5885 Dahlia Dr Unit 29/115 · Azalea Park, FL 32807

$138,000

2 bd · 1.0 ba · 830 sqft · Condo · 513 Days on market

Built 1972 $280/mo HOA · 17% of rent ↓ 11% since listing

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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 +17.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +5.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cozy 2-bedroom, 1-bathroom condo is situated in the tranquil Lake Barton Villas community, offering a blend of comfort and convenience. Ideal for first-time homebuyers or investors seeking a turnkey rental property. Conveniently located off Semoran Blvd (FL-436), with easy access to the 408 and Highway 50. Close proximity to Downtown Orlando, shopping centers, dining options, and public transportation, making it an ideal spot for both residents and tenants. Tenant in place $1500/month

Key facts

• $280 HOA
• Built 1972
• Listed 512 days

Property features AI

Finance

• Other: No lease restrictions
• Financial info: Total monthly fees $280; Total annual fees $3,360
• HOA & community: Monthly condo fee $280 (includes grounds maintenance); Association required; Association contact available; Deed restrictions; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; 2 total stories; One level living (unit on floor 1); Faces west
• Construction: Block construction; Shingle roof; Slab foundation; Building name: DAHLIA; Built on a 1.7-acre lot
• Exterior features: Balcony; Concrete road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: No in-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.0% in Azalea Park — 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 79/100 on livability (#144 in FL, #2,148 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment 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.
• Market conditions: Rents rising (+2.6%/yr); 172 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 34% of the median local income ($60k/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 $954 of loan paydown is wiped out by about $4k 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 513 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 513 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 1972 — 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: 1.22% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-16,896
• Equity at exit: $20,576

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-9,001
• Equity at exit: $11,932

Cash invested: $38,640 (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 32807

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 172
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$724
• Tax est. 1.5%: −$172 /mo · $2,070/yr
• Insurance: −$58
• HOA: −$280
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $93

Break-even live

Break-even rent $1,562

Max offer price $138,000

Occupancy floor 89%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5885 Dahlia Dr Unit 216 Orlando, FL	2.0	1.0	830	$1,500	$1.81	20d	1	0.01mi
5885 Dahlia Dr Unit 106/9 Orlando, FL	2.0	1.0	830	$1,350	$1.63	24d	1	0.01mi
5885 Dahlia Dr Orlando, FL	2.0	1.0	830	$1,348	$1.62	4d	2	0.03mi
5856 Dahlia Dr Azalea Park, FL	1.0–2.0	1.0	815	$1,525	$1.87	8d	5	0.03mi
536 Hibiscus Way Unit 7B Orlando, FL	3.0	2.0	1113	$3,977	$3.57	20d	1	0.23mi
160 Palmyra Dr Orlando, FL	2.0	1.0	850	$3,000	$3.53	22d	1	0.55mi
160 Palmyra Dr Unit 4 Orlando, FL	1.0	1.0	575	$2,000	$3.48	24d	1	0.55mi
160 Palmyra Dr Unit 5 Orlando, FL	1.0	1.0	600	$2,000	$3.33	24d	1	0.55mi
6003 Oleander Dr Orlando, FL	2.0	1.5	900	$1,700	$1.89	24d	1	0.56mi
5520 Lake Underhill Rd Unit 105 Orlando, FL	3.0	2.0	1050	$1,795	$1.71	24d	1	0.61mi
5520 Lake Underhill Rd Unit 203 Orlando, FL	3.0	2.0	1050	$1,695	$1.61	22d	1	0.61mi
5707 Beau Barton Pl Orlando, FL	1.0	1.0	525	$1,314	$2.50	3d	6	0.63mi
502 Engel Dr Orlando, FL	2.0	1.0	850	$2,250	$2.65	24d	1	0.67mi
247 Cocos Dr Orlando, FL	3.0	1.0	916	$1,950	$2.13	8d	1	0.85mi
908 Tucker Ave Orlando, FL	2.0	1.0	912	$1,550	$1.70	8d	1	0.85mi
5801 Shenandoah Way Orlando, FL	1.0–3.0	1.0–2.0	999	$1,450	$1.45	14d	3	0.93mi
6635 Breeze Way Orlando, FL	1.0–2.0	1.0–2.0	855	$1,550	$1.81	4d	1	0.99mi
1001 Shoreview Dr Orlando, FL	2.0	1.0–2.0	823	$1,860	$2.26	2d	25	1.01mi
1225 Moselle Ave Orlando, FL	1.0	1.0	555	$1,499	$2.70	15d	2	1.17mi
1225 Moselle Ave Apt 27 Orlando, FL	1.0	1.0	555	$1,499	$2.70	24d	1	1.18mi
1225 Moselle Ave Unit 15 Orlando, FL	1.0	1.0	555	$1,499	$2.70	3d	1	1.18mi
5835 La Costa Dr #104 Orlando, FL	2.0	2.0	1115	$1,600	$1.43	24d	1	1.19mi
4900 Dover Cir Unit 4906 Orlando, FL	1.0	1.0	583	$1,250	$2.14	8d	1	1.21mi
1228 Virginian Dr Orlando, FL	1.0	1.0	865	$850	$0.98	16d	1	1.26mi
917 S Alder Ave Orlando, FL	3.0	2.0	1014	$2,050	$2.02	24d	1	1.27mi
1124 Crosstown Way Orlando, FL	1.0–3.0	1.0–2.0	1104	$2,223	$2.01	2d	10	1.30mi
7325 Goldenpointe Blvd Orlando, FL	1.0–3.0	1.0–2.0	1050	$1,689	$1.61	8d	9	1.30mi
1303 Candlewyck Dr Orlando, FL	2.0	1.0	904	$1,500	$1.66	24d	1	1.32mi
7595 Sun Tree Cir Orlando, FL	1.0–2.0	1.0–2.0	744	$1,844	$2.48	2d	13	1.36mi
1220 Linda Ln Azalea Park, FL	2.0	1.0	813	$1,195	$1.47	8d	1	1.36mi
720 Faber Dr Orlando, FL	3.0	1.0	996	$2,050	$2.06	15d	1	1.43mi

