2015 Erving Cir #201 · Ocoee, FL 34761

$155,000

2 bd · 1.0 ba · 921 sqft · Condo public records · 62 Days on market

Built 2001 $316/mo HOA · 17% 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 +18.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.9/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market. The buyers changed their mind on this transaction before inspections. Great location for this nice condo in a Gated community of Bordeaux. Pool, Fitness, Playground and next to West Oaks Mall! Convenient to hospital, 408, turnpike, restaurants, schools and theme parks. Bordeaux is a quite neighborhood offering a wonderful lifestyle with amazing amenities. Designer residences with oversized windows, balconies & patios frame picture-perfect views of the outdoor landscaping. Easy access to major thoroughfares & shopping, dining, entertainment. Come and see this good investment opportunity before it's gone! New microwave and new AC unit.

Key facts

• Open living spaces
• Walk-in closet
• Inside laundry room

Tags

• GATED BORDEAUX COMMUNITY
• OPEN LIVING SPACES
• BREAKFAST BAR
• CLOSET PANTRY
• WALK-IN CLOSET
• INSIDE LAUNDRY ROOM

Property features AI

Finance

• Other: Community amenities: Clubhouse, Community mailbox, Fitness center, Playground, Pool; Pets allowed with breed restrictions; Total monthly fees shown as $316; total annual fees $3,792
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee $316 (includes pool, maintenance structure, grounds maintenance, recreational facilities, trash, other); Association required; Association name listed

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Residential property; Faces west; 3-story building; Unit on 2nd floor; Entry level: One
• Construction: Shingle roof; Other construction materials; Slab foundation; Built as part of a multi-unit building (Building #5)
• Exterior features: Balcony; Storage

Interior

• Kitchen: Convection oven; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.6% in Ocoee — 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 66/100 on livability (#602 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: amenities F, commute F, health & safety F.
• 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 rising (+1.0%/yr); 351 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 62 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.04% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-18,672
• Equity at exit: $23,111

10-year hold

• IRR: -6.8%
• Equity multiple: 0.61×
• Total profit: $-16,994
• Equity at exit: $13,402

Cash invested: $43,400 (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 34761

• Home prices YoY: -28.3%
• Rents YoY: 1.0%
• Active inventory: 351
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$813
• Tax from tax record: −$114 /mo · $1,368/yr
• Insurance: −$65
• HOA: −$316
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $155

Break-even live

Break-even rent $1,655

Max offer price $155,000

Occupancy floor 87%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Erving Cir Ocoee, FL	2.0–3.0	2.0	1161	$1,700	$1.46	24d	2	0.01mi
1995 Erving Cir #307 Ocoee, FL	2.0	2.0	1109	$1,800	$1.62	11d	1	0.04mi
2025 Erving Cir Ocoee, FL	2.0	1.0–2.0	976	$1,725	$1.77	2d	2	0.04mi
2025 Erving Cir #207 Ocoee, FL	2.0	2.0	1031	$1,800	$1.75	22d	1	0.04mi
1101 Vintage Village Ln Ocoee, FL	2.0	2.0	1100	$1,725	$1.57	3d	2	0.15mi
1024 Vizcaya Lake Rd Ocoee, FL	1.0–2.0	1.0–2.0	776	$1,803	$2.32	2d	27	0.41mi
9426 Lake Lotta Cir Gotha, FL	2.0	2.5	1112	$1,975	$1.78	18d	1	0.52mi
204 Hawthorne Groves Blvd Orlando, FL	1.0–3.0	1.0–2.0	1126	$1,738	$1.54	2d	32	0.78mi
1275 Woodman Way Orlando, FL	2.0	2.0	891	$1,450	$1.63	7d	1	0.96mi
1109 Woodman Way Orlando, FL	3.0	2.0	1124	$1,750	$1.56	22d	1	0.98mi
8008 Balasands Blvd Orlando, FL	1.0–3.0	1.0–2.0	1091	$1,870	$1.71	1d	11	1.05mi
247 Grove St Orlando, FL	3.0	2.0	1113	$2,250	$2.02	24d	1	1.10mi
247 Grove St Orlando, FL	3.0	2.0	1113	$2,250	$2.02	2d	1	1.10mi
7376 Balboa Dr #7376 Orlando, FL	2.0	1.0	971	$1,500	$1.54	24d	1	1.35mi
7364 Balboa Dr #7364 Orlando, FL	2.0	1.0	971	$1,500	$1.54	24d	1	1.36mi
7320 Balboa Dr #7320 Orlando, FL	2.0	1.0	1000	$1,600	$1.60	24d	1	1.41mi
3100 Old Winter Garden Rd Ocoee, FL	1.0–3.0	1.0–2.0	885	$1,684	$1.90	2d	13	1.50mi
219 Ashbourne Dr Orlando, FL	3.0	2.0	1080	$2,205	$2.04	7d	1	1.50mi

HOA detail condo

• Monthly dues: $316 · $3,792/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-02
   statusdays on market $155,000 Pending 62 DOM
2. 2026-05-31
   days on market $155,000 Active 61 DOM
3. 2026-05-08
   status Active
4. 2026-03-20
   status Pending
5. 2026-03-01
   price $155,000
6. 2026-02-09
   listed $160,000 Active
7. 2021-08-12
   soldstatus $141,000
8. 2021-08-05
   soldstatus $141,000 Closed 674-char remark

   Show marketing remark (674 chars)

   Back on the market. The buyers changed their mind on this transaction before inspections. Great location for this nice condo in a Gated community of Bordeaux. Pool, Fitness, Playground and next to West Oaks Mall! Convenient to hospital, 408, turnpike, restaurants, schools and theme parks. Bordeaux is a quite neighborhood offering a wonderful lifestyle with amazing amenities. Designer residences with oversized windows, balconies & patios frame picture-perfect views of the outdoor landscaping. Easy access to major thoroughfares & shopping, dining, entertainment. Come and see this good investment opportunity before it's gone! New microwave and new AC unit.

