2769 L B Mcleod Rd Unit 2769A · Orlando, FL 32805

$99,000

3 bd · 2.0 ba · 1,338 sqft · Condo public records · 151 Days on market

Built 1973 $576/mo HOA · 36% of rent

---

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 +18.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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 this beautifully renovated 3-bedroom, 2-bath condo located just minutes from Downtown Orlando and Universal Studios! This spacious home offers an open-concept layout with plenty of natural light, perfect for modern living and entertaining. The kitchen features ample cabinetry and counter space, making it ideal for home chefs and families alike. Enjoy your mornings on the private patio or unwind after a long day in this quiet, fenced-in community. Residents will love the convenience of being close to major highways, shopping centers, and restaurants. With Catalina Elementary and Memorial Middle just around the corner, this home is perfectly situated for families. Whether you're a

Key facts

• Fenced-in community
• Ample cabinetry
• Renovated condo

Tags

• RENOVATED CONDO
• OPEN-CONCEPT LAYOUT
• AMPLE CABINETRY
• PRIVATE PATIO
• FENCED-IN COMMUNITY

Property features AI

Finance

• Other: No lease restrictions reported; Unfurnished unit; Floor number: 1
• Financial info: Total annual association fees approximately $6,919.08
• HOA & community: Monthly HOA fee of $576.59 covering pool, building maintenance, grounds maintenance, pest control, sewer, trash and water; Community clubhouse and pool; Pets allowed (maximum approx. 50 lbs); Full-time management

Exterior

• Parking: No specific parking details provided
• Security: No specific security features provided
• Utilities: Cable available; Electricity available; Water available; Sewer: Other (see remarks for water source)
• Home design: Condominium; One story; South-facing entry
• Construction: Frame construction; Shingle roof; Slab foundation; Built as part of building number 2769
• Exterior features: Awnings; Private mailbox; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Thermostat
• Laundry & utility: Washer; Dryer; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $99k.

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 $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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); Jones High (math 9% / reading 25%, grade F, #597 of 667 statewide, top 90%, 1,672 students, 75% FRL) — zoned schools average 79% FRL vs 56% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-25 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 25d 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).
• At $1,611/mo this rent would consume 48% of the median local household income ($41k/yr) (locally 1597% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 151 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.63% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 5.1

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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-12,408
• Equity at exit: $14,761

10-year hold

• IRR: -7.6%
• Equity multiple: 0.57×
• Total profit: $-11,988
• 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 32805

• Home prices YoY: -7.6%
• Rents YoY: 1.4%
• Active inventory: 142
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$519
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$41
• HOA: −$576
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $91

Break-even live

Break-even rent $1,496

Max offer price $99,000

Occupancy floor 89%

Sensitivity live

Price	-10% $148	-5% $120	+0% $91	+5% $63	+10% $35
Rent	-10% $-36	-5% $28	+0% $91	+5% $155	+10% $219
Rate	-1.0pp $141	-0.5pp $117	base $91	+0.5pp $66	+1.0pp $40