HOA detail condo

• Monthly dues: $280 · $3,360/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $138,000 Active 513 DOM
2. 2026-06-17
   days on market $138,000 Active 512 DOM
3. 2026-06-16
   days on market $138,000 Active 511 DOM
4. 2026-06-15
   days on market $138,000 Active 510 DOM
5. 2026-06-13
   days on market $138,000 Active 508 DOM
6. 2026-06-13
   days on market $138,000 Active 507 DOM
7. 2026-06-09
   days on market $138,000 Active 504 DOM
8. 2026-06-08
   days on market $138,000 Active 503 DOM
9. 2026-06-07
   days on market $138,000 Active 502 DOM
10. 2026-06-04
    days on market $138,000 Active 499 DOM
11. 2026-06-03
    days on market $138,000 Active 498 DOM
12. 2026-06-02
    days on market $138,000 Active 497 DOM
13. 2026-06-02
    days on market $138,000 Active 496 DOM
14. 2026-05-31
    days on market $138,000 Active 495 DOM
15. 2025-12-02
    price $138,000
16. 2025-06-10
    price $140,000
17. 2025-05-26
    price $142,900
18. 2025-02-25
    price $149,900
19. 2025-01-21
    listed $155,000 Active

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

Taxation est. · year 1

• Rental income: $20,157
• − Mortgage interest: −$7,730
• − Property taxes: −$2,070
• − Insurance: −$690
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − HOA: −$3,360
• − Depreciation: −$4,015
• Taxable loss: −$933
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $1,343/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 — Azalea Park

• Score: 79/100
• State rank: #144
• US rank: #2148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Azalea Park, FL
• County: Orange County · 1,471,359 people
• City population: 34,933
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 34,456
• Household income: $59,971
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1566.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 25% Two or more races 24% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 28% Cuban 7% Dominican 5%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 52% Vietnamese 2% 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: ▼ -97.72%
• Current HPI: 388.4089
• Rent YoY: ▲ 2.60%
• 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

-11.0% since first listed

5 events — show timeline

• 2025-12-02 Price Changed $138,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-10 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-26 Price Changed $142,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-25 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Listed $155,000 Stellar MLS as Distributed by MLS Grid