2507 N Alafaya Trl #10 · University, FL 32826

$145,000

2 bd · 1.0 ba · 850 sqft · Condo public records · 101 Days on market

Built 1973 $250/mo HOA · 16% of rent

---

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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2/1 Condo is located in Windmill Point, Perfect for Investment or First Time Owners. Nice Kitchen with Dining Area, Overlooking the Spacious Living Room with a Screened in balcony (Recently rebuilt ) looking out to tennis Court. Lots of Natural Light! Bathroom and Bedrooms have tiled floors . Tile in bathroom shower too. in BATHROOM: Cabinets, Sink, Faucet, Lighting, Mirror and Tile in the Bathroom. A C Is only 2 years old . Community Features a Pool/Sundeck, Tennis, Sand and Basketball Courts, Laundry Facilities and a Courtyard with Grills! Community has been going under renovations/upgrades. Convenient location, Minutes away from UCF, Easy access to 408/417. Minutes from University Blvd. Restaurants and Waterford Lakes Shopping/Dining! Tenants love the home and look after it as their own and would like to stay if purchased by an investor. !

Key facts

• High demand location
• Spacious living area
• Natural light

Tags

• HIGH DEMAND LOCATION
• MOVE IN READY UNIT
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• NATURAL LIGHT
• QUICK ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• Other: No lease restrictions indicated
• Financial info: Total monthly fees $250; Total annual fees $3,000
• HOA & community: HOA: Windmill Point Condos; Monthly condo fee $250 (includes pool and maintenance of structures); Community pool; Pets allowed (max 35 lbs)

Exterior

• Parking: Public maintained road access
• Utilities: Public water; Public sewer; Cable connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; 2 total stories; Faces north; Second-floor unit; Entry level: One
• Construction: Block and stucco construction; Shingle roof; Block foundation; Built with approximately 850 sq ft of living area
• Exterior features: Enclosed screened rear porch; Balcony; Sidewalk; Paved asphalt road

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms (one on the 2nd floor)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room/dining room combo; Thermostat; Window treatments; Blinds
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-8 ($-98/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (1.0% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 3.8% in University — 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 85/100 on livability (#28 in FL, #603 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living 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: Riverdale Elementary (math 48% / reading 53%, grade D+, #1,055 of 2,144 statewide, top 50%, 595 students, 71% FRL); Corner Lake Middle (math 42% / reading 47%, grade D, #320 of 571 statewide, top 57%, 841 students, 54% FRL); University High (math 25% / reading 57%, grade F, #289 of 667 statewide, top 44%, 2,555 students, 45% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 105 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 101 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 11983% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $96k; list at $145k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 7.7

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: -20.8%
• Equity multiple: 0.30×
• Total profit: $-28,417
• Equity at exit: $21,620

10-year hold

• IRR: -26.1%
• Equity multiple: -0.04×
• Total profit: $-42,395
• Equity at exit: $12,537

Cash invested: $40,600 (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 32826

• Home prices YoY: -17.0%
• Rents YoY: -4.0%
• Active inventory: 105
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$760
• Tax from tax record: −$170 /mo · $2,043/yr
• Insurance: −$60
• HOA: −$250
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-8

Break-even live

Break-even rent $1,571

Max offer price $143,563

Occupancy floor 96%

Sensitivity live

Price	-10% $74	-5% $33	+0% $-8	+5% $-49	+10% $-90
Rent	-10% $-131	-5% $-70	+0% $-8	+5% $54	+10% $115
Rate	-1.0pp $65	-0.5pp $29	base $-8	+0.5pp $-46	+1.0pp $-84

