2512 Lemon Tree Ln Unit C · Orlando, FL 32839

$84,999

1 bd · 1.0 ba · 642 sqft · Condo · 118 Days on market

Built 1976 Good condition $371/mo HOA · 30% of rent

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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 +14.2/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. BACK ON THE MARKET!! Welcome to this beautifully updated 1-bedroom, 1-bath condo at 2512 Lemon Tree Ln, Unit 3C. This move-in-ready unit features brand-new tile flooring, new front windows, and a new washer, dryer, and dishwasher. Recently painted throughout, the interior feels bright and refreshed. Perfect for a single occupant or an investor, the condo has been previously rented and offers excellent income potential. Priced to sell and ready for a quick closing, this is a fantastic opportunity for low-maintenance living or a strong investment. Schedule your showing today before it is gone! Currently, tenant occupies condo and is paying $1300

Key facts

• New tile flooring
• Income potential
• Updated condo

Tags

• UPDATED CONDO
• NEW TILE FLOORING
• NEW FRONT WINDOWS
• NEW WASHER DRYER DISHWASHER
• RECENTLY PAINTED INTERIOR
• INCOME POTENTIAL

Property features AI

Finance

• Other: Unfurnished; Total living area about 642 square feet
• HOA & community: Monthly HOA dues of $371.90 (includes pool, maintenance, sewer, trash and water); Association: Premier Association Management of Central Florida; Association approval required; Pets allowed (max 35 lbs); Lease restrictions apply

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Residential condominium; Two-story building; Unit on floor 1; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Building identified as D
• Exterior features: Patio; Rear porch; Community tennis courts; Community pool; Level, paved lot; Asphalt road access

Interior

• Kitchen: Cooktop; Range; Dishwasher; Refrigerator
• Bedrooms: 1 bedroom (floor 1)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Thermostat; Walk-in closet; Window treatments; Blinds; Insulated windows
• Laundry & utility: Washer and dryer located in the kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $13 ($160/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 soft (-0.5%/yr); 224 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 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 $587 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 118 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 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 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,349 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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?
9. 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.
10. 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.
11. 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: 1.45% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.5%
• Equity multiple: 0.32×
• Total profit: $-16,284
• Equity at exit: $12,674

10-year hold

• IRR: -32.5%
• Equity multiple: -0.09×
• Total profit: $-26,017
• Equity at exit: $7,349

Cash invested: $23,800 (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 32839

• Home prices YoY: -20.1%
• Rents YoY: -0.5%
• Active inventory: 224
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$371
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $13

Break-even live

Break-even rent $1,213

Max offer price $84,999

Occupancy floor 94%

Sensitivity live

Price	-10% $72	-5% $43	+0% $13	+5% $-16	+10% $-45
Rent	-10% $-84	-5% $-35	+0% $13	+5% $62	+10% $110
Rate	-1.0pp $56	-0.5pp $35	base $13	+0.5pp $-9	+1.0pp $-31

