11526 Westwood Blvd #725 · Williamsburg, FL 32821

$164,900

1 bd · 1.0 ba · 754 sqft · Condo public records · 10 Days on market

Built 1989 $360/mo HOA · 19% 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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks

Excellent opportunity to own a well-maintained 1-bedroom, 1-bathroom condo in the desirable Lexington Place community. This spacious unit features an open floor plan with a functional layout, granite countertops in the kitchen, a large bedroom with ceiling fan, and an oversized walk-in closet. Additional features include a spacious laundry room and a private open balcony. Lexington Place is a gated community offering outstanding amenities, including a clubhouse, resort-style pool, fitness center, tennis courts, and beautifully landscaped green spaces. Conveniently located near major highways, shopping, dining, entertainment, and Orlando's world-famous attractions. Ideal as a primary residen

Key facts

• Gated community
• Fitness center
• Clubhouse

Tags

• GRANITE COUNTERTOPS
• PRIVATE OPEN BALCONY
• GATED COMMUNITY
• CLUBHOUSE
• RESORT-STYLE POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Unfurnished
• Financial info: Total monthly fees $360.64; Total annual fees $4,327.68
• HOA & community: Monthly HOA $360.64 (includes pool, structure maintenance, grounds maintenance, management, sewer, trash, water); Association approval required; Clubhouse, community mailbox, playground, pool, sidewalks; Cats and dogs allowed

Exterior

• Utilities: Private water; Private sewer; Other utilities
• Home design: Condominium; Residential property; One story; Faces east; Second-floor unit
• Construction: Other construction materials; Other roof; Other foundation; Built on lot of approximately 0.21 acres
• Exterior features: Balcony; Sliding doors

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Open floorplan; Thermostat; Walk-in closet(s); Blinds
• Laundry & utility: Laundry closet; Washer; Dryer; Inside utility

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-6 ($-69/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (0.6% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $164k (0.6% below list) — sets the bar for cash-flow.
• Cap rate 6.3% vs local median 3.5% in Williamsburg — 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 85/100 on livability (#29 in FL, #608 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D.
• 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: Tangelo Park Elementary (math 17% / reading 17%, grade F, #2,121 of 2,144 statewide, top 99%, 457 students, 83% FRL); Freedom Middle (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,159 students, 44% FRL); Freedom High (math 28% / reading 43%, grade F, #367 of 667 statewide, top 57%, 2,623 students, 53% FRL) — zoned schools at 60% FRL track the district average.
• 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 falling (-3.2%/yr); 281 active listings in the ZIP; 40 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).
• This rent runs 33% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $489 appreciation (0.3% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $46k; list at $165k implies a 262% gain — meaningful room to come down on a strong offer.

Recommended offer $163,886 (0.6% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.3% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.82×
• Total profit: $-8,138
• Equity at exit: $50,344

10-year hold

• IRR: -0.8%
• Equity multiple: 0.92×
• Total profit: $-3,566
• Equity at exit: $62,516

Cash invested: $46,172 (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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 281
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$865
• Tax from tax record: −$197 /mo · $2,360/yr
• Insurance: −$69
• HOA: −$360
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-6

Break-even live

Break-even rent $1,886

Max offer price $163,886

Occupancy floor 95%

Sensitivity live

Price	-10% $88	-5% $41	+0% $-6	+5% $-52	+10% $-99
Rent	-10% $-154	-5% $-80	+0% $-6	+5% $68	+10% $143
Rate	-1.0pp $77	-0.5pp $36	base $-6	+0.5pp $-48	+1.0pp $-92

