2759 L B Mcleod Rd Unit B · Orlando, FL 32805

$84,000

1 bd · 1.0 ba · 780 sqft · Condo · 22 Days on market

Built 1973 Good condition $320/mo HOA · 26% of rent

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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 +19.0/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property with more than 12.8% of annual ROI! Fantastic location! Close to interstate, shopping and much more! This 1 bedroom 1 bath is rented to a stable tenant. Community pool and onsite management office, HOA is making improvements to the exteriors. This property is perfect for your investment portfolio and with guaranteed rent, a secure investment!!

Key facts

• Central heating
• Air conditioning
• Private patio

Tags

• PRIVATE PATIO
• CENTRAL HEATING
• AIR CONDITIONING
• POOL
• MAINTAINED COMMON AREAS
• EASY ACCESS TO I-4

Property features AI

Finance

• Other: Unfurnished unit; Living area listed as 780 (unit not repeated as sq. ft.)
• HOA & community: Community has an association; Managed by Colombo Management Group LLC; Association fee $320 monthly

Exterior

• Parking: Parking lot
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Faces east; Main-level entry
• Construction: Stucco exterior; Shingle roof; Built (year not provided)
• Exterior features: Asphalt road access; Lot features: Other; Does not have a private pool

Interior

• Kitchen: Kitchen on the main level; No appliances included
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; 4 total rooms
• Laundry & utility: Unfurnished unit (no washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Market conditions: Rents rising (+1.4%/yr); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($41k/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 $581 of loan paydown is wiped out by about $3k 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 22 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago 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.
• Current owner paid $52k; list at $84k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $82,740 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.59×
• Total profit: $-9,728
• Equity at exit: $12,525

10-year hold

• IRR: -5.9%
• Equity multiple: 0.65×
• Total profit: $-8,138
• Equity at exit: $7,263

Cash invested: $23,520 (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.

Methodology + full state rankings →

ZIP-level market 32805

• Home prices YoY: -7.6%
• Rents YoY: 1.4%
• Active inventory: 140
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$320
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $88

Break-even live

Break-even rent $1,140

Max offer price $84,000

Occupancy floor 88%

Sensitivity live

Price	-10% $146	-5% $117	+0% $88	+5% $59	+10% $30
Rent	-10% $-11	-5% $39	+0% $88	+5% $138	+10% $187
Rate	-1.0pp $131	-0.5pp $110	base $88	+0.5pp $67	+1.0pp $44

