1695 Lee Rd Unit B210 · Winter Park, FL 32789

$99,000

1 bd · 1.0 ba · 638 sqft · Condo public records · 51 Days on market

Built 1966 $346/mo HOA · 23% 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 +20.1/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT back on market buyer financing fell through. Location, location, with an excellent opportunity to acquire one of Winter Park Hidden Secrets in Waterfall Cove. Nicely updated kitchen with new cabinets, granite counter tops, newer appliances, designer fixtures. Ceramic tile entry, bath and kitchen. Wood flooring living room and bedroom. Second floor unit with balcony over looking green space. Live in Winter Park with all the great amenities for under $99K. Walk to restaurants, shops and park at the corner of Mills 17-92 and Lee Road.

Key facts

• Open floor plan
• Close to park avenue
• Easy i-4 access

Tags

• WALKING DISTANCE FROM SHOPPING
• CLOSE TO PARK AVENUE
• EASY I-4 ACCESS
• OPEN FLOOR PLAN
• WALK IN CLOSET
• ASSIGNED PARKING SPACE

Property features AI

Finance

• Other: Unit unfurnished
• Financial info: Total annual association fees $4,152; Lease restrictions apply
• HOA & community: Monthly condo fee of $346; HOA required with association approval; Association amenities include clubhouse, pool, playground; Association fee covers cable TV, internet, structure and grounds maintenance, pest control, pool, sewer, and trash; Community features: clubhouse, community mailbox, playground, pool, sidewalks; Pets allowed with restrictions (breed, number, size); cats and dogs OK

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected; Sewer connected
• Home design: Attached condominium; Two-story building; Unit on 2nd floor; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Building B
• Exterior features: Balcony; Playground; Sidewalks; Community pool; Clubhouse

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Aluminum frame windows; Inside utility room
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 1.8% in Winter Park — 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 83/100 on livability (#44 in FL, #852 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, health & safety A+; Watch: cost of living 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 (+1.2%/yr); 339 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).
• This rent is only 17% of the median local income ($107k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 51 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.49% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.62×
• Total profit: $-10,539
• Equity at exit: $14,761

10-year hold

• IRR: -5.2%
• Equity multiple: 0.70×
• Total profit: $-8,368
• Equity at exit: $8,560

Cash invested: $27,720 (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 32789

• Rents YoY: 1.2%
• Active inventory: 339
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$519
• Tax from tax record: −$139 /mo · $1,663/yr
• Insurance: −$41
• HOA: −$346
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $123

Break-even live

Break-even rent $1,323

Max offer price $99,000

Occupancy floor 87%

Sensitivity live

Price	-10% $179	-5% $151	+0% $123	+5% $95	+10% $67
Rent	-10% $7	-5% $65	+0% $123	+5% $182	+10% $240
Rate	-1.0pp $173	-0.5pp $149	base $123	+0.5pp $98	+1.0pp $72

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1695 Lee Rd Winter Park, FL	1.0–2.0	1.0	759	$1,175	$1.55	4d	6	0.05mi
1701 Lee Rd Winter Park, FL	3.0	1.0–2.0	813	$1,483	$1.82	4d	18	0.15mi
1305 Morgan Stanley Ave Winter Park, FL	3.0	1.0–3.0	1102	$2,538	$2.30	4d	23	0.33mi
1550 Gay Rd Winter Park, FL	1.0	1.0	490	$1,448	$2.96	9d	4	0.47mi
2500 Lee Rd Winter Park, FL	1.0–2.0	1.0–2.0	800	$1,399	$1.75	9d	3	0.65mi
2500 Lee Rd Winter Park, FL	1.0–2.0	1.0–2.0	800	$1,465	$1.83	25d	2	0.65mi
200 S West St Maitland, FL	1.0–2.0	1.0	720	$1,195	$1.66	4d	1	0.65mi
304 Lake Ave Maitland, FL	1.0–3.0	1.0–3.0	1046	$1,581	$1.51	4d	20	0.66mi
301 Clark St Maitland, FL	1.0	1.0	540	$1,099	$2.04	25d	1	0.97mi
620 Lake Catherine Dr Unit A Maitland, FL	2.0	1.0	690	$2,800	$4.06	25d	1	1.02mi
118 Eaton St Unit 4 Eatonville, FL	1.0	1.0	600	$1,050	$1.75	9d	1	1.09mi
114 Eaton St Unit 3 Eatonville, FL	2.0	1.0	750	$1,190	$1.59	4d	1	1.10mi
712 Nicolet Ave Winter Park, FL	1.0	1.0	740	$1,628	$2.20	5d	5	1.15mi
741 Clay St Winter Park, FL	2.0	1.0–2.0	860	$2,392	$2.78	3d	17	1.16mi
430 E Packwood Ave Maitland, FL	1.0–3.0	1.0–2.0	1130	$1,685	$1.49	3d	13	1.40mi
311 N Knowles Ave Winter Park, FL	—	1.0	475	$1,330	$2.80	4d	3	1.44mi