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2557 N Alafaya Trl #110 Orlando, FL	2.0	1.0	900	$1,295	$1.44	19d	1	0.01mi
2549 N Alafaya Trl Orlando, FL	2.0	1.0	850	$1,200	$1.41	6d	1	0.02mi
2565 N Alafaya Trl Orlando, FL	2.0	1.0	850	$1,495	$1.76	25d	1	0.02mi
2507 N Alafaya Trl #12 Orlando, FL	2.0	1.0	850	$1,300	$1.53	22d	1	0.03mi
2509 N Alafaya Trl #16 Orlando, FL	2.0	1.0	850	$1,495	$1.76	25d	1	0.03mi
2505 N Alafaya Trl Orlando, FL	2.0	1.0	850	$1,395	$1.64	25d	1	0.04mi
2505 N Alafaya Trl #8 Orlando, FL	2.0	1.0	850	$1,395	$1.64	25d	1	0.04mi
2547 N Alafaya Trl #92 Orlando, FL	2.0	1.0	850	$1,380	$1.62	9d	1	0.05mi
2515 N Alafaya Trl Orlando, FL	2.0	1.0	850	$1,295	$1.52	23d	1	0.05mi
2519 N Alafaya Trl #34 Orlando, FL	2.0	1.0	850	$1,450	$1.71	25d	1	0.07mi
2521 N Alafaya Trl #37 Orlando, FL	2.0	1.0	850	$1,420	$1.67	25d	1	0.07mi
12222 Fox Hound Ln Orlando, FL	2.0	2.0	1060	$1,900	$1.79	5d	1	0.08mi
2533 N Alafaya Trl #62 Orlando, FL	2.0	1.0	850	$1,295	$1.52	19d	1	0.09mi
12216 Fox Hound Ln Orlando, FL	2.0	2.0	1048	$1,650	$1.57	0d	1	0.09mi
12216 Fox Hound Ln Orlando, FL	2.0	2.0	1048	$1,650	$1.57	23d	1	0.09mi
2550 N Alafaya Trl Orlando, FL	1.0–3.0	1.0–2.0	870	$1,512	$1.74	9d	4	0.16mi
2550 N Alafaya Trl Orlando, FL	1.0–3.0	1.0–2.0	870	$1,562	$1.80	0d	4	0.16mi
2720 Gray Fox Ln Orlando, FL	2.0	1.5	992	$1,500	$1.51	23d	1	0.16mi
2724 Gray Fox Ln Orlando, FL	2.0	1.5	992	$1,500	$1.51	25d	1	0.17mi
12352 Fox Hound Ct Orlando, FL	2.0	1.5	1006	$1,600	$1.59	9d	1	0.20mi
2643 Laser Ct Orlando, FL	2.0	2.0	1033	$1,550	$1.50	4d	1	0.22mi
2612 Adela Ave Unit 2612 Orlando, FL	2.0	2.0	880	$1,550	$1.76	6d	1	0.25mi
2714 Adela Ave Orlando, FL	2.0	2.0	880	$1,525	$1.73	23d	1	0.32mi
12240 Eastcove Dr Orlando, FL	2.0	2.0	837	$1,599	$1.91	21d	1	0.34mi
12164 Pepperdine Pl Orlando, FL	2.0	2.0	960	$1,525	$1.59	25d	1	0.38mi
12078 Tift Cir Orlando, FL	2.0	2.5	935	$1,550	$1.66	25d	1	0.38mi
12062 Tift Cir Orlando, FL	2.0	2.5	960	$1,800	$1.88	25d	1	0.39mi
12058 Tift Cir Orlando, FL	2.0	2.5	935	$1,650	$1.76	25d	1	0.39mi
12165 Pepperdine Pl Orlando, FL	2.0	2.0	960	$1,900	$1.98	25d	1	0.42mi
12034 Tift Cir Unit 12038TIF Orlando, FL	2.0	2.0	960	$1,549	$1.61	25d	1	0.43mi
12028 Pepperdine Pl Orlando, FL	2.0	1.5	1005	$1,595	$1.59	0d	1	0.44mi
11640 Anjali Ct Unit 1 Orlando, FL	2.0	2.0	982	$1,649	$1.68	23d	1	0.72mi
12221 E Colonial Dr Orlando, FL	2.0	1.0–2.0	804	$2,040	$2.54	0d	6	0.77mi
1421 Sophie Blvd Orlando, FL	2.0	2.0	1087	$1,795	$1.65	19d	1	0.82mi
12137 Ashton Manor Way Orlando, FL	1.0–3.0	1.0–2.0	1024	$1,693	$1.65	0d	9	0.90mi
1230 Sophie Blvd Orlando, FL	2.0	2.0	1087	$1,550	$1.43	5d	1	0.99mi
1700 Woodbury Rd Orlando, FL	1.0–3.0	1.0–2.0	940	$1,692	$1.80	0d	9	1.10mi
12000 Bryonia Rd Alafaya, FL	1.0–3.0	1.0–2.0	979	$2,104	$2.15	0d	12	1.14mi
1928 Bonneville Dr Orlando, FL	2.0	2.0	1000	$1,590	$1.59	9d	1	1.21mi
1820 Bonneville Dr Unit 1820 Orlando, FL	3.0	2.5	850	$1,595	$1.88	25d	1	1.22mi

