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6034 Village Cir Unit GE 🌊 Lakefront
D- Composite 39.47
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).

  • ARV discount +12.9/15.0
  • Cash flow +7.0/30.0
  • 1% rule +5.0/10.0
  • Livability +4.3/5.0
  • Condition / age +3.8/5.0
  • Schools +2.9/10.0
  • Rent growth +2.3/5.0
  • DSCR +1.2/10.0
  • Appreciation +0.0/10.0

$159,000

6034 Village Cir Unit GE · Orlando, FL 32822
2 bd · 2.0 ba · 1,022 sqft · Condo · 372 Days on market
Built 1977 Good condition $156/sqft · 12% below area Est $180k · 12% under · waterfront $389/mo HOA · 24% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Charming 3 bedroom, 2bath condo in the desirable Village Square complex (Lake Frederica neighborhood)! Featuring a generous 1,022 sq. ft. layout, this tastefully maintained ground-floor unit offers comfort and convenience at every turn.

Key facts

  • Ground floor unit
  • Outdoor access
  • Communal grounds

Tags

GROUND FLOOR UNITWELL EQUIPPED KITCHENOUTDOOR ACCESSCOMMUNAL GROUNDSON SITE LAUNDRY FACILITIES

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath condo listed at $159k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
  • To cash-flow at today's rent, offer at most $126k (20.9% below list).
  • Meets the 1% rule at list price ($2k rent vs $159k).
  • Recommended offer: $126k (20.9% below list) — sets the bar for cash-flow.
  • Cap rate 4.6% vs local median 3.1% 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); 576 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
  • This rent runs 34% 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 $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 372 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
  • 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 24% of rent.
  • 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 $125,723 (20.9% below list)

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. It's been on market 372 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
  3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  5. 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?
  6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  8. 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?
  9. 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?
  10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
  11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
  12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
  13. 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.
  14. 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.
  15. 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
1.00%
Cap rate
4.56%
Cash-on-cash
-6.20%
DSCR
0.72
GRM
8.3

CMA / ARV

ARV (median comp)
$180,500
List price
$159,000
Delta
-11.91%
Verdict
UNDERPRICED
Comps
2 within 3.0 mi

Projected returns pro-forma

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

5-year hold
IRR
-31.7%
Equity multiple
-0.01×
Total profit
$-44,815
Equity at exit
$23,707
10-year hold
IRR
-68.6%
Equity multiple
-0.68×
Total profit
$-74,848
Equity at exit
$13,747

Cash invested: $44,520 (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.

Active competition Active MLS

For sale now
6 active · 10 under contract
Median asking
$174,445 ($180/sqft)
Median days on market
122 d
This list price
50% of active listings are priced below it
ARV vs active asking
-1.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32822

Home prices YoY
-21.1%
Rents YoY
-0.7%
Active inventory
576
Price-to-rent
8.3×

Monthly cashflow live

Estimated rent
$1,592 high interval (Pro) →
Mortgage (P&I)
$834
Tax est. 1.5%
$199 /mo · $2,385/yr
Insurance
$66
HOA
$389
Vacancy / Maint / Mgmt
$334
Net cashflow
$-230

Break-even live

Break-even rent $1,883
Max offer price $125,723
Occupancy floor

Sensitivity live

Price -10% $-120 -5% $-175 +0% $-230 +5% $-285 +10% $-340
Rent -10% $-356 -5% $-293 +0% $-230 +5% $-167 +10% $-104
Rate -1.0pp $-150 -0.5pp $-190 base $-230 +0.5pp $-271 +1.0pp $-313