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2783 L B McLeod Rd Unit D Orlando, FL	2.0	1.5	992	$1,195	$1.20	24d	1	0.00mi
2789 L B McLeod Rd Unit 2789B Orlando, FL	1.0	1.0	780	$1,100	$1.41	22d	1	0.03mi
2787 L B McLeod Rd Unit D Orlando, FL	2.0	1.0	780	$1,300	$1.67	15d	1	0.04mi
2777 L B McLeod Rd Unit C Orlando, FL	2.0	1.5	922	$1,150	$1.25	15d	1	0.09mi
2777 L B McLeod Rd Unit 2777A Orlando, FL	2.0	1.5	992	$1,350	$1.36	3d	1	0.09mi
2775 L B McLeod Rd Unit B Orlando, FL	2.0	1.5	992	$1,300	$1.31	22d	1	0.11mi
3960 Crayrich Cir Orlando, FL	1.0	2.0	762	$1,150	$1.51	24d	1	0.49mi
3977 Crayrich Cir Unit C-1 Orlando, FL	1.0	1.5	762	$1,210	$1.59	11d	1	0.52mi
3977 Crayrich Cir Orlando, FL	1.0	1.0	762	$1,210	$1.59	8d	1	0.53mi
3914 Crayrich Cir Unit GE Orlando, FL	1.0	1.5	762	$1,200	$1.57	24d	1	0.55mi
1835 Warringwood Dr Orlando, FL	2.0	1.5	762	$1,395	$1.83	22d	1	0.60mi
3024 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,099	$1.04	24d	1	0.61mi
4010 Dolomite St Unit A6 Orlando, FL	1.0	1.5	762	$1,200	$1.57	15d	1	0.63mi
4028 Billingsgate Rd Orlando, FL	1.0	1.0	670	$1,200	$1.79	8d	1	0.68mi
4308 Lakeway Dr Unit E Orlando, FL	1.0	1.0	642	$1,200	$1.87	24d	1	0.72mi
2622 Lemon Tree Ln Unit 6-K Orlando, FL	2.0	2.0	976	$1,200	$1.23	22d	1	0.75mi
2636 Lemon Tree Ln #2636 Orlando, FL	1.0	1.0	642	$1,050	$1.64	24d	1	0.75mi
4424 S Texas Ave Unit 204 Orlando, FL	2.0	2.0	900	$1,900	$2.11	10d	1	0.83mi
4424 S Texas Ave Unit 1-2051-205 Orlando, FL	2.0	2.0	900	$1,750	$1.94	3d	1	0.83mi
4255 Barwood Dr Orlando, FL	1.0–3.0	1.0–2.5	1071	$1,185	$1.11	5d	1	0.83mi
4405 S Texas Ave Orlando, FL	2.0	2.0	1100	$1,550	$1.41	24d	1	0.86mi
2153 Rio Grande Ave Orlando, FL	2.0	1.0	828	$1,400	$1.69	24d	1	0.93mi
4673 Gardens Park Blvd Orlando, FL	1.0–3.0	1.0–2.0	1109	$1,741	$1.57	2d	16	1.12mi
3810 Thompson St Orlando, FL	2.0	1.0	900	$1,500	$1.67	3d	1	1.12mi
5017 City St #1923 Orlando, FL	1.0	1.0	724	$1,500	$2.07	24d	1	1.14mi
5028 Park Central Dr #2133 Orlando, FL	1.0	1.0	605	$1,350	$2.23	24d	1	1.16mi
5028 Park Central Dr #2131 Orlando, FL	1.0	1.0	605	$1,290	$2.13	3d	1	1.16mi
1019 26th St Orlando, FL	2.0	1.0	720	$1,500	$2.08	24d	1	1.16mi
2201 Metropolitan Way Orlando, FL	2.0	2.0	874	$1,475	$1.69	3d	1	1.16mi
1717 Holden Ave Orlando, FL	1.0–3.0	1.0–2.5	980	$1,049	$1.07	2d	26	1.18mi
4725 S Texas Ave Apt C Orlando, FL	2.0	2.0	976	$1,249	$1.28	24d	1	1.22mi
4733 S Texas Ave Unit 4733B Orlando, FL	2.0	2.0	976	$1,450	$1.49	22d	1	1.22mi
4703 S Texas Ave Unit A Orlando, FL	1.0	1.0	756	$1,200	$1.59	24d	1	1.22mi
2210 Yankee Pl #316 Orlando, FL	1.0	1.0	535	$1,375	$2.57	24d	1	1.23mi
2210 Yankee Pl #334 Orlando, FL	1.0	1.0	535	$1,195	$2.23	15d	1	1.23mi
4711 S Texas Ave Unit 4711A Orlando, FL	2.0	2.0	976	$1,600	$1.64	24d	1	1.24mi
4749 S Texas Ave Unit 4749C Orlando, FL	2.0	2.0	976	$1,450	$1.49	24d	1	1.24mi
2203 Yankee Pl #427 Orlando, FL	1.0	1.0	605	$1,325	$2.19	5d	1	1.25mi
4807 S Texas Ave Unit 4807C Orlando, FL	1.0	1.0	756	$1,599	$2.12	24d	1	1.25mi
4807 S Texas Ave Unit 4807D Orlando, FL	1.0	1.0	756	$1,349	$1.78	24d	1	1.25mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $84,000 Active 22 DOM
2. 2026-06-17
   days on market $84,000 Active 21 DOM
3. 2026-06-16
   days on market $84,000 Active 20 DOM
4. 2026-06-15
   days on market $84,000 Active 19 DOM
5. 2026-06-13
   days on market $84,000 Active 17 DOM
6. 2026-06-13
   days on market $84,000 Active 16 DOM
7. 2026-06-09
   days on market $84,000 Active 13 DOM
8. 2026-06-08
   days on market $84,000 Active 12 DOM
9. 2026-06-07
   days on market $84,000 Active 11 DOM
10. 2026-06-04
    days on market $84,000 Active 8 DOM
11. 2026-06-03
    days on market $84,000 Active 7 DOM
12. 2026-06-02
    days on market $84,000 Active 6 DOM
13. 2026-06-01
    days on market $84,000 Active 5 DOM
14. 2026-05-31
    days on market $84,000 Active 4 DOM
15. 2026-05-28
    listed $84,000 Active
16. 2022-11-30
    historical
17. 2022-07-08
    listed $95,000 Active
18. 2019-03-20
    soldstatus $52,000 Sold 373-char remark

