2785 L B Mcleod Rd Unit 2785D · Orlando, FL 32805

$79,500

1 bd · 1.0 ba · 780 sqft · Condo public records · 80 Days on market

Built 1973 $319/mo HOA · 26% 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 +20.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a beautifully maintained 1-bedroom, 1-bathroom condo that effortlessly combines comfort, style, and investment potential. This residence is in excellent condition, reflecting true pride of ownership with a clean, well-kept interior that feels both inviting and refined. Ideally located in a desirable area, the property offers convenient access to major roadways, shopping, dining, and entertainment, making daily living both easy and enjoyable. Whether you're a first-time buyer, downsizing, or an investor, this condo presents a fantastic opportunity. Inside, the thoughtfully designed layout features bright, open living spaces filled with natural light, creating a warm and welcoming

Key facts

• $319 HOA
• Built 1973
• Listed 80 days

Property features AI

Finance

• Other: Unfurnished
• Financial info: Total annual association fees $3,831; No lease restrictions reported
• HOA & community: Monthly HOA fee of $319.25 (includes security, sewer, trash, water); Association approval required; Pets allowed (max 20 lbs)

Exterior

• Parking: Open parking
• Security: HOA includes security
• Utilities: Public water; Public sewer; Other utilities
• Home design: Condominium; Residential property; 2 total stories; Unit on 2nd floor; Faces west; Entry level: One
• Construction: Other construction materials; Other roof type; Basement foundation
• Exterior features: Other exterior features

Interior

• Kitchen: Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Catalina Elementary (math 35% / reading 26%, grade F, #1,862 of 2,144 statewide, top 88%, 612 students, 82% FRL); Memorial Middle (math 29% / reading 30%, grade F, #469 of 571 statewide, top 84%, 944 students, 75% FRL); Jones High (math 9% / reading 25%, grade F, #597 of 667 statewide, top 90%, 1,672 students, 75% FRL) — zoned schools average 78% FRL vs 56% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 48% district-wide (-23 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k 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 80 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.56% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-8,248
• Equity at exit: $11,854

10-year hold

• IRR: -4.4%
• Equity multiple: 0.74×
• Total profit: $-5,805
• Equity at exit: $6,874

Cash invested: $22,260 (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 32805

• Home prices YoY: -7.6%
• Rents YoY: 1.4%
• Active inventory: 142
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$417
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$33
• HOA: −$319
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $100

Break-even live

Break-even rent $1,111

Max offer price $79,500

Occupancy floor 87%

Sensitivity live

Price	-10% $145	-5% $122	+0% $100	+5% $77	+10% $55
Rent	-10% $2	-5% $51	+0% $100	+5% $149	+10% $197
Rate	-1.0pp $140	-0.5pp $120	base $100	+0.5pp $79	+1.0pp $58