HOA detail condo

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

Listing history 29 events

1. 2026-06-21
   days on market $145,000 Active 101 DOM
2. 2026-06-18
   days on market $145,000 Active 98 DOM
3. 2026-06-17
   days on market $145,000 Active 97 DOM
4. 2026-06-16
   days on market $145,000 Active 96 DOM
5. 2026-06-15
   days on market $145,000 Active 95 DOM
6. 2026-06-13
   days on market $145,000 Active 93 DOM
7. 2026-06-13
   days on market $145,000 Active 92 DOM
8. 2026-06-09
   days on market $145,000 Active 89 DOM
9. 2026-06-08
   days on market $145,000 Active 88 DOM
10. 2026-06-07
    days on market $145,000 Active 87 DOM
11. 2026-06-04
    days on market $145,000 Active 84 DOM
12. 2026-06-03
    days on market $145,000 Active 83 DOM
13. 2026-06-02
    days on market $145,000 Active 82 DOM
14. 2026-06-02
    days on market $145,000 Active 81 DOM
15. 2026-05-31
    days on market $145,000 Active 80 DOM
16. 2026-05-06
    historical $1,200
17. 2026-04-24
    listed $1,200
18. 2026-04-24
    historical $1,200
19. 2026-04-16
    price $1,200
20. 2026-04-15
    historical $1,200
21. 2026-04-14
    listed $1,200
22. 2026-03-31
    listed $1,300
23. 2026-03-31
    historical $1,300
24. 2026-03-31
    listed $1,300
25. 2026-03-12
    listed $145,000 Active
26. 2018-09-06
    soldstatus $96,000
27. 2018-09-04
    soldstatus $96,000 Sold 861-char remark

    Show marketing remark (861 chars)

    This 2/1 Condo is located in Windmill Point, Perfect for Investment or First Time Owners. Nice Kitchen with Dining Area, Overlooking the Spacious Living Room with a Screened in balcony (Recently rebuilt ) looking out to tennis Court. Lots of Natural Light! Bathroom and Bedrooms have tiled floors . Tile in bathroom shower too. in BATHROOM: Cabinets, Sink, Faucet, Lighting, Mirror and Tile in the Bathroom. A C Is only 2 years old . Community Features a Pool/Sundeck, Tennis, Sand and Basketball Courts, Laundry Facilities and a Courtyard with Grills! Community has been going under renovations/upgrades. Convenient location, Minutes away from UCF, Easy access to 408/417. Minutes from University Blvd. Restaurants and Waterford Lakes Shopping/Dining! Tenants love the home and look after it as their own and would like to stay if purchased by an investor. !

