11514 Westwood Blvd #422 · Williamsburg, FL 32821

$199,900

2 bd · 2.0 ba · 971 sqft · Condo public records · 1 Days on market

Built 1989 ↓ 23% since listing

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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 +10.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks

Under contract-accepting backup offers. Virtually Staged. Take a look at this beautiful condo community! * * Lexington Place * * offers a peaceful yet active lifestyle for all of its residents, combining the best of both worlds. Conveniently located near all the Orlando hot spots, this is the perfect place for both an investment property or a primary residence. Situated at the front of the complex, near the clubhouse and pool area, this unit is ideally positioned for easy access to all amenities. Built in 1989, the property exudes cozy charm while offering a host of fantastic features. Inside, you’ll enjoy a spacious, open layout with a split floor plan, high ceilings, and an abun

Key facts

• Gated community
• Fitness center
• Clubhouse

Tags

• GATED COMMUNITY
• CLUBHOUSE
• MOVIE THEATER
• INDOOR RACQUETBALL COURT
• FITNESS CENTER
• STEAM ROOM

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fees required); Association amenities: clubhouse, fitness center, pool, spa/hot tub, pickleball court(s), tennis court(s), racquetball, recreation facilities, maintenance, private road, community mailbox, sidewalks; Association fee covers pool, structure maintenance, grounds maintenance, management, pest control, private road, and recreational facilities

Exterior

• Parking: Private maintained road with asphalt surface
• Security: Gated community
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; Residential property; Faces northeast; Second-floor unit
• Construction: Block, vinyl siding, and frame construction; Shingle roof; Slab foundation; Built as part of building number 11514
• Exterior features: Covered patio/porch; Patio; Porch; Screened porch; Exterior lighting; Sidewalk; Tennis court(s); Irrigation equipment

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid wood cabinets; Split bedroom layout; Stone counters; Thermostat; Walk-in closet(s)
• Laundry & utility: Laundry in kitchen; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 5.7% vs local median 3.9% in Williamsburg — 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 85/100 on livability (#29 in FL, #608 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D.
• 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: Sunshine Elementary (math 41% / reading 43%, grade F, #1,403 of 2,144 statewide, top 67%, 949 students, 41% FRL); Lake Buena Vista High School (1,714 students, 49% FRL).
• Market conditions: Rents falling (-3.2%/yr); 279 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 38% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $593 appreciation (0.3% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 20% of rent.

Recommended offer $199,900

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.09% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.3% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.73×
• Total profit: $-15,285
• Equity at exit: $61,029

10-year hold

• IRR: -2.7%
• Equity multiple: 0.73×
• Total profit: $-15,212
• Equity at exit: $75,786

Cash invested: $55,972 (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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 279
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$245 /mo · $2,936/yr
• Insurance: −$83
• HOA est. from 2 same-building comps: −$436
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-97

Break-even live

Break-even rent $2,294

Max offer price $182,766

Occupancy floor 99%

Sensitivity live

Price	-10% $16	-5% $-40	+0% $-97	+5% $-154	+10% $-210
Rent	-10% $-269	-5% $-183	+0% $-97	+5% $-11	+10% $75
Rate	-1.0pp $4	-0.5pp $-46	base $-97	+0.5pp $-149	+1.0pp $-201

