2540 Woodgate Blvd #201 · Orlando, FL 32822

$120,000

2 bd · 2.0 ba · 930 sqft · Condo public records · 6 Days on market

Built 1987 $430/mo HOA · 28% 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 +17.5/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Discover the perfect potential of comfort, convenience , and potential in this charming 2 bedroom, 2 bathroom condo ideally located near major roads, shopping, dining, and entertainment. Whether you are homeowner or investor , this property offers incredible value in a highly desirable area. Enjoy peaceful water views that creates a relexingathmosphere right from your home. This move in ready unit features a functional layout with spacious living areas, natural light, and plenty of opportunity add your personal touch and increase value over time. Perfectly situated for easy commuting and everyday living , this condo is just minutes from everything you

Key facts

• Water views
• Natural light
• Functional layout

Tags

• WATER VIEWS
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• NATURAL LIGHT
• SERENE SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 7.2% 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: Ventura Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 596 students, 66% FRL); Roberto Clemente Middle (math 31% / reading 36%, grade F, #428 of 571 statewide, top 76%, 951 students, 63% FRL); Colonial High (math 16% / reading 33%, grade F, #505 of 667 statewide, top 79%, 3,442 students, 62% FRL).
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Orange average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 379 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 ($57k/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 $830 of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $120,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.30% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.46×
• Total profit: $-17,979
• Equity at exit: $17,892

10-year hold

• IRR: -16.3%
• Equity multiple: 0.26×
• Total profit: $-24,959
• Equity at exit: $10,375

Cash invested: $33,600 (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 32822

• Home prices YoY: -21.1%
• Rents YoY: -0.7%
• Active inventory: 379
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$629
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$50
• HOA: −$430
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $91

Break-even live

Break-even rent $1,445

Max offer price $120,000

Occupancy floor 89%

Sensitivity live

Price	-10% $159	-5% $125	+0% $91	+5% $57	+10% $24
Rent	-10% $-32	-5% $30	+0% $91	+5% $153	+10% $215
Rate	-1.0pp $152	-0.5pp $122	base $91	+0.5pp $60	+1.0pp $29

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6122 Curry Ford Rd #241 Orlando, FL	1.0	1.0	742	$1,325	$1.79	25d	1	0.04mi
6118 Curry Ford Rd Orlando, FL	1.0	1.0	742	$1,175	$1.58	25d	1	0.04mi
2536 Woodgate Blvd #107 Orlando, FL	2.0	2.0	930	$1,650	$1.77	23d	1	0.05mi
2516 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,245	$1.83	9d	1	0.07mi
2508 Woodgate Blvd #207 Orlando, FL	2.0	2.0	930	$1,600	$1.72	23d	1	0.07mi
6110 Curry Ford Rd #117 Orlando, FL	1.0	1.0	742	$1,175	$1.58	25d	1	0.07mi
2556 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,350	$1.99	16d	1	0.08mi
2143 Raper Dairy Rd Orlando, FL	1.0	1.0	432	$1,319	$3.05	0d	9	0.11mi
6104 Curry Ford Rd #108 Orlando, FL	2.0	2.0	1051	$1,500	$1.43	9d	1	0.11mi
6104 Curry Ford Rd #207 Orlando, FL	2.0	2.0	1051	$1,600	$1.52	25d	1	0.11mi
2568 Woodgate Blvd Orlando, FL	1.0–2.0	1.0–2.0	790	$1,500	$1.90	6d	1	0.13mi
2500 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,299	$1.91	6d	1	0.16mi
6203 Curry Ford Rd Orlando, FL	1.0–3.0	1.0–2.0	1011	$1,720	$1.70	15d	1	0.18mi
6077 Village Cir #6077 Orlando, FL	2.0	2.0	1022	$1,800	$1.76	25d	1	0.19mi
6032 Village Cir N #6032 Orlando, FL	2.0	2.0	1022	$1,800	$1.76	25d	1	0.21mi
6065 Village Cir #6065 Orlando, FL	2.0	1.5	860	$1,425	$1.66	9d	1	0.22mi
6020 Village Cir N Orlando, FL	2.0	1.5	825	$1,390	$1.68	25d	1	0.22mi
6043 Village Cir #6043 Orlando, FL	2.0	1.5	860	$1,550	$1.80	19d	1	0.23mi
1854 Caralee Blvd #3 Orlando, FL	2.0	1.0	850	$1,700	$2.00	25d	1	0.25mi
6031 Scotchwood Gln #204 Orlando, FL	2.0	2.0	846	$1,650	$1.95	0d	1	0.26mi
1847 Caralee Blvd #4 Orlando, FL	2.0	1.0	850	$1,650	$1.94	5d	1	0.27mi
6254 S Bend Sq #173 Orlando, FL	2.0	2.5	1104	$1,699	$1.54	25d	1	0.27mi
6031 Scotchwood Gln Orlando, FL	2.0	2.0	846	$1,625	$1.92	25d	2	0.28mi
5914 Mausser Dr Orlando, FL	1.0–4.0	1.0–2.5	1052	$1,771	$1.68	0d	14	0.30mi
2683 Oak Park Way #214 Orlando, FL	2.0	2.0	950	$1,700	$1.79	25d	1	0.31mi
2439 Oak Park Way #217 Orlando, FL	2.0	2.0	953	$1,650	$1.73	4d	1	0.31mi
2365 Oak Park Way #109 Orlando, FL	2.0	2.0	953	$1,350	$1.42	12d	1	0.33mi
2365 Oak Park Way Orlando, FL	2.0	2.0	953	$1,350	$1.42	0d	1	0.33mi
2451 Oak Park Way #120 Orlando, FL	2.0	2.0	953	$1,700	$1.78	6d	1	0.33mi
1724 Townhall Ln Orlando, FL	2.0	1.5	1018	$1,595	$1.57	23d	1	0.36mi
6299 Arlington Ct #212 Orlando, FL	2.0	1.5	1032	$1,680	$1.63	25d	1	0.36mi
1732 Hidden Creek Blvd #108 Orlando, FL	2.0	2.5	1104	$1,550	$1.40	19d	1	0.37mi
1718 Silver Creek Ct #102 Orlando, FL	2.0	1.5	1032	$1,850	$1.79	23d	1	0.38mi
1701 Shady Ridge Ct #247 Orlando, FL	2.0	2.5	1104	$1,600	$1.45	25d	1	0.41mi
5762 Folkstone Ln Orlando, FL	1.0–3.0	1.0–2.0	1081	$1,967	$1.82	0d	16	0.47mi
5870 Sundown Cir Orlando, FL	1.0–2.0	1.0–2.0	840	$1,744	$2.08	0d	23	0.49mi
3217 Westridge Blvd Orlando, FL	2.0	2.0	914	$1,800	$1.97	16d	1	0.50mi
3233 Candle Ridge Dr #101 Orlando, FL	2.0	2.0	914	$1,600	$1.75	9d	1	0.53mi
3239 Candle Ridge Dr Orlando, FL	2.0	2.0	914	$2,100	$2.30	25d	1	0.56mi
6084 Willowpointe Cir Unit 1501435P Orlando, FL	2.0	2.0	904	$3,413	$3.78	0d	1	0.65mi