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
$39,750
Closing costs
$4,770
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
6020 Village Cir N Orlando, FL 2.0 1.5 825 $1,390 $1.68 119d 1 0.03mi
6032 Village Cir N #6032 Orlando, FL 2.0 2.0 1022 $1,750 $1.71 43d 1 0.03mi
6077 Village Cir #6077 Orlando, FL 2.0 2.0 1022 $1,800 $1.76 119d 1 0.04mi
6065 Village Cir #6065 Orlando, FL 2.0 1.5 860 $1,295 $1.51 27d 1 0.05mi
6043 Village Cir #6043 Orlando, FL 2.0 1.5 860 $1,550 $1.80 113d 1 0.05mi
6083 Village Cir S Orlando, FL 3.0 2.5 1128 $1,599 $1.42 85d 1 0.05mi
5762 Folkstone Ln Orlando, FL 1.0–3.0 1.0–2.0 1081 $1,666 $1.54 0d 22 0.11mi
2545 Oak Park Way #118 Orlando, FL 2.0 2.0 953 $1,575 $1.65 23d 1 0.11mi
2509 Oak Park Way #115 Orlando, FL 2.0 2.0 953 $1,700 $1.78 10d 1 0.11mi
2634 Shadybranch Dr Orlando, FL 2.0 2.0 1189 $1,995 $1.68 7d 1 0.11mi
2439 Oak Park Way #217 Orlando, FL 2.0 2.0 953 $1,650 $1.73 98d 1 0.12mi
2143 Raper Dairy Rd Orlando, FL 2.0 1.0 576 $1,650 $2.86 0d 11 0.13mi
2451 Oak Park Way #120 Orlando, FL 2.0 2.0 953 $1,600 $1.68 27d 1 0.14mi
2365 Oak Park Way Orlando, FL 2.0 2.0 953 $1,350 $1.42 93d 1 0.14mi
2365 Oak Park Way #109 Orlando, FL 2.0 2.0 953 $1,350 $1.42 106d 1 0.14mi
2713 Oak Park Way #112 Orlando, FL 2.0 2.0 950 $1,350 $1.42 74d 1 0.14mi
2713 Oak Park Way #112 Orlando, FL 2.0 2.0 950 $1,350 $1.42 59d 1 0.14mi
2683 Oak Park Way #214 Orlando, FL 2.0 2.0 950 $1,700 $1.79 119d 1 0.14mi
6019 Scotchwood Gln #204 Orlando, FL 2.0 2.0 846 $1,395 $1.65 10d 1 0.14mi
6019 Scotchwood Gln Orlando, FL 2.0 2.0 846 $1,595 $1.89 64d 1 0.14mi
6126 Curry Ford Rd #248 Orlando, FL 1.0 1.0 742 $1,300 $1.75 56d 1 0.15mi
6031 Scotchwood Gln Orlando, FL 2.0 2.0 846 $1,540 $1.82 30d 2 0.15mi
6031 Scotchwood Gln Orlando, FL 2.0 2.0 846 $1,580 $1.87 63d 1 0.15mi
6007 Scotchwood Gln #31 Orlando, FL 2.0 2.5 1343 $1,695 $1.26 103d 1 0.16mi
6122 Curry Ford Rd #241 Orlando, FL 1.0 1.0 742 $1,325 $1.79 119d 1 0.16mi
6007 Scotchwood Gln Orlando, FL 2.0 2.5 1352 $1,695 $1.25 64d 1 0.17mi
6118 Curry Ford Rd Orlando, FL 1.0 1.0 742 $1,175 $1.58 119d 1 0.17mi
2452 Oak Park Way Orlando, FL 2.0 2.0 846 $1,549 $1.83 68d 1 0.19mi
6110 Curry Ford Rd Orlando, FL 1.0 1.0 742 $1,095 $1.48 82d 1 0.19mi
6110 Curry Ford Rd #117 Orlando, FL 1.0 1.0 742 $1,095 $1.48 88d 1 0.19mi
6037 Scotchwood Gln #8 Orlando, FL 3.0 2.5 1439 $2,100 $1.46 3d 1 0.19mi
6104 Curry Ford Rd #108 Orlando, FL 2.0 2.0 1051 $1,500 $1.43 103d 1 0.21mi
6104 Curry Ford Rd #207 Orlando, FL 2.0 2.0 1051 $1,600 $1.52 119d 1 0.21mi
2544 Woodgate Blvd Unit 100 1 Orlando, FL 2.0 2.0 900 $1,575 $1.75 10d 1 0.21mi
2540 Woodgate Blvd #106 Orlando, FL 2.0 2.0 900 $1,750 $1.94 0d 1 0.22mi
2536 Woodgate Blvd Orlando, FL 2.0 2.0 930 $1,650 $1.77 67d 1 0.22mi
2536 Woodgate Blvd #107 Orlando, FL 2.0 2.0 930 $1,650 $1.77 117d 1 0.23mi
5914 Mausser Dr Orlando, FL 1.0–4.0 1.0–2.5 1052 $1,804 $1.71 0d 15 0.24mi
2556 Woodgate Blvd #206 Orlando, FL 2.0 2.0 900 $1,650 $1.83 83d 1 0.25mi
2556 Woodgate Blvd Orlando, FL 1.0–2.0 1.0–2.0 805 $1,750 $2.17 6d 3 0.25mi

Property features AI

Finance

Other
Directions availableUnit listed as building number 6034
Financial info
Total monthly fees $389.91Total annual fees $4,678.92Lease restrictions apply
HOA & community
Monthly HOA $389.91 (includes pool)Association approval requiredClubhouseCommunity mailboxDeed restrictionsFitness centerPets allowed with breed restrictions

Exterior

Utilities
Public waterPublic sewerElectricity available
Home design
CondominiumOne storyFaces northFloor 1Condo land included
Construction
Other construction materialsOther roof typeOther foundation
Exterior features
BalconySidewalkTennis courts

Interior

Kitchen
DishwasherRangeMicrowaveRefrigerator
Bedrooms
2 bedrooms
Flooring
Ceramic tile
Bathrooms
2 full bathrooms
Heating & cooling
Central heatingCentral air conditioning
Interior features
Ceiling fans
Laundry & utility
Washer and dryer (in kitchen)

