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2616 Lemon Tree Ln Unit F 🏷️ Likely Rental
B+ Composite 76.64
Why this score? — see what drove the B+ 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 +30.0/30.0
  • ARV discount +15.0/15.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Livability +4.3/5.0
  • Schools +2.7/10.0
  • Rent growth +2.4/5.0
  • Condition / age +2.2/5.0
  • Appreciation +0.0/10.0

$81,900

2616 Lemon Tree Ln Unit F · Orlando, FL 32839
1 bd · 1.0 ba · 642 sqft · Townhouse · 160 Days on market
Built 1976 Fair condition 686 sqft lot $128/sqft · 42% below area Est $142k · 42% under · waterfront

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

Listing remarks

This is a great opportunity of Investors amazing location tenant in place paying $1250 per month first floor condo need a little TLC 1 bedroom, 1 bathroom

Key facts

  • Community pool
  • Built 1976
  • Listed 159 days

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…
🏷️ Possibly a rental listed for sale. The $81,900 price doesn't fit this home's estimated sale value (~$141,573) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

  • This is a 1-bed/1.0-bath townhouse listed at $82k. Condition is rated fair.

Deal economics

  • At list price, monthly cash flow is $403 ($5k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($1k rent vs $82k).
  • Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
  • Cap rate 12.2% 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: Catalina Elementary (math 35% / reading 26%, grade F, #1,862 of 2,144 statewide, top 88%, 612 students, 82% FRL); Memorial Middle (math 29% / reading 30%, grade F, #469 of 571 statewide, top 84%, 944 students, 75% FRL); Oak Ridge High (math 17% / reading 27%, grade F, #544 of 667 statewide, top 82%, 2,477 students, 66% FRL) — zoned schools average 75% FRL vs 56% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Zoned-school proficiency averages 27% at this address vs 48% district-wide (-21 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 (-0.5%/yr); 396 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 31% of the median local income ($47k/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 $566 of loan paydown is wiped out by about $2k 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.
  • At projected returns (-3.0% appreciation + 0.0% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 160 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
Recommended offer $72,072 (12.0% below list)

Questions for the listing agent

  1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
  2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
  8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
  9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
  10. 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.
  11. 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.
  12. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

1% rule
1.50% ✓
Cap rate
12.20%
Cash-on-cash
21.10%
DSCR
1.94
GRM
5.6

CMA / ARV

ARV (median comp)
$141,573
List price
$81,900
Delta
-42.15%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 10 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
4356 Aqua Vista Dr Unit 8A 0.00mi 1/1.0 642 (0%) 3mo $69,000 $107 97
4365 Aqua Vista Dr Unit D 0.04mi 1/1.0 642 (0%) 10mo $65,000 $101 90
2524 Lemon Tree Ln Unit F 0.16mi 1/1.0 642 (0%) 22mo $64,900 $101 74
2514 Lemon Tree Ln Unit I 0.17mi 1/1.0 642 (0%) 22mo $95,000 $148 73
2214 Metropolitan Way #1032 0.50mi 1/1.0 605 (-6%) 1mo $116,000 $192 66
5077 Park Centeal Dr #1532 0.44mi 1/1.0 605 (-6%) 8mo $129,000 $213 63
5055 City St #1626 0.37mi 1/1.0 724 (+13%) 3mo $112,000 $155 59
1934 Ludlow Ln #2708 0.56mi 1/1.0 670 (+4%) 23mo $78,000 $116 48
2214 Metropolitan Way #1031 0.50mi 1/1.0 605 (-6%) 24mo $158,000 $261 48
2336 Mid Town Ter #917 0.42mi 1/1.0 724 (+13%) 23mo $165,000 $228 40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold
IRR
10.1%
Equity multiple
1.39×
Total profit
$8,837
Equity at exit
$12,212
10-year hold
IRR
16.6%
Equity multiple
2.18×
Total profit
$26,949
Equity at exit
$7,081

Cash invested: $22,932 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
50 active · 19 under contract
Months of supply
30.0 mo (3%/mo absorbed)
Median asking
$125,000 ($172/sqft)
Median days on market
113 d
This list price
14% of active listings are priced below it
ARV vs active asking
+28.4% above current asking $/sqft