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4308 Lakeway Dr Unit E Orlando, FL	1.0	1.0	642	$1,200	$1.87	24d	1	0.16mi
2636 Lemon Tree Ln #2636 Orlando, FL	1.0	1.0	642	$1,050	$1.64	24d	1	0.17mi
5017 City St #1923 Orlando, FL	1.0	1.0	724	$1,500	$2.07	24d	1	0.32mi
5028 Park Central Dr #2133 Orlando, FL	1.0	1.0	605	$1,350	$2.23	24d	1	0.33mi
5028 Park Central Dr #2131 Orlando, FL	1.0	1.0	605	$1,290	$2.13	4d	1	0.33mi
4028 Billingsgate Rd Orlando, FL	1.0	1.0	670	$1,200	$1.79	8d	1	0.38mi
2210 Yankee Pl #316 Orlando, FL	1.0	1.0	535	$1,375	$2.57	24d	1	0.41mi
2210 Yankee Pl #334 Orlando, FL	1.0	1.0	535	$1,195	$2.23	15d	1	0.41mi
2203 Yankee Pl #427 Orlando, FL	1.0	1.0	605	$1,325	$2.19	5d	1	0.42mi
1717 Holden Ave Orlando, FL	1.0–3.0	1.0–2.5	980	$1,049	$1.07	3d	26	0.49mi
4255 Barwood Dr Orlando, FL	1.0–3.0	1.0–2.5	1071	$1,185	$1.11	5d	1	0.52mi
1916 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,172	$1.98	24d	4	0.62mi
1940 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,225	$2.07	24d	4	0.63mi
4746 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	920	$1,146	$1.25	3d	40	0.63mi
1908 Lake Atriums Cir Orlando, FL	1.0	1.0	593	$1,124	$1.90	24d	3	0.65mi
2437 Americana Blvd Orlando, FL	2.0	1.0–2.0	895	$1,836	$2.05	3d	16	0.66mi
1902 Honour Rd Unit 1902-23 Orlando, FL	1.0	1.0	650	$1,200	$1.85	24d	1	0.67mi
1972 Lake Atriums Cir Orlando, FL	1.0–2.0	1.0–2.0	695	$1,150	$1.65	5d	2	0.67mi
1916 Honour Rd #1 Orlando, FL	1.0	1.0	650	$1,100	$1.69	24d	1	0.68mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	655	$1,225	$1.87	8d	3	0.70mi
1964 Lake Atriums Cir Orlando, FL	1.0	1.0	526	$1,250	$2.38	11d	2	0.70mi
4715 Rio Grande Ave Unit 2 Orlando, FL	1.0	1.0	750	$1,195	$1.59	22d	1	0.76mi
1980 Lake Fountain Dr Orlando, FL	1.0–2.0	1.0–2.0	870	$1,199	$1.38	3d	19	0.78mi
4937 Waterway Ct Orlando, FL	1.0–2.0	1.0–2.0	775	$970	$1.25	2d	62	1.01mi
3024 Rio Grande Ave Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,099	$1.04	24d	1	1.05mi
1968 Lake Heritage Cir Orlando, FL	1.0–3.0	1.0–2.0	960	$1,030	$1.07	2d	29	1.21mi

HOA detail condo

• Monthly dues: $371 · $4,452/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $84,999 Active 118 DOM
2. 2026-06-18
   days on market $84,999 Active 115 DOM
3. 2026-06-17
   days on market $84,999 Active 114 DOM
4. 2026-06-16
   days on market $84,999 Active 113 DOM
5. 2026-06-15
   days on market $84,999 Active 112 DOM
6. 2026-06-13
   days on market $84,999 Active 110 DOM
7. 2026-06-13
   days on market $84,999 Active 109 DOM
8. 2026-06-09
   days on market $84,999 Active 106 DOM
9. 2026-06-08
   days on market $84,999 Active 105 DOM
10. 2026-06-07
    days on market $84,999 Active 104 DOM
11. 2026-06-04
    days on market $84,999 Active 101 DOM
12. 2026-06-03
    days on market $84,999 Active 100 DOM
13. 2026-06-02
    days on market $84,999 Active 99 DOM
14. 2026-06-02
    days on market $84,999 Active 98 DOM
15. 2026-05-31
    days on market $84,999 Active 97 DOM
16. 2026-04-14
    status Active
17. 2026-03-27
    status Pending
18. 2026-03-23
    status Active
19. 2026-03-16
    status Pending
20. 2026-01-30
    listed $84,999 Active

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,760
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − HOA: −$4,452
• − Depreciation: −$2,473
• Taxable loss: −$987
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $397/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 · 13 photos

Good 75/100 Cosmetic rehab

This move-in-ready 1-bedroom, 1-bath condo is in good condition with recent updates and a fresh paint job. It offers excellent income potential and is ready for a quick closing.

Repairs flagged

• Minor Kitchen cabinets — Dated but not damaged.
• Minor Bathroom tile — Dated but not damaged.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value.
• Both Replace kitchen cabinets — Modernizes the space and increases resale value.
• Both Replace bathroom tile — Modernizes the space and increases resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated but not damaged.	Minor	$500–3,000
Bathroom tile · Dated but not damaged.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value. ↑
• Both Replace kitchen cabinets — Modernizes the space and increases resale value. ↑
• Both Replace bathroom tile — Modernizes the space and increases resale 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

• County: Orange County · 1,471,359 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: 5337.0

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 0.69)
• 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%
• Common ancestry: Hispanic 8% Estonian 1% Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• 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: —

Market trends

• HPI YoY: ▼ -89.65%
• Current HPI: 357.4828
• Rent YoY: ▼ -0.50%
• 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

5 events — show timeline

• 2026-04-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $84,999 Stellar MLS as Distributed by MLS Grid