    Show marketing remark (373 chars)

    Great investment property with more than 12.8% of annual ROI! Fantastic location! Close to interstate, shopping and much more! This 1 bedroom 1 bath is rented to a stable tenant. Community pool and onsite management office, HOA is making improvements to the exteriors. This property is perfect for your investment portfolio and with guaranteed rent, a secure investment!!

19. 2019-01-30
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Great investment property with more than 12.8% of annual ROI! Fantastic location! Close to interstate, shopping and much more! This 1 bedroom 1 bath is rented to a stable tenant. Community pool and onsite management office, HOA is making improvements to the exteriors. This property is perfect for your investment portfolio and with guaranteed rent, a secure investment!!

20. 2018-12-06
    price $53,900 373-char remark

    Show marketing remark (373 chars)

    Great investment property with more than 12.8% of annual ROI! Fantastic location! Close to interstate, shopping and much more! This 1 bedroom 1 bath is rented to a stable tenant. Community pool and onsite management office, HOA is making improvements to the exteriors. This property is perfect for your investment portfolio and with guaranteed rent, a secure investment!!

21. 2018-10-02
    price $56,900 373-char remark

    Show marketing remark (373 chars)

    Great investment property with more than 12.8% of annual ROI! Fantastic location! Close to interstate, shopping and much more! This 1 bedroom 1 bath is rented to a stable tenant. Community pool and onsite management office, HOA is making improvements to the exteriors. This property is perfect for your investment portfolio and with guaranteed rent, a secure investment!!

22. 2018-10-01
    listed $52,900 Active 373-char remark

    Show marketing remark (373 chars)

    Great investment property with more than 12.8% of annual ROI! Fantastic location! Close to interstate, shopping and much more! This 1 bedroom 1 bath is rented to a stable tenant. Community pool and onsite management office, HOA is making improvements to the exteriors. This property is perfect for your investment portfolio and with guaranteed rent, a secure investment!!

ⓘ 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: $15,021
• − Mortgage interest: −$4,705
• − Property taxes: −$1,260
• − Insurance: −$420
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − HOA: −$3,840
• − Depreciation: −$2,444
• Taxable loss: −$52
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $1,073/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

Good 75/100 Cosmetic rehab

This well-maintained 1-bedroom, 1-bathroom condo in Catalina Isles is ready for a new owner or renter. It offers a good ROI and is conveniently located with easy access to major roads and shopping centers.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can make the space feel new and inviting
• Both Updating the flooring — Hardwood floors are durable and can add value to the property
• Both Upgrading the kitchen appliances — Modern appliances can attract more renters and buyers
• Both Adding a smart home system — Smart home features can increase the property's appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can make the space feel new and inviting ↑
• Both Updating the flooring — Hardwood floors are durable and can add value to the property ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more renters and buyers ↑
• Both Adding a smart home system — Smart home features can increase the property's appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 19,294
• Household income: $40,515
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1597.0

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 (70%)
• Race & ethnicity: Black 70% Hispanic / Latino 15% White 13% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 9% Russian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 11% French/Haitian/Cajun 8%

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: ▼ -35.19%
• Current HPI: 429.3242
• Rent YoY: ▲ 1.42%
• 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

+58.8% since first listed

8 events — show timeline

• 2026-05-28 Listed $84,000 SCMLS
• 2022-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-08 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-20 Sold (MLS) $52,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-12-06 Price Changed $53,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-02 Price Changed $56,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-01 Listed $52,900 Stellar MLS as Distributed by MLS Grid