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2777 L B McLeod Rd Unit C Orlando, FL	2.0	1.5	922	$1,150	$1.25	16d	1	0.03mi
2777 L B McLeod Rd Unit 2777A Orlando, FL	2.0	1.5	992	$1,350	$1.36	4d	1	0.03mi
2787 L B McLeod Rd Unit D Orlando, FL	2.0	1.0	780	$1,300	$1.67	16d	1	0.04mi
2775 L B McLeod Rd Unit B Orlando, FL	2.0	1.5	992	$1,300	$1.31	23d	1	0.05mi
2789 L B McLeod Rd Unit 2789B Orlando, FL	1.0	1.0	780	$1,100	$1.41	23d	1	0.05mi
2783 L B McLeod Rd Unit D Orlando, FL	2.0	1.5	992	$1,195	$1.20	25d	1	0.07mi
3960 Crayrich Cir Orlando, FL	1.0	2.0	762	$1,150	$1.51	25d	1	0.55mi
3977 Crayrich Cir Unit C-1 Orlando, FL	1.0	1.5	762	$1,210	$1.59	12d	1	0.58mi
3977 Crayrich Cir Orlando, FL	1.0	1.0	762	$1,210	$1.59	9d	1	0.59mi
3024 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,099	$1.04	25d	1	0.60mi
3914 Crayrich Cir Unit GE Orlando, FL	1.0	1.5	762	$1,200	$1.57	25d	1	0.62mi
1835 Warringwood Dr Orlando, FL	2.0	1.5	762	$1,395	$1.83	23d	1	0.67mi
4010 Dolomite St Unit A6 Orlando, FL	1.0	1.5	762	$1,200	$1.57	15d	1	0.69mi
4028 Billingsgate Rd Orlando, FL	1.0	1.0	670	$1,200	$1.79	9d	1	0.74mi
4308 Lakeway Dr Unit E Orlando, FL	1.0	1.0	642	$1,200	$1.87	25d	1	0.79mi
2622 Lemon Tree Ln Unit 6-K Orlando, FL	2.0	2.0	976	$1,200	$1.23	23d	1	0.82mi
2636 Lemon Tree Ln #2636 Orlando, FL	1.0	1.0	642	$1,050	$1.64	25d	1	0.82mi
2153 Rio Grande Ave Orlando, FL	2.0	1.0	828	$1,400	$1.69	25d	1	0.88mi
4255 Barwood Dr Orlando, FL	1.0–3.0	1.0–2.5	1071	$1,185	$1.11	6d	1	0.88mi
4424 S Texas Ave Unit 204 Orlando, FL	2.0	2.0	900	$1,900	$2.11	11d	1	0.90mi
4424 S Texas Ave Unit 1-2051-205 Orlando, FL	2.0	2.0	900	$1,750	$1.94	4d	1	0.90mi
4405 S Texas Ave Orlando, FL	2.0	2.0	1100	$1,550	$1.41	25d	1	0.93mi
3810 Thompson St Orlando, FL	2.0	1.0	900	$1,500	$1.67	4d	1	1.07mi
1019 26th St Orlando, FL	2.0	1.0	720	$1,500	$2.08	25d	1	1.14mi
4673 Gardens Park Blvd Orlando, FL	1.0–3.0	1.0–2.0	1109	$1,741	$1.57	3d	16	1.17mi
5017 City St #1923 Orlando, FL	1.0	1.0	724	$1,500	$2.07	25d	1	1.20mi
5028 Park Central Dr #2133 Orlando, FL	1.0	1.0	605	$1,350	$2.23	25d	1	1.23mi
5028 Park Central Dr #2131 Orlando, FL	1.0	1.0	605	$1,290	$2.13	4d	1	1.23mi
2201 Metropolitan Way Orlando, FL	2.0	2.0	874	$1,475	$1.69	4d	1	1.23mi
1717 Holden Ave Orlando, FL	1.0–3.0	1.0–2.5	980	$1,049	$1.07	3d	26	1.24mi
1610 S Orange Blossom Trl Unit 53 Orlando, FL	2.0	1.0	800	$950	$1.19	25d	1	1.27mi
1610 S Orange Blossom Trl Unit 42 Orlando, FL	2.0	1.0	800	$1,000	$1.25	25d	1	1.27mi
1610 S Orange Blossom Trl Unit 46 Orlando, FL	1.0	1.0	600	$850	$1.42	25d	1	1.27mi
1610 S Orange Blossom Trl Orlando, FL	1.0–2.0	1.0	700	$850	$1.21	17d	5	1.27mi
4725 S Texas Ave Apt C Orlando, FL	2.0	2.0	976	$1,249	$1.28	25d	1	1.28mi
4733 S Texas Ave Unit 4733B Orlando, FL	2.0	2.0	976	$1,450	$1.49	23d	1	1.29mi
4703 S Texas Ave Unit A Orlando, FL	1.0	1.0	756	$1,200	$1.59	25d	1	1.29mi
2210 Yankee Pl #334 Orlando, FL	1.0	1.0	535	$1,195	$2.23	16d	1	1.30mi
2210 Yankee Pl #316 Orlando, FL	1.0	1.0	535	$1,375	$2.57	25d	1	1.30mi
4749 S Texas Ave Unit 4749C Orlando, FL	2.0	2.0	976	$1,450	$1.49	25d	1	1.30mi

HOA detail condo

• Monthly dues: $319 · $3,828/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $79,500 Active 80 DOM
2. 2026-06-18
   days on market $79,500 Active 77 DOM
3. 2026-06-17
   days on market $79,500 Active 76 DOM
4. 2026-06-16
   days on market $79,500 Active 75 DOM
5. 2026-06-15
   days on market $79,500 Active 74 DOM
6. 2026-06-13
   days on market $79,500 Active 72 DOM
7. 2026-06-13
   days on market $79,500 Active 71 DOM
8. 2026-06-09
   days on market $79,500 Active 68 DOM
9. 2026-06-08
   days on market $79,500 Active 67 DOM
10. 2026-06-07
    days on market $79,500 Active 66 DOM
11. 2026-06-04
    days on market $79,500 Active 63 DOM
12. 2026-06-03
    days on market $79,500 Active 62 DOM
13. 2026-06-02
    days on market $79,500 Active 61 DOM
14. 2026-06-02
    days on market $79,500 Active 60 DOM
15. 2026-05-31
    days on market $79,500 Active 59 DOM
16. 2026-04-02
    listed $79,500 Active
17. 2021-08-06
    soldstatus $124,000
18. 2018-08-02
    soldstatus $850,000
19. 2016-10-19
    soldstatus $513,800
20. 2012-01-05
    soldstatus $17,900

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,841
• − Mortgage interest: −$4,453
• − Property taxes: −$1,299
• − Insurance: −$398
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − HOA: −$3,828
• − Depreciation: −$2,313
• Taxable income: $175
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $1,154/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): 19,294
• Household income: $40,515
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1597.0

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: Predominantly Black (70%)
• Race & ethnicity: Black 70% Hispanic / Latino 15% White 13% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 9% Russian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 11% French/Haitian/Cajun 8%

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: ▼ -35.19%
• Current HPI: 429.3242
• Rent YoY: ▲ 1.42%
• 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

+344.1% since first listed

5 events — show timeline

• 2026-04-02 Listed $79,500 Stellar MLS as Distributed by MLS Grid
• 2021-08-06 Sold (Public Records) $124,000 Public Records
• 2018-08-02 Sold (Public Records) $850,000 Public Records
• 2016-10-19 Sold (Public Records) $513,800 Public Records
• 2012-01-05 Sold (Public Records) $17,900 Public Records

Property tax history

+11.3%/yr

Latest (2025): $1,299 · +12.3% YoY. Source: county tax records.