5325 Curry Ford Rd Unit D102 · Orlando, FL 32812

$124,975

2 bd · 1.0 ba · 896 sqft · Condo public records · 285 Days on market

Built 1968 $354/mo HOA · 24% 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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS! Beautiful Condominium in the Desirable location close to the Orlando International Airport! 2 Bedrooms and 1 Bath this FIRST FLOOR. Enter into an exceptionally large formal living room & dining area. The dining room overlooks the kitchen. Kitchen included, a refrigerator, a stove, and plenty of cabinet space. The master bedroom offers ample closet space and natural light. All balconies have garden views. The community has great amenities such as pools, dog walks, laundry facilities on-site, Basketball Court, Picnic area. Lynx- bus-stop right on-site. If you prefer, you can walk to shops, restaurants, major highways. HOA fee includes water, pest control, and trash.

Key facts

• Ample closet space
• Natural light
• Garden views

Tags

• FIRST FLOOR
• LARGE FORMAL LIVING ROOM
• DINING ROOM OVERLOOKS KITCHEN
• AMPLE CLOSET SPACE
• NATURAL LIGHT
• GARDEN VIEWS

Property features AI

Finance

• Other: Directions: I-4 to 408, exit Curry Ford Rd, left onto Curry Ford; Grove Park is on the left
• Financial info: Total monthly fees $354; Total annual fees $4,248; Lease restrictions apply
• HOA & community: Monthly condo fee of $354; Association fee required with monthly billing; Association approval required; Association includes pool, building maintenance, grounds maintenance, pest control, and water; Community features: pool and sidewalks; Pets allowed (max 20 lbs)

Exterior

• Utilities: Public water; Public sewer; Water service available
• Home design: Residential condominium; Two-story building; Unit on first floor; Faces west
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building number 5325
• Exterior features: Private mailbox; Sidewalk; Sliding doors

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combined
• Laundry & utility: Laundry located outside unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-32 ($-379/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (4.5% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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); Roberto Clemente Middle (math 31% / reading 36%, grade F, #428 of 571 statewide, top 76%, 951 students, 63% 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 56% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 217 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).

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 285 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $125k implies a 310% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $109,978 (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 285 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.19% ✓
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 7.0

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: -22.7%
• Equity multiple: 0.25×
• Total profit: $-26,393
• Equity at exit: $18,634

10-year hold

• IRR: -34.8%
• Equity multiple: -0.19×
• Total profit: $-41,480
• Equity at exit: $10,806

Cash invested: $34,993 (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 32812

• Rents YoY: -2.0%
• Active inventory: 217
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$655
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$52
• HOA: −$354
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-32

Break-even live

Break-even rent $1,528

Max offer price $119,389

Occupancy floor 97%

Sensitivity live

Price	-10% $39	-5% $4	+0% $-32	+5% $-67	+10% $-102
Rent	-10% $-149	-5% $-90	+0% $-32	+5% $27	+10% $86
Rate	-1.0pp $31	-0.5pp $0	base $-32	+0.5pp $-64	+1.0pp $-97

