1905 Caralee Blvd #2 · Orlando, FL 32822

$89,000

1 bd · 1.0 ba · 638 sqft · Condo public records · 107 Days on market

Built 1973 $325/mo HOA · 25% of rent

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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 +17.9/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity. Located in the middle of the hustle and bustle close to downtown and the airport with tons of walkable restaurants, shopping and entertainment. Comfy 1 bed 1 bath unit with new kitchen and shower, luxury vinyl floors and fresh paint. Priced to sell.

Key facts

• New kitchen
• Fresh paint
• Luxury vinyl floors

Tags

• INVESTMENT OPPORTUNITY
• WALKABLE RESTAURANTS
• NEW KITCHEN
• LUXURY VINYL FLOORS
• FRESH PAINT

Property features AI

Finance

• Other: Condominium property (Residential); Zoned R-3B/AN
• HOA & community: HOA required; $325 monthly; Association approval required; Pets allowed (max 100 lbs)

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Condominium; Single-story; Faces south; Unit on 1st floor
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built as part of building 1905/2
• Exterior features: Sidewalk; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen and family room combined; Living room and dining room combined
• Laundry & utility: Shared (common area) laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $75 ($896/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Chickasaw Elementary (math 32% / reading 45%, grade F, #1,575 of 2,144 statewide, top 74%, 507 students, 74% FRL); Colonial High (math 16% / reading 33%, grade F, #505 of 667 statewide, top 79%, 3,442 students, 62% FRL).
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-17 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); 372 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $615 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 107 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6592% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $89k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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. 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: 1.46% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 5.7

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: -15.6%
• Equity multiple: 0.47×
• Total profit: $-13,246
• Equity at exit: $13,270

10-year hold

• IRR: -17.8%
• Equity multiple: 0.23×
• Total profit: $-19,197
• Equity at exit: $7,695

Cash invested: $24,920 (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: 372
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$467
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$37
• HOA: −$325
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $75

Break-even live

Break-even rent $1,204

Max offer price $89,000

Occupancy floor 89%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6203 Curry Ford Rd Orlando, FL	1.0–3.0	1.0–2.0	1011	$1,320	$1.30	14d	1	0.07mi
6110 Curry Ford Rd #117 Orlando, FL	1.0	1.0	742	$1,175	$1.58	24d	1	0.09mi
6118 Curry Ford Rd Orlando, FL	1.0	1.0	742	$1,175	$1.58	24d	1	0.12mi
2143 Raper Dairy Rd Orlando, FL	1.0	1.0	432	$1,319	$3.05	2d	8	0.15mi
2516 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,245	$1.83	7d	1	0.16mi
6122 Curry Ford Rd #241 Orlando, FL	1.0	1.0	742	$1,325	$1.79	24d	1	0.16mi
2556 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,350	$1.99	14d	1	0.19mi
2500 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,299	$1.91	4d	1	0.21mi
2568 Woodgate Blvd Orlando, FL	1.0–2.0	1.0–2.0	790	$1,300	$1.65	4d	1	0.22mi
5914 Mausser Dr Orlando, FL	1.0–4.0	1.0–2.5	1052	$1,534	$1.46	2d	13	0.25mi
5870 Sundown Cir Orlando, FL	1.0–2.0	1.0–2.0	840	$1,307	$1.56	2d	25	0.56mi
7100 Gateshead Cir Orlando, FL	1.0–3.0	1.0–2.0	900	$1,250	$1.39	2d	33	0.68mi
3211 S Semoran Blvd Orlando, FL	1.0–3.0	1.0–2.0	880	$1,099	$1.25	2d	12	0.76mi
5317 Curry Ford Rd Orlando, FL	1.0–2.0	1.0	661	$1,199	$1.81	2d	3	0.81mi
5560 Curry Ford Rd Orlando, FL	—	1.0	475	$1,150	$2.42	22d	1	0.85mi
5801 Shenandoah Way Orlando, FL	1.0–3.0	1.0–2.0	999	$1,100	$1.10	14d	3	0.99mi
3282 S Semoran Blvd #24 Orlando, FL	1.0	1.0	629	$1,295	$2.06	3d	1	1.02mi
3312 S Semoran Blvd Orlando, FL	3.0	1.0–2.0	820	$1,419	$1.73	3d	15	1.08mi
5757 5 Flags Blvd Orlando, FL	1.0–2.0	1.0–2.0	660	$1,049	$1.59	10d	9	1.18mi
502 Engel Dr Unit 2 Orlando, FL	1.0	1.0	400	$1,550	$3.88	24d	1	1.22mi
502 Engel Dr Unit 3 Orlando, FL	1.0	1.0	500	$1,750	$3.50	24d	1	1.22mi
5707 Beau Barton Pl Orlando, FL	1.0	1.0	525	$1,314	$2.50	3d	6	1.33mi
5300 Lake Margaret Dr Orlando, FL	2.0	1.0–2.0	729	$1,480	$2.03	3d	38	1.39mi
5101 Curry Ford Rd Unit 4 Orlando, FL	1.0	1.0	588	$1,045	$1.78	4d	1	1.43mi
5113 Curry Ford Rd Unit 3 Orlando, FL	1.0	1.0	588	$1,195	$2.03	24d	1	1.43mi
1448 Adriel Ln Orlando, FL	1.0–2.0	1.0–2.0	712	$1,275	$1.79	22d	1	1.49mi
6635 Breeze Way Orlando, FL	1.0–2.0	1.0–2.0	855	$1,350	$1.58	4d	1	1.49mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-07
   statusdays on market $89,000 Pending 107 DOM
2. 2026-06-04
   days on market $89,000 Active 105 DOM
3. 2026-06-03
   days on market $89,000 Active 104 DOM
4. 2026-06-02
   days on market $89,000 Active 103 DOM
5. 2026-06-02
   days on market $89,000 Active 102 DOM
6. 2026-05-31
   days on market $89,000 Active 101 DOM
7. 2026-05-22
   price $1,095
8. 2026-05-16
   price $1,195
9. 2026-04-30
   listed $1,330
10. 2026-04-20
    price $95,000
11. 2026-04-06
    price $98,900
12. 2026-03-21
    price $107,900
13. 2026-02-19
    listed $112,900 Active
14. 2015-12-07
    soldstatus $45,000
15. 2015-11-18
    soldstatus $30,000
16. 2015-07-08
    soldstatus $30,500
17. 2001-04-02
    soldstatus $20,000

ⓘ 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: $1,464 · $122/mo
• Projected year-2 tax: $1,464 · $122/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: $15,577
• − Mortgage interest: −$4,985
• − Property taxes: −$1,464
• − Insurance: −$445
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − HOA: −$3,900
• − Depreciation: −$2,589
• Taxable loss: −$299
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $967/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

-94.5% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $1,095 APPFOLIO
• 2026-05-16 Price Changed $1,195 APPFOLIO
• 2026-04-30 Listed for Rent $1,330 APPFOLIO
• 2026-04-20 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $98,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $107,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $112,900 Stellar MLS as Distributed by MLS Grid
• 2015-12-07 Sold (Public Records) $45,000 Public Records
• 2015-11-18 Sold (Public Records) $30,000 Public Records
• 2015-07-08 Sold (Public Records) $30,500 Public Records
• 2001-04-02 Sold (Public Records) $20,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,464 · +13.4% YoY. Source: county tax records.