HOA detail condo

• Monthly dues: $346 · $4,152/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $99,000 Active 51 DOM
2. 2026-06-18
   days on market $99,000 Active 48 DOM
3. 2026-06-17
   days on market $99,000 Active 47 DOM
4. 2026-06-16
   days on market $99,000 Active 46 DOM
5. 2026-06-15
   days on market $99,000 Active 45 DOM
6. 2026-06-13
   days on market $99,000 Active 43 DOM
7. 2026-06-13
   days on market $99,000 Active 42 DOM
8. 2026-06-09
   days on market $99,000 Active 39 DOM
9. 2026-06-08
   days on market $99,000 Active 38 DOM
10. 2026-06-07
    days on market $99,000 Active 37 DOM
11. 2026-06-04
    days on market $99,000 Active 34 DOM
12. 2026-06-03
    days on market $99,000 Active 33 DOM
13. 2026-06-02
    days on market $99,000 Active 32 DOM
14. 2026-06-02
    days on market $99,000 Active 31 DOM
15. 2026-05-31
    days on market $99,000 Active 30 DOM
16. 2026-05-20
    price $104,000
17. 2026-05-02
    price $109,000
18. 2026-05-01
    listed $115,000 Active
19. 2026-02-20
    historical $1,350
20. 2026-01-09
    listed $1,350
21. 2024-02-19
    historical
22. 2023-12-01
    listed $155,000 Active
23. 2023-10-25
    historical $1,350
24. 2023-09-16
    listed $1,350
25. 2020-09-08
    soldstatus $83,000
26. 2020-08-24
    soldstatus $83,000 Sold 555-char remark

    Show marketing remark (555 chars)

    PRICE IMPROVEMENT back on market buyer financing fell through. Location, location, with an excellent opportunity to acquire one of Winter Park Hidden Secrets in Waterfall Cove. Nicely updated kitchen with new cabinets, granite counter tops, newer appliances, designer fixtures. Ceramic tile entry, bath and kitchen. Wood flooring living room and bedroom. Second floor unit with balcony over looking green space. Live in Winter Park with all the great amenities for under $99K. Walk to restaurants, shops and park at the corner of Mills 17-92 and Lee Road.

27. 2020-07-16
    status Pending 555-char remark

    Show marketing remark (555 chars)

    PRICE IMPROVEMENT back on market buyer financing fell through. Location, location, with an excellent opportunity to acquire one of Winter Park Hidden Secrets in Waterfall Cove. Nicely updated kitchen with new cabinets, granite counter tops, newer appliances, designer fixtures. Ceramic tile entry, bath and kitchen. Wood flooring living room and bedroom. Second floor unit with balcony over looking green space. Live in Winter Park with all the great amenities for under $99K. Walk to restaurants, shops and park at the corner of Mills 17-92 and Lee Road.