HOA detail $389/mo · $4,668/yr condo

Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-09-23
    days on market $159,000 Active 372 DOM
  2. 2026-09-22
    days on market $159,000 Active 371 DOM
  3. 2026-09-21
    days on market $159,000 Active 370 DOM
  4. 2026-09-20
    days on market $159,000 Active 369 DOM
  5. 2026-09-19
    days on market $159,000 Active 368 DOM
  6. 2026-09-18
    days on market $159,000 Active 367 DOM
  7. 2026-09-17
    days on market $159,000 Active 366 DOM
  8. 2026-09-16
    days on market $159,000 Active 365 DOM
  9. 2026-09-15
    days on market $159,000 Active 364 DOM
  10. 2026-09-14
    days on market $159,000 Active 363 DOM
  11. 2026-09-13
    days on market $159,000 Active 362 DOM
  12. 2026-09-12
    days on market $159,000 Active 361 DOM
  13. 2026-09-11
    days on market $159,000 Active 360 DOM
  14. 2026-09-05
    days on market $159,000 Active 354 DOM
  15. 2026-09-04
    days on market $159,000 Active 353 DOM
  16. 2026-09-03
    days on market $159,000 Active 352 DOM
  17. 2026-08-31
    days on market $159,000 Active 349 DOM
  18. 2026-08-29
    days on market $159,000 Active 347 DOM
  19. 2026-08-28
    days on market $159,000 Active 346 DOM
  20. 2026-08-27
    days on market $159,000 Active 345 DOM
  21. 2026-08-25
    days on market $159,000 Active 343 DOM
  22. 2026-08-23
    days on market $159,000 Active 341 DOM
  23. 2026-08-22
    days on market $159,000 Active 340 DOM
  24. 2026-08-21
    days on market $159,000 Active 339 DOM
  25. 2026-08-20
    days on market $159,000 Active 338 DOM
  26. 2026-08-19
    days on market $159,000 Active 337 DOM
  27. 2026-08-18
    days on market $159,000 Active 336 DOM
  28. 2026-08-17
    days on market $159,000 Active 335 DOM
  29. 2026-08-16
    days on market $159,000 Active 334 DOM
  30. 2026-08-15
    days on market $159,000 Active 333 DOM
  31. 2026-08-14
    days on market $159,000 Active 332 DOM
  32. 2026-08-13
    days on market $159,000 Active 331 DOM
  33. 2026-08-12
    days on market $159,000 Active 330 DOM
  34. 2026-08-11
    days on market $159,000 Active 329 DOM
  35. 2026-08-10
    days on market $159,000 Active 328 DOM
  36. 2026-08-09
    days on market $159,000 Active 327 DOM
  37. 2026-08-08
    days on market $159,000 Active 326 DOM
  38. 2026-08-06
    days on market $159,000 Active 324 DOM
  39. 2026-08-05
    days on market $159,000 Active 323 DOM
  40. 2026-08-04
    days on market $159,000 Active 322 DOM
  41. 2026-08-03
    days on market $159,000 Active 321 DOM
  42. 2026-07-31
    days on market $159,000 Active 318 DOM
  43. 2026-07-30
    days on market $159,000 Active 316 DOM
  44. 2026-07-28
    days on market $159,000 Active 315 DOM
  45. 2026-07-26
    days on market $159,000 Active 313 DOM
  46. 2026-07-23
    days on market $159,000 Active 310 DOM
  47. 2026-07-22
    days on market $159,000 Active 309 DOM
  48. 2026-07-21
    days on market $159,000 Active 308 DOM
  49. 2026-07-20
    days on market $159,000 Active 307 DOM
  50. 2026-07-18
    days on market $159,000 Active 305 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1 unhealthy d/yr today · 1 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$19,107
− Mortgage interest
−$8,906
− Property taxes
−$2,385
− Insurance
−$795
− Repairs & maintenance
−$1,529
− Management
−$1,529
− HOA
−$4,668
− Depreciation
−$4,625
Taxable loss
−$5,330
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,279
After-tax cash flow
$-1,480/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $5,110–$15,330 screening

This well-maintained townhouse in the Village Square complex offers a good condition with minimal repairs needed. Painting the exterior and maintaining the landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

  • Both Paint exterior — Enhances curb appeal and resale value
  • Both Landscaping — Improves curb appeal and rental value

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Ventura Elementary F FL #1,882/2,144 Nat'l #26,438/41,679 Middle Roberto Clemente Middle F FL #428/571 Nat'l #7,937/14,009 High Colonial High F FL #505/667 Nat'l #12,478/17,239

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
A Composite livability gradescore 86/100

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 · 1,618,226 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
23% of renters

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

Price history

6 events — show timeline
  • 2026-05-28 Relisted Stellar MLS as Distributed by MLS Grid
  • 2025-12-04 Relisted Stellar MLS as Distributed by MLS Grid
  • 2025-11-30 Pending Stellar MLS as Distributed by MLS Grid
  • 2025-11-19 Relisted Stellar MLS as Distributed by MLS Grid
  • 2025-11-18 Pending Stellar MLS as Distributed by MLS Grid
  • 2025-08-26 Listed $159,000 Stellar MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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