4880 Lake Ridge Rd #7 · Orlando, FL 32808

$160,000

2 bd · 2.0 ba · 864 sqft · Condo public records · 61 Days on market

Built 1981 $215/mo HOA · 13% 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 +14.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +4.3/5.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER!! Bring your offers!! Don’t miss this newly updated 2-bedroom, 2-bath home located in the desirable Rosemont neighborhood of Orlando. This well-maintained property features tile flooring throughout, fresh interior paint, and modern light fixtures that give the home a clean, updated feel. The spacious primary suite offers large closets and a beautifully tiled walk-in shower, providing both comfort and functionality. Conveniently situated near shopping, dining, entertainment, and major highways, this location makes everyday living easy and accessible. A long-term tenant is already in place, making this an excellent turnkey opportunity for investors seeking immediate ren

Key facts

• $215 HOA
• Garage
• Built 1981

Property features AI

Finance

• Other: Residential, R-3A/W/RP zoning; Unfurnished; No lease restrictions indicated
• Financial info: Total monthly fees $215.50; total annual fees $2,586
• HOA & community: HOA managed by Empire Management/Adrian Perez; Monthly association fee $215.50 (covers grounds maintenance and pest control); Full-time management; Pets allowed (max ~200 lbs)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One story; West-facing; Floor 1; Condo land included
• Construction: Cedar and stucco construction; Shingle roof; Slab foundation; Built as part of TREE LAKES
• Exterior features: Other exterior features; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Walk-in closet(s)
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $21 ($250/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: Rosemont Elementary (math 30% / reading 24%, grade F, #1,969 of 2,144 statewide, top 94%, 555 students, 82% FRL); College Park Middle (math 33% / reading 34%, grade F, #428 of 571 statewide, top 76%, 760 students, 74% FRL); Maynard Evans High (math 12% / reading 27%, grade F, #562 of 667 statewide, top 85%, 2,417 students, 69% FRL) — zoned schools average 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-22 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 (-0.3%/yr); 251 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 40% of the median local income ($50k/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 $1k of loan paydown is wiped out by about $5k 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 61 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $160k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.03% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 8.1

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: -19.3%
• Equity multiple: 0.35×
• Total profit: $-29,314
• Equity at exit: $23,857

10-year hold

• IRR: -21.6%
• Equity multiple: 0.06×
• Total profit: $-42,007
• Equity at exit: $13,834

Cash invested: $44,800 (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 32808

• Home prices YoY: -22.6%
• Rents YoY: -0.3%
• Active inventory: 251
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,655 high
• Mortgage (P&I): −$839
• Tax from tax record: −$166 /mo · $1,991/yr
• Insurance: −$67
• HOA: −$215
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $21

Break-even live

Break-even rent $1,629

Max offer price $160,000

Occupancy floor 94%

Sensitivity live

Price	-10% $111	-5% $66	+0% $21	+5% $-24	+10% $-70
Rent	-10% $-110	-5% $-45	+0% $21	+5% $86	+10% $152
Rate	-1.0pp $101	-0.5pp $62	base $21	+0.5pp $-21	+1.0pp $-63