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11532 Westwood Blvd #628 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.04mi
11574 Westwood Blvd #1134 Orlando, FL	1.0	1.0	754	$1,200	$1.59	25d	1	0.06mi
11568 Westwood Blvd #1021 Orlando, FL	2.0	2.0	1067	$1,775	$1.66	19d	1	0.06mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	1000	$3,000	$3.00	25d	1	0.06mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	985	$2,450	$2.49	9d	2	0.06mi
11562 Westwood Blvd #934 Orlando, FL	1.0	1.0	800	$2,400	$3.00	25d	1	0.07mi
11582 Westwood Blvd Orlando, FL	1.0	1.0	754	$1,374	$1.82	25d	2	0.07mi
11562 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	933	$1,750	$1.87	9d	2	0.07mi
11588 Westwood Blvd #1514 Orlando, FL	1.0	1.0	800	$2,400	$3.00	25d	1	0.09mi
11508 Westwood Blvd #313 Orlando, FL	1.0	1.0	715	$2,800	$3.92	25d	1	0.09mi
11538 Westwood Blvd #218 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.11mi
11544 Westwood Blvd #1311 Orlando, FL	2.0	2.0	971	$1,750	$1.80	25d	1	0.11mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$1,552	$1.48	16d	19	0.14mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$1,512	$1.44	0d	19	0.14mi
6800 Villa de Costa Dr Orlando, FL	2.0	2.0	960	$1,899	$1.98	4d	6	0.16mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,500	$2.03	15d	1	0.22mi
11833 Westwood Blvd Orlando, FL	1.0–3.0	1.0–2.0	1085	$1,729	$1.59	3d	11	0.28mi
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$1,199	$1.23	3d	18	0.31mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1107	$1,753	$1.58	0d	36	0.48mi
12024 Meadow Bend Loop Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,609	$1.52	25d	31	0.48mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,305	$1.38	0d	23	0.58mi
10107 Ancora Cir Orlando, FL	1.0–3.0	1.0–2.0	1091	$1,743	$1.60	0d	26	0.69mi
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,118	$1.81	0d	34	0.74mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$1,468	$1.42	0d	21	0.78mi
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	959	$1,962	$2.04	0d	21	0.80mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$1,843	$1.78	0d	18	0.82mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$1,814	$1.63	3d	50	0.86mi
6000 Paradiso Grande Blvd Orlando, FL	1.0–3.0	1.0–2.0	1305	$1,999	$1.53	9d	21	0.86mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$1,922	$1.99	0d	31	0.92mi
7118 Altis Way Orlando, FL	1.0–2.0	1.0–2.0	955	$1,615	$1.69	0d	21	1.02mi
10000 Palma Linda Way Orlando, FL	1.0–3.0	1.0–2.0	1130	$1,602	$1.42	3d	1	1.03mi
12843 Madison Pointe Cir #107 Orlando, FL	2.0	2.0	1107	$2,100	$1.90	25d	1	1.24mi
12806 Madison Pointe Cir Orlando, FL	1.0–3.0	1.0–2.0	1027	$1,365	$1.33	0d	17	1.25mi
8024 Cumberland Park Dr Orlando, FL	1.0–3.0	1.0–2.0	989	$1,488	$1.50	0d	49	1.26mi
6701 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	735	$1,099	$1.50	4d	6	1.27mi
7010 Bayfront Scenic Dr Orlando, FL	1.0–2.0	1.0–2.0	903	$1,725	$1.91	0d	23	1.32mi
12861 Madison Pointe Cir #106 Orlando, FL	1.0	1.0	696	$1,399	$2.01	4d	1	1.32mi
12861 Madison Pointe Cir #106 Orlando, FL	1.0	1.0	696	$1,399	$2.01	0d	1	1.32mi
12914 Penn Station Ct #101 Orlando, FL	2.0	2.0	1090	$1,995	$1.83	25d	1	1.35mi
8151 Patterson Woods Dr Orlando, FL	1.0–3.0	1.0–3.0	1119	$1,560	$1.39	0d	17	1.45mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $164,900 Active 10 DOM
2. 2026-06-18
   days on market $164,900 Active 7 DOM
3. 2026-06-17
   days on market $164,900 Active 6 DOM
4. 2026-06-16
   days on market $164,900 Active 5 DOM
5. 2026-06-15
   days on market $164,900 Active 4 DOM
6. 2026-06-13
   days on market $164,900 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $164,900 Active 1 DOM

ⓘ 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: $2,360 · $197/mo
• Projected year-2 tax: $2,360 · $197/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: $22,547
• − Mortgage interest: −$9,237
• − Property taxes: −$2,360
• − Insurance: −$824
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − HOA: −$4,320
• − Depreciation: −$4,797
• Taxable loss: −$2,599
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $555/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 — Williamsburg

• Score: 85/100
• State rank: #29
• US rank: #608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,161
• Household income: $69,348
• Rent vs Own: 68.3% rent · 31.7% own
• Severe rent burden: 1840.0

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 0.65)
• Race & ethnicity: White 43% Hispanic / Latino 41% Two or more races 19% Black 6% Asian 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 1% Dominican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 4% Other Asian/Pacific 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: ▲ 0.30%
• Current HPI: 300.2268
• Rent YoY: ▼ -3.20%
• 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

-83.5% since first listed

4 events — show timeline

• 2026-06-11 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Listed $181,000 Stellar MLS as Distributed by MLS Grid
• 2010-08-25 Sold (Public Records) $45,500 Public Records
• 2010-08-13 Sold (Public Records) $1,000,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,360 · +6.6% YoY. Source: county tax records.