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11508 Westwood Blvd #313 Orlando, FL	1.0	1.0	715	$2,800	$3.92	24d	1	0.04mi
11532 Westwood Blvd #628 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	24d	1	0.04mi
11538 Westwood Blvd #218 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	24d	1	0.07mi
11544 Westwood Blvd #1311 Orlando, FL	2.0	2.0	971	$1,750	$1.80	24d	1	0.07mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	1000	$3,000	$3.00	24d	1	0.08mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	985	$2,450	$2.49	8d	2	0.08mi
11588 Westwood Blvd #1514 Orlando, FL	1.0	1.0	800	$2,400	$3.00	24d	1	0.10mi
11582 Westwood Blvd Orlando, FL	1.0	1.0	754	$1,374	$1.82	24d	2	0.11mi
11574 Westwood Blvd #1134 Orlando, FL	1.0	1.0	754	$1,200	$1.59	24d	1	0.11mi
11568 Westwood Blvd #1021 Orlando, FL	2.0	2.0	1067	$1,775	$1.66	18d	1	0.13mi
11562 Westwood Blvd #934 Orlando, FL	1.0	1.0	800	$2,400	$3.00	24d	1	0.14mi
11562 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	933	$2,400	$2.57	8d	2	0.14mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,019	$1.92	3d	16	0.14mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,053	$1.96	15d	19	0.14mi
6800 Villa de Costa Dr Orlando, FL	2.0	2.0	960	$1,899	$1.98	3d	6	0.23mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,600	$2.17	14d	1	0.26mi
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$1,824	$1.87	2d	18	0.27mi
11833 Westwood Blvd Orlando, FL	1.0–3.0	1.0–2.0	1085	$2,229	$2.05	2d	11	0.28mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1094	$2,492	$2.28	3d	32	0.50mi
12024 Meadow Bend Loop Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,962	$1.85	24d	31	0.55mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,652	$1.74	2d	24	0.65mi
10107 Ancora Cir Orlando, FL	1.0–3.0	1.0–2.0	1091	$2,102	$1.93	4d	23	0.69mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$2,343	$2.27	3d	18	0.76mi
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,527	$2.16	3d	36	0.77mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1087	$3,022	$2.78	2d	21	0.84mi
6000 Paradiso Grande Blvd Orlando, FL	1.0–3.0	1.0–2.0	1305	$2,836	$2.17	8d	21	0.84mi
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	936	$2,642	$2.82	4d	22	0.85mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$2,251	$2.33	3d	30	0.85mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$2,422	$2.17	2d	50	0.92mi
7118 Altis Way Orlando, FL	1.0–3.0	1.0–2.0	1119	$2,112	$1.89	2d	20	0.95mi
10000 Palma Linda Way Orlando, FL	1.0–3.0	1.0–2.0	1130	$2,464	$2.18	2d	1	1.03mi
6701 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	735	$1,699	$2.31	4d	6	1.21mi
7010 Bayfront Scenic Dr Orlando, FL	1.0–2.0	1.0–2.0	903	$2,800	$3.10	4d	21	1.25mi
12843 Madison Pointe Cir #107 Orlando, FL	2.0	2.0	1107	$2,100	$1.90	24d	1	1.28mi
12806 Madison Pointe Cir Orlando, FL	1.0–3.0	1.0–2.0	1027	$1,859	$1.81	2d	16	1.30mi
8024 Cumberland Park Dr Orlando, FL	1.0–3.0	1.0–2.0	989	$1,804	$1.82	2d	48	1.32mi
12861 Madison Pointe Cir #106 Orlando, FL	1.0	1.0	696	$1,399	$2.01	3d	1	1.37mi
7119 Sand Lake Reserve Dr Orlando, FL	1.0–3.0	1.0–2.0	1041	$2,295	$2.20	2d	17	1.40mi
12914 Penn Station Ct #101 Orlando, FL	2.0	2.0	1090	$1,995	$1.83	24d	1	1.40mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-07
   remarks 693-char remark
2. 2026-06-07
   listed $199,900 Pending 1 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: $2,936 · $245/mo
• Projected year-2 tax: $2,936 · $245/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: $26,054
• − Mortgage interest: −$11,198
• − Property taxes: −$2,936
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − HOA: −$5,232
• − Depreciation: −$5,815
• Taxable loss: −$4,294
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $-133/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 — Williamsburg

• Score: 85/100
• State rank: #29
• US rank: #608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,161
• Household income: $69,348
• Rent vs Own: 68.3% rent · 31.7% own
• Severe rent burden: 1840.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 43% Hispanic / Latino 41% Two or more races 19% Black 6% Asian 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 1% Dominican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 4% Other Asian/Pacific 2%

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: ▲ 0.30%
• Current HPI: 300.2268
• Rent YoY: ▼ -3.20%
• 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

-23.4% since first listed

12 events — show timeline

• 2026-06-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-04 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-16 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-24 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2007-03-29 Sold (Public Records) $260,900 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,936 · +7.0% YoY. Source: county tax records.