus $35,000
6. 1978-08-01
   soldstatus $14,800
7. 1975-06-01
   soldstatus $17,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,280
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − HOA: −$5,772
• − Depreciation: −$1,600
• Taxable income: $1,282
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $1,430/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

• County: Orange County · 1,471,359 people
• City population: 964,969
• 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

+207.3% since first listed

7 events — show timeline

• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $55,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $58,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 1991-09-01 Sold (Public Records) $35,000 Public Records
• 1978-08-01 Sold (Public Records) $14,800 Public Records
• 1975-06-01 Sold (Public Records) $17,900 Public Records