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

ZIP-level market 32839

Home prices YoY
-20.1%
Rents YoY
-0.5%
Active inventory
396
Price-to-rent
5.6×

Monthly cashflow live

Estimated rent
$1,227 high interval (Pro) →
Mortgage (P&I)
−$429
Tax est. 1.5%
−$102 /mo · $1,228/yr
Insurance
−$34
HOA
−$0
Vacancy / Maint / Mgmt
−$258
Net cashflow
$403

Break-even live

Break-even rent $716
Max offer price $81,900
Occupancy floor 62%

Sensitivity live

Price -10% $460 -5% $432 +0% $403 +5% $375 +10% $347
Rent -10% $306 -5% $355 +0% $403 +5% $452 +10% $500
Rate -1.0pp $445 -0.5pp $424 base $403 +0.5pp $382 +1.0pp $360

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
$20,475
Closing costs
$2,457
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
4326 Aqua Vista Dr Unit 10E Orlando, FL 1.0 1.0 642 $1,050 $1.64 75d 1 0.03mi
4368 Aqua Vista Dr Unit 8D Orlando, FL 1.0 1.0 642 $1,450 $2.26 6d 1 0.03mi
2636 Lemon Tree Ln #2636 Orlando, FL 1.0 1.0 642 $1,050 $1.64 164d 1 0.03mi
4308 Lakeway Dr Unit E Orlando, FL 1.0 1.0 642 $1,050 $1.64 10d 1 0.08mi
2526 Lemon Tree Ln Unit 4L Orlando, FL 1.0 1.0 642 $1,100 $1.71 6d 1 0.18mi
2526 Lemon Tree Ln Orlando, FL 1.0 1.0 642 $1,350 $2.10 10d 1 0.18mi
2514 Lemon Tree Ln Unit I Orlando, FL 1.0 1.0 642 $1,100 $1.71 1d 1 0.20mi
5017 City St Orlando, FL 1.0 1.0 724 $1,400 $1.93 10d 1 0.39mi
5017 City St Orlando, FL 1.0 1.0 687 $1,350 $1.97 9d 2 0.39mi
5017 City St #1923 Orlando, FL 1.0 1.0 724 $1,500 $2.07 164d 1 0.39mi
5118 City St Orlando, FL 1.0–2.0 1.0–2.0 893 $1,400 $1.57 15d 2 0.40mi
2315 Mid Town Ter #1432 Orlando, FL 1.0 1.0 619 $1,300 $2.10 85d 1 0.40mi
5028 Park Central Dr #2133 Orlando, FL 1.0 1.0 605 $1,350 $2.23 164d 1 0.43mi
5028 Park Central Dr #2127 Orlando, FL 1.0 1.0 605 $1,200 $1.98 10d 1 0.43mi
5028 Park Central Dr Orlando, FL 1.0–3.0 1.0–3.0 859 $1,225 $1.43 127d 2 0.43mi
2302 Mid Town Ter #1231 Orlando, FL 1.0 1.0 650 $1,300 $2.00 10d 1 0.46mi
5144 City St #223 Orlando, FL 1.0 1.0 724 $1,399 $1.93 7d 1 0.49mi
2210 Yankee Pl #334 Orlando, FL 1.0 1.0 535 $1,195 $2.23 155d 1 0.49mi
2210 Yankee Pl #316 Orlando, FL 1.0 1.0 535 $1,375 $2.57 164d 1 0.49mi
2210 Yankee Pl #316 Orlando, FL 1.0 1.0 535 $1,300 $2.43 35d 1 0.49mi
2214 Metropolitan Way #1034 Orlando, FL 1.0 1.0 605 $1,390 $2.30 10d 1 0.50mi
2214 Metropolitan Way #1022 Orlando, FL 1.0 1.0 605 $1,350 $2.23 35d 1 0.50mi
4028 Billingsgate Rd Orlando, FL 1.0 1.0 670 $1,095 $1.63 75d 1 0.50mi
4028 Billingsgate Rd #1902 Orlando, FL 1.0 1.0 670 $995 $1.49 10d 1 0.50mi
2203 Yankee Pl #427 Orlando, FL 1.0 1.0 605 $1,325 $2.19 145d 1 0.52mi
5136 Park Central Dr #223 Orlando, FL 1.0 1.0 535 $1,200 $2.24 29d 1 0.52mi
2022 Ludlow Ln Orlando, FL 1.0 1.0 670 $1,295 $1.93 10d 1 0.56mi
4673 Gardens Park Blvd Orlando, FL 1.0–2.0 1.0–2.0 944 $1,485 $1.57 0d 15 0.57mi
4255 Barwood Dr Orlando, FL 1.0–3.0 1.0–2.5 1071 $1,185 $1.11 120d 1 0.68mi
1717 Holden Ave Orlando, FL 1.0–3.0 1.0–2.5 980 $1,019 $1.04 1d 21 0.69mi
2437 Americana Blvd Orlando, FL 2.0 1.0–2.0 895 $1,744 $1.95 3d 16 0.70mi
1940 Lake Atriums Cir Orlando, FL 1.0 1.0 526 $1,350 $2.57 34d 1 0.78mi
1940 Lake Atriums Cir Orlando, FL 1.0 1.0 526 $1,250 $2.38 9d 2 0.78mi
1940 Lake Atriums Cir Orlando, FL 1.0 1.0 593 $1,200 $2.02 101d 4 0.78mi
1940 Lake Atriums Cir #112 Orlando, FL 1.0 1.0 660 $1,050 $1.59 36d 1 0.78mi
1940 Lake Atriums Cir #110 Orlando, FL 1.0 1.0 526 $1,350 $2.57 5d 1 0.78mi
1916 Lake Atriums Cir Orlando, FL 1.0 1.0 526 $1,072 $2.04 17d 2 0.79mi
1916 Lake Atriums Cir Orlando, FL 1.0 1.0 526 $1,150 $2.19 10d 1 0.79mi
1916 Lake Atriums Cir #48 Orlando, FL 1.0 1.0 660 $1,050 $1.59 3d 1 0.79mi
1916 Lake Atriums Cir #28 Orlando, FL 1.0 1.0 526 $995 $1.89 23d 1 0.79mi

