732 Mcdougall Ct #732 · Sky Lake, FL 32809

$135,000

3 bd · 2.0 ba · 700 sqft · Condo public records · 308 Days on market

Built 1976 $250/mo HOA · 16% 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 +15.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +4.8/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2nd floor 2 bedroom 2 bath condo is centrally located close to schools, dining, and shopping. The condo needs paint and flooring.

Key facts

• $250 HOA
• Community pool
• Built 1976

Property features AI

Finance

• Other: Condo land included; Unit is on floor number 2
• Financial info: Total monthly fees: $250; Total annual fees: $3,000; Lease restrictions apply
• HOA & community: Monthly condo/association fee of $250 (includes other items); Association approval required; Association name: Lilly Gaetan; Community pool; Pets allowed

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: No water source listed; Public sewer; Cable available and connected; Electricity connected; Sewer connected
• Home design: Condominium; Residential property; 2 stories; Faces east; Second-floor unit
• Construction: Block construction; Shingle roof; Slab foundation; Built area about 700 square feet
• Exterior features: Other exterior features; Asphalt road surface

Interior

• Kitchen: Convection oven; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $58 ($691/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#52 in FL, #916 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• 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: Winegard Elementary (math 36% / reading 33%, grade F, #1,709 of 2,144 statewide, top 81%, 658 students, 75% FRL); Oak Ridge High (math 17% / reading 27%, grade F, #544 of 667 statewide, top 82%, 2,477 students, 66% FRL).
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-20 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 (-1.1%/yr); 127 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% of the median local income ($58k/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 $933 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 308 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $135k implies a 73% gain — meaningful room to come down on a strong offer.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 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 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 A-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: 1.13% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 7.4

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-22,513
• Equity at exit: $20,129

10-year hold

• IRR: -18.5%
• Equity multiple: 0.17×
• Total profit: $-31,487
• Equity at exit: $11,672

Cash invested: $37,800 (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 32809

• Rents YoY: -1.1%
• Active inventory: 127
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$708
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$56
• HOA: −$250
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $58

Break-even live

Break-even rent $1,448

Max offer price $135,000

Occupancy floor 91%

Sensitivity live

Price	-10% $134	-5% $96	+0% $58	+5% $19	+10% $-19
Rent	-10% $-63	-5% $-2	+0% $58	+5% $118	+10% $178
Rate	-1.0pp $126	-0.5pp $92	base $58	+0.5pp $23	+1.0pp $-13

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
746 McDougall Ct Unit G Orlando, FL	2.0	2.0	700	$1,335	$1.91	24d	1	0.03mi
747 Wyman Ct #747 Orlando, FL	2.0	2.0	700	$1,350	$1.93	24d	1	0.07mi
415 W Lancaster Rd Unit 2 Orlando, FL	2.0	1.0	700	$1,400	$2.00	24d	1	0.94mi
104 W Lancaster Rd Pine Castle, FL	2.0	1.0	672	$1,195	$1.78	24d	1	1.02mi
1031 Royal Palm Ave Unit 2 Pine Castle, FL	2.0	1.0	638	$1,195	$1.87	24d	1	1.39mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $135,000 Active 308 DOM
2. 2026-06-17
   days on market $135,000 Active 307 DOM
3. 2026-06-16
   days on market $135,000 Active 306 DOM
4. 2026-06-15
   days on market $135,000 Active 305 DOM
5. 2026-06-13
   days on market $135,000 Active 303 DOM
6. 2026-06-13
   days on market $135,000 Active 302 DOM
7. 2026-06-09
   days on market $135,000 Active 299 DOM
8. 2026-06-08
   days on market $135,000 Active 298 DOM
9. 2026-06-07
   days on market $135,000 Active 297 DOM
10. 2026-06-04
    days on market $135,000 Active 294 DOM
11. 2026-06-03
    days on market $135,000 Active 293 DOM
12. 2026-06-02
    days on market $135,000 Active 292 DOM
13. 2026-06-02
    days on market $135,000 Active 291 DOM
14. 2026-05-31
    days on market $135,000 Active 290 DOM
15. 2025-08-14
    listed $135,000 Active
16. 2000-03-31
    soldstatus $78,000

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,557 · $130/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,251
• − Mortgage interest: −$7,562
• − Property taxes: −$1,557
• − Insurance: −$675
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − HOA: −$3,000
• − Depreciation: −$3,927
• Taxable loss: −$1,390
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $1,025/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 — Sky Lake

• Score: 83/100
• State rank: #52
• US rank: #916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sky Lake, FL
• County: Orange County · 1,471,359 people
• City population: 29,379
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 29,237
• Household income: $57,879
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 1274.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 22% White 22% Black 13% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 20% Cuban 6% Dominican 5%
• Common ancestry: Hispanic 6% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 37% English-only · Spanish 53% French/Haitian/Cajun 7% Vietnamese 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: ▼ -220.78%
• Current HPI: 376.9662
• Rent YoY: ▼ -1.06%
• 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

+73.1% since first listed

2 events — show timeline

• 2025-08-14 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2000-03-31 Sold (Public Records) $78,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,557 · +14.1% YoY. Source: county tax records.