28. 2018-08-15
    status Pending 861-char remark

    Show marketing remark (861 chars)

    This 2/1 Condo is located in Windmill Point, Perfect for Investment or First Time Owners. Nice Kitchen with Dining Area, Overlooking the Spacious Living Room with a Screened in balcony (Recently rebuilt ) looking out to tennis Court. Lots of Natural Light! Bathroom and Bedrooms have tiled floors . Tile in bathroom shower too. in BATHROOM: Cabinets, Sink, Faucet, Lighting, Mirror and Tile in the Bathroom. A C Is only 2 years old . Community Features a Pool/Sundeck, Tennis, Sand and Basketball Courts, Laundry Facilities and a Courtyard with Grills! Community has been going under renovations/upgrades. Convenient location, Minutes away from UCF, Easy access to 408/417. Minutes from University Blvd. Restaurants and Waterford Lakes Shopping/Dining! Tenants love the home and look after it as their own and would like to stay if purchased by an investor. !

29. 2018-07-05
    listed $107,336 Active 861-char remark

    Show marketing remark (861 chars)

    This 2/1 Condo is located in Windmill Point, Perfect for Investment or First Time Owners. Nice Kitchen with Dining Area, Overlooking the Spacious Living Room with a Screened in balcony (Recently rebuilt ) looking out to tennis Court. Lots of Natural Light! Bathroom and Bedrooms have tiled floors . Tile in bathroom shower too. in BATHROOM: Cabinets, Sink, Faucet, Lighting, Mirror and Tile in the Bathroom. A C Is only 2 years old . Community Features a Pool/Sundeck, Tennis, Sand and Basketball Courts, Laundry Facilities and a Courtyard with Grills! Community has been going under renovations/upgrades. Convenient location, Minutes away from UCF, Easy access to 408/417. Minutes from University Blvd. Restaurants and Waterford Lakes Shopping/Dining! Tenants love the home and look after it as their own and would like to stay if purchased by an investor. !

ⓘ 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: $2,043 · $170/mo
• Projected year-2 tax: $2,043 · $170/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: $18,728
• − Mortgage interest: −$8,122
• − Property taxes: −$2,043
• − Insurance: −$725
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − HOA: −$3,000
• − Depreciation: −$4,218
• Taxable loss: −$2,377
• Est. tax savings @ 24.0%: +$570
• After-tax cash flow: $473/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 — University

• Score: 85/100
• State rank: #28
• US rank: #603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University, FL
• County: Orange County · 1,471,359 people
• City population: 41,570
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 29,006
• Household income: $64,755
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1705.0

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 0.64)
• Race & ethnicity: White 48% Hispanic / Latino 34% Two or more races 19% Black 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 16% Cuban 6% Dominican 1%
• Common ancestry: Romanian 2% Slovak 1% Serbian 1%
• Foreign-born: 15% · Canada
• Languages at home: 70% English-only · Spanish 22% Other Indo-European 3% Other Asian/Pacific 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: ▼ -65.30%
• Current HPI: 318.563
• Rent YoY: ▼ -4.05%
• 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

-98.9% since first listed

14 events — show timeline

• 2026-05-06 Rental Removed $1,200 STELLARMLS
• 2026-04-24 Listed for Rent $1,200 STELLARMLS
• 2026-04-24 Rental Removed $1,200 APPFOLIO
• 2026-04-16 Price Changed $1,200 APPFOLIO
• 2026-04-15 Rental Removed $1,200 STELLARMLS
• 2026-04-14 Listed for Rent $1,200 STELLARMLS
• 2026-03-31 Listed for Rent $1,300 APPFOLIO
• 2026-03-31 Rental Removed $1,300 STELLARMLS
• 2026-03-31 Listed for Rent $1,300 STELLARMLS
• 2026-03-12 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-06 Sold (Public Records) $96,000 Public Records
• 2018-09-04 Sold (MLS) $96,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-07-05 Listed $107,336 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.5%/yr

Latest (2025): $2,043 · +9.8% YoY. Source: county tax records.