Property features AI

Finance

Other
UnfurnishedNo lease restrictions indicated
HOA & community
HOA with monthly feesAssociation approval requiredHOA includes poolCommunity poolCommunity tennis courtsPets allowed (up to 25 lbs)

Exterior

Utilities
Private waterPrivate sewerCable available
Home design
CondominiumResidential propertyOne-levelFaces southUnit on first floor
Construction
Frame constructionShingle roofBuilt on block foundation
Exterior features
BalconyAsphalt road access

Interior

Kitchen
DishwasherRange hoodRefrigerator
Bedrooms
1 bedroom
Flooring
Ceramic tileBlock foundation
Bathrooms
1 full bathroom
Heating & cooling
Central heatCentral air
Interior features
Ceiling fans
Laundry & utility
Inside laundryWasherDryer

Listing history 50 events

  1. 2026-08-31
    days on market $81,900 Active 160 DOM
  2. 2026-08-29
    days on market $81,900 Active 158 DOM
  3. 2026-08-28
    days on market $81,900 Active 157 DOM
  4. 2026-08-27
    days on market $81,900 Active 156 DOM
  5. 2026-08-25
    days on market $81,900 Active 154 DOM
  6. 2026-08-24
    days on market $81,900 Active 153 DOM
  7. 2026-08-23
    days on market $81,900 Active 152 DOM
  8. 2026-08-22
    days on market $81,900 Active 151 DOM
  9. 2026-08-21
    days on market $81,900 Active 150 DOM
  10. 2026-08-20
    days on market $81,900 Active 149 DOM
  11. 2026-08-19
    days on market $81,900 Active 148 DOM
  12. 2026-08-18
    days on market $81,900 Active 147 DOM
  13. 2026-08-17
    days on market $81,900 Active 146 DOM
  14. 2026-08-16
    days on market $81,900 Active 145 DOM
  15. 2026-08-15
    days on market $81,900 Active 144 DOM
  16. 2026-08-15
    price $81,900 Active 143 DOM
  17. 2026-08-14
    days on market $87,900 Active 143 DOM
  18. 2026-08-13
    days on market $87,900 Active 142 DOM
  19. 2026-08-12
    days on market $87,900 Active 141 DOM
  20. 2026-08-11
    days on market $87,900 Active 140 DOM
  21. 2026-08-10
    days on market $87,900 Active 139 DOM
  22. 2026-08-09
    days on market $87,900 Active 138 DOM
  23. 2026-08-08
    days on market $87,900 Active 137 DOM
  24. 2026-08-06
    days on market $87,900 Active 135 DOM
  25. 2026-08-05
    days on market $87,900 Active 134 DOM
  26. 2026-08-04
    days on market $87,900 Active 133 DOM
  27. 2026-08-03
    days on market $87,900 Active 132 DOM
  28. 2026-07-31
    days on market $87,900 Active 129 DOM
  29. 2026-07-30
    days on market $87,900 Active 127 DOM
  30. 2026-07-28
    days on market $87,900 Active 126 DOM
  31. 2026-07-26
    days on market $87,900 Active 124 DOM
  32. 2026-07-24
    days on market $87,900 Active 122 DOM
  33. 2026-07-23
    days on market $87,900 Active 121 DOM
  34. 2026-07-22
    days on market $87,900 Active 120 DOM
  35. 2026-07-21
    days on market $87,900 Active 119 DOM
  36. 2026-07-20
    days on market $87,900 Active 118 DOM
  37. 2026-07-18
    days on market $87,900 Active 116 DOM