28. 2020-07-06
    status Active 555-char remark

    Show marketing remark (555 chars)

    PRICE IMPROVEMENT back on market buyer financing fell through. Location, location, with an excellent opportunity to acquire one of Winter Park Hidden Secrets in Waterfall Cove. Nicely updated kitchen with new cabinets, granite counter tops, newer appliances, designer fixtures. Ceramic tile entry, bath and kitchen. Wood flooring living room and bedroom. Second floor unit with balcony over looking green space. Live in Winter Park with all the great amenities for under $99K. Walk to restaurants, shops and park at the corner of Mills 17-92 and Lee Road.

29. 2020-06-18
    status Pending 555-char remark

    Show marketing remark (555 chars)

    PRICE IMPROVEMENT back on market buyer financing fell through. Location, location, with an excellent opportunity to acquire one of Winter Park Hidden Secrets in Waterfall Cove. Nicely updated kitchen with new cabinets, granite counter tops, newer appliances, designer fixtures. Ceramic tile entry, bath and kitchen. Wood flooring living room and bedroom. Second floor unit with balcony over looking green space. Live in Winter Park with all the great amenities for under $99K. Walk to restaurants, shops and park at the corner of Mills 17-92 and Lee Road.

30. 2020-06-07
    price $89,000 555-char remark

    Show marketing remark (555 chars)

    PRICE IMPROVEMENT back on market buyer financing fell through. Location, location, with an excellent opportunity to acquire one of Winter Park Hidden Secrets in Waterfall Cove. Nicely updated kitchen with new cabinets, granite counter tops, newer appliances, designer fixtures. Ceramic tile entry, bath and kitchen. Wood flooring living room and bedroom. Second floor unit with balcony over looking green space. Live in Winter Park with all the great amenities for under $99K. Walk to restaurants, shops and park at the corner of Mills 17-92 and Lee Road.

31. 2020-04-15
    listed $94,900 Active 555-char remark

    Show marketing remark (555 chars)

    PRICE IMPROVEMENT back on market buyer financing fell through. Location, location, with an excellent opportunity to acquire one of Winter Park Hidden Secrets in Waterfall Cove. Nicely updated kitchen with new cabinets, granite counter tops, newer appliances, designer fixtures. Ceramic tile entry, bath and kitchen. Wood flooring living room and bedroom. Second floor unit with balcony over looking green space. Live in Winter Park with all the great amenities for under $99K. Walk to restaurants, shops and park at the corner of Mills 17-92 and Lee Road.

32. 2018-10-15
    soldstatus $64,000 Sold
33. 2018-09-25
    status Pending
34. 2018-08-31
    listed $69,900 Active

ⓘ 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: $1,663 · $139/mo
• Projected year-2 tax: $1,663 · $139/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: $17,749
• − Mortgage interest: −$5,546
• − Property taxes: −$1,663
• − Insurance: −$495
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − HOA: −$4,152
• − Depreciation: −$2,880
• Taxable income: $173
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $1,440/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 — Winter Park

• Score: 83/100
• State rank: #44
• US rank: #852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winter Park, FL
• County: Orange County · 1,471,359 people
• City population: 80,764
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 27,788
• Household income: $106,671
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1178.0

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 White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 13% Two or more races 10% Asian 5% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 3% German/W. Germanic 1%

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: ▼ -1111.99%
• Current HPI: 342.0935
• Rent YoY: ▲ 1.22%
• 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

+48.8% since first listed

19 events — show timeline

• 2026-05-20 Price Changed $104,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Rental Removed $1,350 STELLARMLS
• 2026-01-09 Listed for Rent $1,350 STELLARMLS
• 2024-02-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-12-01 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-25 Rental Removed $1,350 STELLARMLS
• 2023-09-16 Listed for Rent $1,350 STELLARMLS
• 2020-09-08 Sold (Public Records) $83,000 Public Records
• 2020-08-24 Sold (MLS) $83,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-07-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-06-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-07 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2020-04-15 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-15 Sold (MLS) $64,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-31 Listed $69,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.0%/yr

Latest (2025): $1,663 · +11.4% YoY. Source: county tax records.