HOA detail condo

• Monthly dues: $430 · $5,160/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-04-20
   status Pending
2. 2026-04-14
   listed $120,000 Active
3. 2025-12-19
   historical
4. 2025-12-05
   price $129,900
5. 2025-07-30
   listed $130,000 Active
6. 2024-10-01
   historical
7. 2024-08-29
   price $135,000
8. 2024-08-07
   historical
9. 2024-08-05
   listed $150,000 Active
10. 2024-07-31
    listed $145,000 Active
11. 2023-05-04
    status Pending
12. 2023-05-04
    historical
13. 2023-04-23
    status Active
14. 2023-04-13
    status Pending
15. 2023-04-12
    historical
16. 2023-04-08
    listed $175,000 Active
17. 2006-06-22
    soldstatus $148,000
18. 2005-03-16
    soldstatus $101,000
19. 2003-08-29
    soldstatus $72,500
20. 2000-01-04
    soldstatus $52,500
21. 1997-09-30
    soldstatus $24,600

ⓘ 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: $390 · $32/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$606/yr (+$51/mo · 155.6%)

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

Taxation est. · year 1

• Rental income: $18,733
• − Mortgage interest: −$6,722
• − Property taxes: −$390
• − Insurance: −$600
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − HOA: −$5,160
• − Depreciation: −$3,491
• Taxable loss: −$627
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $1,248/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): 67,081
• Household income: $56,540
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4246.0

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 Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 36% White 17% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 5% Dominican 5%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 36% English-only · Spanish 60% French/Haitian/Cajun 1% Arabic 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: ▼ -95.17%
• Current HPI: 355.5775
• Rent YoY: ▼ -0.68%
• 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

+387.8% since first listed

21 events — show timeline

• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-29 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-05 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-31 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-04-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-04-08 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-22 Sold (Public Records) $148,000 Public Records
• 2005-03-16 Sold (Public Records) $101,000 Public Records
• 2003-08-29 Sold (Public Records) $72,500 Public Records
• 2000-01-04 Sold (Public Records) $52,500 Public Records
• 1997-09-30 Sold (Public Records) $24,600 Public Records

Property tax history

+6.2%/yr

Latest (2025): $390 · +13.8% YoY. Source: county tax records.