5325 Curry Ford Rd Unit D102

Orlando, FL 32812

$124,975D

2 bd · 1.0 ba · 896 sqft · Built 1968 · Condo · Active · 285 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,488/mo
• Mortgage (P&I): −$655
• Tax + insurance: −$198
• HOA: −$354
• Vac / Maint / Mgmt: −$312
• Net cashflow: $-32/mo
• Annual: $-379/yr
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• 1% rule: 1.19%
• Cash to close: $34,993

Investor read

• This is a 2-bed/1.0-bath condo listed at $125k.
• 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).
• It's been on market 285 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• 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.
• 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.
• Watch-outs: HOA is 24% of rent.
• 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 19d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Current owner paid $30k; list at $125k implies a 310% gain — meaningful room to come down on a strong offer.
• 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.

Questions for listing agent

• 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?
• 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?
• Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?