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: $31,244
• Closing costs: $3,749
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5325 Curry Ford Rd Unit H101 Orlando, FL	1.0	1.0	777	$1,199	$1.54	25d	1	0.08mi
5234 Curry Ford Rd #412 Orlando, FL	2.0	1.0	984	$1,200	$1.22	25d	1	0.27mi
5230 Curry Ford Rd Orlando, FL	2.0	1.0	984	$1,250	$1.27	6d	1	0.27mi
5317 Curry Ford Rd Orlando, FL	1.0–2.0	1.0	661	$1,300	$1.97	4d	3	0.31mi
5113 Curry Ford Rd Unit 3 Orlando, FL	1.0	1.0	588	$1,195	$2.03	25d	1	0.35mi
1997 Dixie Belle Dr Unit D Orlando, FL	3.0	2.0	993	$1,750	$1.76	19d	1	0.37mi
5101 Curry Ford Rd Unit 4 Orlando, FL	1.0	1.0	588	$1,045	$1.78	6d	1	0.38mi
5101 Curry Ford Rd Unit 4 Orlando, FL	1.0	1.0	588	$1,045	$1.78	0d	1	0.38mi
5301 White Cliff Ln Unit 1004 Orlando, FL	2.0	2.0	1071	$1,800	$1.68	16d	1	0.38mi
1448 Adriel Ln Orlando, FL	1.0–2.0	1.0–2.0	712	$1,550	$2.18	23d	1	0.42mi
2007 Dixie Belle Dr Apt T Orlando, FL	1.0	1.5	830	$1,300	$1.57	0d	1	0.43mi
2007 Dixie Belle Dr Unit 2007D Orlando, FL	2.0	1.5	830	$1,400	$1.69	19d	1	0.44mi
2013 Dixie Belle Dr Unit 2013B Orlando, FL	2.0	2.0	993	$1,700	$1.71	6d	1	0.47mi
2013 Dixie Belle Dr Orlando, FL	2.0–3.0	2.0	993	$1,700	$1.71	4d	2	0.47mi
2025 Dixie Belle Dr Orlando, FL	3.0	2.0	993	$1,500	$1.51	9d	1	0.49mi
5835 La Costa Dr #104 Orlando, FL	2.0	2.0	1115	$1,600	$1.43	25d	1	0.52mi
2019 Dixie Belle Dr Unit G Orlando, FL	3.0	2.0	993	$1,595	$1.61	25d	1	0.53mi
2065 Dixie Belle Dr Apt N Orlando, FL	2.0	2.0	993	$1,695	$1.71	25d	1	0.55mi
2031 Dixie Belle Dr Unit 2031L Orlando, FL	1.0	1.5	830	$1,550	$1.87	6d	1	0.56mi
1228 Virginian Dr Orlando, FL	1.0	1.0	865	$850	$0.98	18d	1	0.56mi
4895 E Wind St Unit 2 Orlando, FL	2.0	1.0	1000	$1,499	$1.50	18d	1	0.57mi
4895 E Wind St Unit 2 Orlando, FL	2.0	1.0	1000	$1,499	$1.50	0d	1	0.57mi
2053 Dixie Belle Dr Orlando, FL	3.0	2.0	993	$1,550	$1.56	14d	1	0.62mi
2053 Dixie Belle Dr Unit 2053J Orlando, FL	3.0	2.0	993	$1,550	$1.56	25d	1	0.62mi
5801 Shenandoah Way Orlando, FL	1.0–3.0	1.0–2.0	999	$1,385	$1.39	0d	3	0.70mi
5762 Folkstone Ln Orlando, FL	1.0–3.0	1.0–2.0	1081	$1,967	$1.82	0d	16	0.78mi
1303 Candlewyck Dr Orlando, FL	2.0	1.0	904	$1,500	$1.66	25d	1	0.84mi
4900 Dover Cir Unit 4906 Orlando, FL	1.0	1.0	583	$1,250	$2.14	9d	1	0.84mi
5550 E Michigan St Orlando, FL	1.0–2.0	1.0–2.0	950	$1,600	$1.68	0d	3	0.85mi
5550 E Michigan St Orlando, FL	2.0	2.0	1027	$1,598	$1.56	16d	2	0.85mi
5550 E Michigan St Orlando, FL	1.0–2.0	1.0–2.0	913	$1,600	$1.75	21d	3	0.85mi
5452 E Michigan St Unit 5452-1 Orlando, FL	2.0	2.0	1103	$1,800	$1.63	23d	1	0.86mi
5707 Beau Barton Pl Orlando, FL	1.0	1.0	525	$1,314	$2.50	5d	6	0.86mi
5408 E Michigan St Orlando, FL	1.0	1.0	851	$1,388	$1.63	25d	2	0.87mi
4401 Lenmore St #3 Orlando, FL	2.0	1.0	620	$2,100	$3.39	25d	1	0.87mi
5914 Mausser Dr Orlando, FL	1.0–4.0	1.0–2.5	1052	$1,771	$1.68	0d	14	0.88mi
5520 Lake Underhill Rd Unit 203 Orlando, FL	3.0	2.0	1050	$1,695	$1.61	23d	1	0.89mi
5520 Lake Underhill Rd Unit 105 Orlando, FL	3.0	2.0	1050	$1,795	$1.71	25d	1	0.89mi
5436 E Michigan St Orlando, FL	2.0	2.0	1114	$1,775	$1.59	18d	2	0.92mi
2948 S Semoran Blvd #1202 Orlando, FL	1.0	1.0	925	$900	$0.97	25d	1	0.93mi

HOA detail condo

• Monthly dues: $354 · $4,248/yr
• Likely covers: watertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $124,975 Active 285 DOM
2. 2026-06-18
   days on market $124,975 Active 282 DOM
3. 2026-06-17
   days on market $124,975 Active 281 DOM
4. 2026-06-16
   days on market $124,975 Active 280 DOM
5. 2026-06-15
   days on market $124,975 Active 279 DOM
6. 2026-06-13
   days on market $124,975 Active 277 DOM
7. 2026-06-13
   days on market $124,975 Active 276 DOM
8. 2026-06-09
   days on market $124,975 Active 273 DOM
9. 2026-06-08
   pricedays on market $124,975 Active 272 DOM
10. 2026-06-07
    days on market $129,975 Active 271 DOM
11. 2026-06-04
    days on market $129,975 Active 268 DOM
12. 2026-06-03
    days on market $129,975 Active 267 DOM
13. 2026-06-02
    days on market $129,975 Active 266 DOM
14. 2026-06-02
    days on market $129,975 Active 265 DOM
15. 2026-05-31
    days on market $129,975 Active 264 DOM
16. 2026-02-04
    price $129,975
17. 2025-09-09
    listed $149,975 Active
18. 2016-03-16
    soldstatus $30,500
19. 2012-06-20
    soldstatus $1,532,000

ⓘ 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: $1,749 · $146/mo
• Projected year-2 tax: $1,749 · $146/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: $17,857
• − Mortgage interest: −$7,001
• − Property taxes: −$1,749
• − Insurance: −$625
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − HOA: −$4,248
• − Depreciation: −$3,636
• Taxable loss: −$2,258
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $163/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): 34,686
• Household income: $73,149
• Rent vs Own: 39.5% rent · 60.5% own
• Severe rent burden: 1653.0

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 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 34% Two or more races 18% Black 8% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 18% Cuban 3% Dominican 2%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 28% Chinese 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: ▼ -202.16%
• Current HPI: 352.6841
• Rent YoY: ▼ -2.00%
• 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

-91.5% since first listed

4 events — show timeline

• 2026-02-04 Price Changed $129,975 Stellar MLS as Distributed by MLS Grid
• 2025-09-09 Listed $149,975 Stellar MLS as Distributed by MLS Grid
• 2016-03-16 Sold (Public Records) $30,500 Public Records
• 2012-06-20 Sold (Public Records) $1,532,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,749 · +9.1% YoY. Source: county tax records.