9. 2021-06-08
   status Pending 674-char remark

   Show marketing remark (674 chars)

   Back on the market. The buyers changed their mind on this transaction before inspections. Great location for this nice condo in a Gated community of Bordeaux. Pool, Fitness, Playground and next to West Oaks Mall! Convenient to hospital, 408, turnpike, restaurants, schools and theme parks. Bordeaux is a quite neighborhood offering a wonderful lifestyle with amazing amenities. Designer residences with oversized windows, balconies & patios frame picture-perfect views of the outdoor landscaping. Easy access to major thoroughfares & shopping, dining, entertainment. Come and see this good investment opportunity before it's gone! New microwave and new AC unit.

10. 2021-05-25
    price $139,900 674-char remark

    Show marketing remark (674 chars)

    Back on the market. The buyers changed their mind on this transaction before inspections. Great location for this nice condo in a Gated community of Bordeaux. Pool, Fitness, Playground and next to West Oaks Mall! Convenient to hospital, 408, turnpike, restaurants, schools and theme parks. Bordeaux is a quite neighborhood offering a wonderful lifestyle with amazing amenities. Designer residences with oversized windows, balconies & patios frame picture-perfect views of the outdoor landscaping. Easy access to major thoroughfares & shopping, dining, entertainment. Come and see this good investment opportunity before it's gone! New microwave and new AC unit.

11. 2021-05-05
    status Active 674-char remark

    Show marketing remark (674 chars)

    Back on the market. The buyers changed their mind on this transaction before inspections. Great location for this nice condo in a Gated community of Bordeaux. Pool, Fitness, Playground and next to West Oaks Mall! Convenient to hospital, 408, turnpike, restaurants, schools and theme parks. Bordeaux is a quite neighborhood offering a wonderful lifestyle with amazing amenities. Designer residences with oversized windows, balconies & patios frame picture-perfect views of the outdoor landscaping. Easy access to major thoroughfares & shopping, dining, entertainment. Come and see this good investment opportunity before it's gone! New microwave and new AC unit.

12. 2021-04-30
    status Pending 674-char remark

    Show marketing remark (674 chars)

    Back on the market. The buyers changed their mind on this transaction before inspections. Great location for this nice condo in a Gated community of Bordeaux. Pool, Fitness, Playground and next to West Oaks Mall! Convenient to hospital, 408, turnpike, restaurants, schools and theme parks. Bordeaux is a quite neighborhood offering a wonderful lifestyle with amazing amenities. Designer residences with oversized windows, balconies & patios frame picture-perfect views of the outdoor landscaping. Easy access to major thoroughfares & shopping, dining, entertainment. Come and see this good investment opportunity before it's gone! New microwave and new AC unit.

13. 2021-04-24
    listed $145,000 Active 674-char remark

    Show marketing remark (674 chars)

    Back on the market. The buyers changed their mind on this transaction before inspections. Great location for this nice condo in a Gated community of Bordeaux. Pool, Fitness, Playground and next to West Oaks Mall! Convenient to hospital, 408, turnpike, restaurants, schools and theme parks. Bordeaux is a quite neighborhood offering a wonderful lifestyle with amazing amenities. Designer residences with oversized windows, balconies & patios frame picture-perfect views of the outdoor landscaping. Easy access to major thoroughfares & shopping, dining, entertainment. Come and see this good investment opportunity before it's gone! New microwave and new AC unit.

14. 2006-02-03
    soldstatus $135,000

ⓘ 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: $1,368 · $114/mo
• Projected year-2 tax: $1,368 · $114/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: $22,209
• − Mortgage interest: −$8,682
• − Property taxes: −$1,368
• − Insurance: −$775
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − HOA: −$3,792
• − Depreciation: −$4,509
• Taxable loss: −$471
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $1,969/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 — Ocoee

• Score: 66/100
• State rank: #602
• US rank: #11554

Category grades

Amenities F Commute F Cost of living B- Crime A- Employment A- Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocoee, FL
• County: Orange County · 1,471,359 people
• City population: 47,327
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 47,327
• Household income: $96,415
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1197.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 39% Hispanic / Latino 29% Black 19% Two or more races 13% Asian 5%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 2% German 2%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 19% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -114.83%
• Current HPI: 290.5598
• Rent YoY: ▲ 1.04%
• 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

+14.8% since first listed

12 events — show timeline

• 2026-05-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-12 Sold (Public Records) $141,000 Public Records
• 2021-08-05 Sold (MLS) $141,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-25 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2021-05-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-24 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-03 Sold (Public Records) $135,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,368 · +8.9% YoY. Source: county tax records.