5433 Lake Margaret Dr Unit E 195

Orlando, FL 32812

$165,000D

2 bd · 2.0 ba · 919 sqft · Built 1987 · Condo · Active · 253 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,579/mo
• Mortgage (P&I): −$865
• Tax + insurance: −$275
• HOA: −$360
• Vac / Maint / Mgmt: −$331
• Net cashflow: $-253/mo
• Annual: $-3,039/yr
• Cap rate: 4.45%
• Cash-on-cash: -6.58%
• DSCR: 0.71
• 1% rule: 0.96%
• Cash to close: $46,200

Investor read

• This is a 2-bed/2.0-bath condo listed at $165k. Condition is rated good.
• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (4.3% below list).
• It's been on market 253 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $128k (22.2% below list) — sets the bar for cash-flow.
• 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.
• 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: Lake George Elementary (math 54% / reading 50%, grade C-, #990 of 2,144 statewide, top 48%, 452 students, 58% FRL); Conway Middle (math 42% / reading 39%, grade F, #360 of 571 statewide, top 64%, 681 students, 60% 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 54% FRL track the district average.
• Watch-outs: HOA is 23% of rent.
• Market conditions: Rents soft (-2.0%/yr); 282 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 31d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• 2 sale attempts; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Cap rate 4.5% vs local median 3.1% 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 253 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
• 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?
• 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?