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4907 Lake Ridge Rd Orlando, FL	2.0	2.0	947	$1,475	$1.56	25d	1	0.10mi
4758 Muir Village Orlando, FL	3.0	2.0	1097	$2,043	$1.86	0d	1	0.12mi
4793 N Pine Hills Rd Orlando, FL	2.0	2.0	890	$1,554	$1.75	4d	1	0.26mi
4793 N Pine Hills Rd Orlando, FL	2.0–3.0	2.0	954	$1,449	$1.52	18d	56	0.26mi
4793 N Pine Hills Rd Unit 41-101 Pine Hills, FL	3.0	2.0	1019	$1,649	$1.62	9d	1	0.26mi
4990 North Ln Orlando, FL	1.0	1.0	432	$1,230	$2.85	22d	5	0.42mi
4564 Pheasant Run Dr Orlando, FL	2.0	2.0	1084	$1,495	$1.38	0d	1	0.44mi
4501 Landing Dr Orlando, FL	1.0–2.0	1.0–2.0	775	$1,418	$1.83	0d	18	0.46mi
4901 Bottlebrush Ln Orlando, FL	1.0–2.0	1.0–2.0	833	$1,770	$2.12	0d	15	0.47mi
5300 Cinderlane Pkwy Orlando, FL	1.0	1.0	701	$1,600	$2.28	0d	1	0.97mi
5175 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.0–2.0	751	$1,555	$2.07	0d	30	0.98mi
5536 Cinderlane Pkwy Orlando, FL	1.0–2.0	1.5–2.0	1077	$1,699	$1.58	3d	7	1.03mi
5234 Journal Ave Orlando, FL	2.0	1.0	720	$1,550	$2.15	0d	1	1.05mi
4358 South Lake Orlando Pkwy Unit 3-3 Orlando, FL	2.0	2.0	1089	$1,750	$1.61	0d	1	1.07mi
5249 Champagne Cir Orlando, FL	2.0	2.0	980	$1,795	$1.83	25d	1	1.09mi
3285 Split Willow Dr Orlando, FL	2.0	1.0	845	$1,400	$1.66	25d	1	1.09mi
3043 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,450	$1.61	25d	1	1.27mi
3071 Willow Bend Blvd Orlando, FL	2.0	2.0	900	$1,525	$1.69	25d	1	1.28mi
2920 Eastern Willow Ave Orlando, FL	2.0	2.0	868	$1,500	$1.73	25d	1	1.32mi
5200 N Orange Blossom Trl Orlando, FL	1.0–3.0	1.0–2.0	976	$1,108	$1.14	16d	1	1.33mi
4705 Almond Willow Dr Orlando, FL	2.0	2.0	864	$1,600	$1.85	25d	1	1.37mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-13
   statusdays on market $160,000 Pending 61 DOM
2. 2026-06-09
   days on market $160,000 Active 60 DOM
3. 2026-06-08
   days on market $160,000 Active 59 DOM
4. 2026-06-07
   days on market $160,000 Active 58 DOM
5. 2026-06-04
   days on market $160,000 Active 55 DOM
6. 2026-06-03
   days on market $160,000 Active 54 DOM
7. 2026-06-02
   days on market $160,000 Active 53 DOM
8. 2026-06-02
   days on market $160,000 Active 52 DOM
9. 2026-05-31
   days on market $160,000 Active 51 DOM
10. 2026-04-25
    price $160,000
11. 2026-04-10
    listed $170,000 Active
12. 2023-05-25
    historical
13. 2018-04-30
    soldstatus $58,000
14. 2016-03-08
    soldstatus $51,500
15. 2016-03-02
    soldstatus $45,000
16. 1982-09-01
    soldstatus $42,800

ⓘ 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: $1,991 · $166/mo
• Projected year-2 tax: $1,991 · $166/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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,860
• − Mortgage interest: −$8,962
• − Property taxes: −$1,991
• − Insurance: −$800
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − HOA: −$2,580
• − Depreciation: −$4,655
• Taxable loss: −$2,305
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $803/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): 60,203
• Household income: $49,700
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4039.0

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 (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 13% White 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Hispanic 20% Lithuanian 1% Scandinavian 0%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 69% English-only · French/Haitian/Cajun 18% Spanish 11% Other Indo-European 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: ▼ -110.15%
• Current HPI: 376.3801
• Rent YoY: ▼ -0.27%
• 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

+273.8% since first listed

7 events — show timeline

• 2026-04-25 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-25 Rental Removed — STELLARMLS
• 2018-04-30 Sold (Public Records) $58,000 Public Records
• 2016-03-08 Sold (Public Records) $51,500 Public Records
• 2016-03-02 Sold (Public Records) $45,000 Public Records
• 1982-09-01 Sold (Public Records) $42,800 Public Records

Property tax history

+25.4%/yr

Latest (2025): $1,991 · +16.7% YoY. Source: county tax records.