  38. 2026-07-16
    days on market $87,900 Active 114 DOM
  39. 2026-07-15
    days on market $87,900 Active 113 DOM
  40. 2026-07-14
    days on market $87,900 Active 112 DOM
  41. 2026-07-13
    days on market $87,900 Active 111 DOM
  42. 2026-07-13
    days on market $87,900 Active 110 DOM
  43. 2026-07-11
    days on market $87,900 Active 109 DOM
  44. 2026-07-10
    days on market $87,900 Active 108 DOM
  45. 2026-07-10
    days on market $87,900 Active 107 DOM
  46. 2026-07-07
    days on market $87,900 Active 105 DOM
  47. 2026-07-06
    days on market $87,900 Active 104 DOM
  48. 2026-07-05
    days on market $87,900 Active 103 DOM
  49. 2026-07-03
    days on market $87,900 Active 101 DOM
  50. 2026-07-02
    days on market $87,900 Active 100 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$14,723
− Mortgage interest
−$4,588
− Property taxes
−$1,228
− Insurance
−$410
− Repairs & maintenance
−$1,178
− Management
−$1,178
− Depreciation
−$2,383
Taxable income
$3,759
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$902
After-tax cash flow
$3,937/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 · 12 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,210–$9,630 screening

This first-floor condo is in fair condition with some cosmetic updates needed. Painting and flooring replacements can significantly enhance its value.

Repairs flagged

  • Minor Paint — Paint appears worn on interior walls
  • Minor Flooring — Tile flooring in good condition

Value-add opportunities

  • Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
  • Both Replace tile flooring — New flooring improves aesthetics and durability ↑
  • Both Update bathrooms — Modernizing bathrooms can attract more tenants and buyers ↑
  • Both Upgrade kitchen appliances — Upgraded appliances can increase both rental and resale 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 27/100

Zoned Schools

Elementary Catalina Elementary F FL #1,862/2,144 Nat'l #26,279/41,679 Middle Memorial Middle F FL #469/571 Nat'l #9,020/14,009 High Oak Ridge High F FL #544/667 Nat'l #13,673/17,239

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

County
Orange County · 1,618,226 people
City population
964,969
Metro
Orlando-Kissimmee-Sanford, FL
Population (ZIP)
53,242
Household income
$47,313
Rent vs Own
75.1% rent · 24.9% own
Severe rent burden
22% 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
Diverse neighborhood (Simpson 0.69)
Race & ethnicity
Hispanic / Latino 39% Black 35% Two or more races 17% White 16% Asian 4%
Hispanic origin (detail)
Mexican 5% Puerto Rican 14% Cuban 2% Dominican 3%
Languages at home
51% English-only · Spanish 33% French/Haitian/Cajun 9% Other Indo-European 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
—

Price history

1 event — show timeline
  • 2026-03-19 Listed $87,900 Stellar MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…