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 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	15d	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
2751 L B McLeod Rd Unit 2751-A Orlando, FL	3.0	2.0	1338	$1,600	$1.20	18d	1	0.03mi
2775 L B McLeod Rd Unit B Orlando, FL	2.0	1.5	992	$1,300	$1.31	22d	1	0.05mi
2783 L B McLeod Rd Unit D Orlando, FL	2.0	1.5	992	$1,195	$1.20	24d	1	0.07mi
2805 Gulfstream Ct Orlando, FL	3.0	2.0	1574	$2,375	$1.51	15d	1	0.19mi
1816 Rendale Dr Orlando, FL	3.0	2.0	1616	$2,300	$1.42	18d	1	0.53mi
3024 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,480	$1.40	24d	1	0.60mi
2245 Lyme Bay Dr #1103 Orlando, FL	2.0	1.5	1174	$1,600	$1.36	8d	1	0.63mi
1831 Warringwood Dr Unit C4 Orlando, FL	2.0	2.5	1211	$1,200	$0.99	24d	1	0.67mi
4012 Woodfern Dr Unit 1 Orlando, FL	3.0	2.5	1509	$1,900	$1.26	24d	1	0.68mi
4016 Woodfern Dr Unit B8 Orlando, FL	2.0	2.5	1211	$1,750	$1.45	18d	1	0.69mi
2031 Ludlow Ln #3303 Orlando, FL	3.0	2.5	1540	$1,775	$1.15	17d	1	0.70mi
4023 Henley Rd #1702 Orlando, FL	2.0	1.5	1164	$1,400	$1.20	24d	1	0.71mi
4029 Henley Rd #1705 Orlando, FL	2.0	1.5	1164	$1,625	$1.40	24d	1	0.72mi
4033 Henley Rd #1707 Orlando, FL	2.0	2.0	1700	$1,600	$0.94	24d	1	0.72mi
4033 Henley Rd #1707 Orlando, FL	2.0	1.5	1164	$1,500	$1.29	22d	1	0.72mi
4025 Billingsgate Rd #2004 Orlando, FL	2.0	1.5	1164	$1,700	$1.46	24d	1	0.74mi
2418 Skan Ct Unit C Orlando, FL	3.0	2.0	1308	$1,825	$1.40	24d	1	0.76mi
2482 Lakeway Branch Dr #904 Orlando, FL	2.0	2.0	1227	$1,625	$1.32	24d	1	0.81mi
2482 Lakeway Branch Dr Orlando, FL	2.0	2.0	1227	$1,499	$1.22	24d	1	0.81mi
2622 Lemon Tree Ln Unit 6-K Orlando, FL	2.0	2.0	976	$1,200	$1.23	22d	1	0.82mi
1505 38th St Orlando, FL	4.0	2.0	1472	$2,600	$1.77	24d	1	0.83mi
4255 Barwood Dr Orlando, FL	1.0–3.0	1.0–2.5	1071	$1,725	$1.61	5d	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	3d	1	0.90mi
4405 S Texas Ave Orlando, FL	2.0	2.0	1100	$1,550	$1.41	24d	1	0.93mi
1907 S Rio Grande Ave Orlando, FL	3.0	2.0	1130	$1,600	$1.42	24d	1	0.99mi
3810 Thompson St Orlando, FL	2.0	1.0	900	$1,500	$1.67	3d	1	1.07mi
1401 19th St Orlando, FL	3.0	1.0	1100	$1,800	$1.64	24d	1	1.07mi
4226 Kelly Miller Ct Orlando, FL	3.0	1.0	1126	$1,950	$1.73	24d	1	1.13mi
2225 Holden Ave #104 Orlando, FL	2.0	2.0	1248	$1,800	$1.44	24d	1	1.14mi
4673 Gardens Park Blvd Orlando, FL	1.0–3.0	1.0–2.0	1109	$3,200	$2.89	2d	16	1.17mi
1324 44th St Apt B Orlando, FL	4.0	4.0	1070	$1,150	$1.07	5d	1	1.18mi
1717 Holden Ave Orlando, FL	1.0–3.0	1.0–2.5	980	$1,799	$1.84	3d	26	1.24mi
4725 S Texas Ave Apt C Orlando, FL	2.0	2.0	976	$1,249	$1.28	24d	1	1.28mi
4733 S Texas Ave Unit 4733B Orlando, FL	2.0	2.0	976	$1,450	$1.49	22d	1	1.29mi
4749 S Texas Ave Unit 4749C Orlando, FL	2.0	2.0	976	$1,450	$1.49	24d	1	1.30mi
4711 S Texas Ave Unit 4711A Orlando, FL	2.0	2.0	976	$1,600	$1.64	24d	1	1.30mi
1661 Gammon Ln Unit 1 Orlando, FL	4.0	3.0	1511	$2,500	$1.65	24d	1	1.31mi

HOA detail condo

• Monthly dues: $576 · $6,912/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $99,000 Active 151 DOM
2. 2026-06-18
   days on market $99,000 Active 148 DOM
3. 2026-06-17
   days on market $99,000 Active 147 DOM
4. 2026-06-16
   days on market $99,000 Active 146 DOM
5. 2026-06-15
   days on market $99,000 Active 145 DOM
6. 2026-06-13
   days on market $99,000 Active 143 DOM
7. 2026-06-13
   days on market $99,000 Active 142 DOM
8. 2026-06-09
   days on market $99,000 Active 139 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    listed $99,000 Active 138 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: $541 · $45/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$280/yr (+$23/mo · 51.8%)

ⓘ 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: $19,337
• − Mortgage interest: −$5,546
• − Property taxes: −$541
• − Insurance: −$495
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − HOA: −$6,912
• − Depreciation: −$2,880
• Taxable loss: −$131
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $1,129/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

+6087.5% since first listed

5 events — show timeline

• 2026-06-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-12 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-03 Price Changed $1,600 RENT.

Property tax history

+2.1%/yr

Latest (2025): $541 · -0.6% YoY. Source: county tax records.