6000 Village Cir #6000 · Orlando, FL 32822

$75,000

1 bd · 2.0 ba · 825 sqft · Condo public records · 15 Days on market

Built 1977 $379/mo HOA · 25% of rent

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Why this score? — see what drove the B- 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 +26.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2/1.5 condo features new vinyl and ceramic tile. Updated kitchen. Located near shopping and airport

Key facts

• Close to schools
• Close to restaurants
• End unit

Tags

• END UNIT
• BALCONY OFF THE LIVING ROOM
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Other: No lease restrictions; Unfurnished
• Financial info: Total monthly condo/association fees: $379; Total annual fees: $4,548
• HOA & community: Monthly condo fee of $379 (includes pool, maintenance of structure and grounds, recreational facilities); Association: Carol Rumely; HOA required, monthly; Community features include deed restrictions, pool, and tennis courts; Pets allowed: cats and dogs (max ~35 lbs)

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity available and connected; Sewer connected
• Home design: Residential condominium; Fixer condition; Second-floor unit; North-facing
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as part of Building F
• Exterior features: Balcony; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Elevator not present
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry inside; Inside utility room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Ventura Elementary (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 596 students, 66% FRL); Colonial High (math 16% / reading 33%, grade F, #505 of 667 statewide, top 79%, 3,442 students, 62% FRL).
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-21 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 (-0.7%/yr); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($57k/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 $519 of loan paydown is wiped out by about $2k 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 15 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.01% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 4.2

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: -5.7%
• Equity multiple: 0.80×
• Total profit: $-4,220
• Equity at exit: $11,183

10-year hold

• IRR: -3.7%
• Equity multiple: 0.81×
• Total profit: $-3,942
• Equity at exit: $6,485

Cash invested: $21,000 (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 32822

• Home prices YoY: -21.1%
• Rents YoY: -0.7%
• Active inventory: 372
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$393
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$31
• HOA: −$379
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $189

Break-even live

Break-even rent $1,266

Max offer price $75,000

Occupancy floor 82%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6020 Village Cir N Orlando, FL	2.0	1.5	825	$1,390	$1.68	23d	1	0.04mi
6032 Village Cir N #6032 Orlando, FL	2.0	2.0	1022	$1,800	$1.76	23d	1	0.06mi
6043 Village Cir #6043 Orlando, FL	2.0	1.5	860	$1,550	$1.80	17d	1	0.07mi
2439 Oak Park Way #217 Orlando, FL	2.0	2.0	953	$1,650	$1.73	2d	1	0.08mi
2365 Oak Park Way #109 Orlando, FL	2.0	2.0	953	$1,350	$1.42	10d	1	0.08mi
6065 Village Cir #6065 Orlando, FL	2.0	1.5	860	$1,425	$1.66	7d	1	0.08mi
6077 Village Cir #6077 Orlando, FL	2.0	2.0	1022	$1,800	$1.76	23d	1	0.08mi
2451 Oak Park Way #120 Orlando, FL	2.0	2.0	953	$1,700	$1.78	4d	1	0.09mi
2683 Oak Park Way #214 Orlando, FL	2.0	2.0	950	$1,700	$1.79	23d	1	0.13mi
6031 Scotchwood Gln Orlando, FL	2.0	2.0	846	$1,625	$1.92	23d	2	0.17mi
2143 Raper Dairy Rd Orlando, FL	1.0	1.0	432	$1,319	$3.05	2d	8	0.17mi
6122 Curry Ford Rd #241 Orlando, FL	1.0	1.0	742	$1,325	$1.79	23d	1	0.22mi
5914 Mausser Dr Orlando, FL	1.0–4.0	1.0–2.5	1052	$1,534	$1.46	1d	13	0.23mi
6118 Curry Ford Rd Orlando, FL	1.0	1.0	742	$1,175	$1.58	23d	1	0.23mi
6110 Curry Ford Rd #117 Orlando, FL	1.0	1.0	742	$1,175	$1.58	23d	1	0.24mi
5762 Folkstone Ln Orlando, FL	1.0–3.0	1.0–2.0	1081	$1,640	$1.52	1d	17	0.24mi
5870 Sundown Cir Orlando, FL	1.0–2.0	1.0–2.0	840	$1,307	$1.56	1d	25	0.24mi
6104 Curry Ford Rd #108 Orlando, FL	2.0	2.0	1051	$1,500	$1.43	7d	1	0.25mi
6104 Curry Ford Rd #207 Orlando, FL	2.0	2.0	1051	$1,600	$1.52	23d	1	0.25mi
2536 Woodgate Blvd #107 Orlando, FL	2.0	2.0	930	$1,650	$1.77	21d	1	0.28mi
2556 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,350	$1.99	14d	1	0.31mi
2516 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,245	$1.83	7d	1	0.32mi
2508 Woodgate Blvd #207 Orlando, FL	2.0	2.0	930	$1,600	$1.72	21d	1	0.32mi
1854 Caralee Blvd #3 Orlando, FL	2.0	1.0	850	$1,700	$2.00	23d	1	0.37mi
2568 Woodgate Blvd Orlando, FL	1.0–2.0	1.0–2.0	790	$1,300	$1.65	4d	1	0.37mi
6203 Curry Ford Rd Orlando, FL	1.0–3.0	1.0–2.0	1011	$1,320	$1.30	13d	1	0.38mi
2500 Woodgate Blvd #203 Orlando, FL	1.0	1.0	680	$1,299	$1.91	4d	1	0.40mi
1847 Caralee Blvd #4 Orlando, FL	2.0	1.0	850	$1,650	$1.94	3d	1	0.41mi
3217 Westridge Blvd Orlando, FL	2.0	2.0	914	$1,800	$1.97	14d	1	0.43mi
6254 S Bend Sq #173 Orlando, FL	2.0	2.5	1104	$1,699	$1.54	23d	1	0.43mi
1724 Townhall Ln Orlando, FL	2.0	1.5	1018	$1,595	$1.57	21d	1	0.44mi
3233 Candle Ridge Dr #101 Orlando, FL	2.0	2.0	914	$1,600	$1.75	7d	1	0.45mi
3211 S Semoran Blvd Orlando, FL	1.0–3.0	1.0–2.0	880	$1,099	$1.25	1d	12	0.45mi
3239 Candle Ridge Dr Orlando, FL	2.0	2.0	914	$2,100	$2.30	23d	1	0.46mi
1732 Hidden Creek Blvd #108 Orlando, FL	2.0	2.5	1104	$1,550	$1.40	17d	1	0.53mi
6299 Arlington Ct #212 Orlando, FL	2.0	1.5	1032	$1,680	$1.63	23d	1	0.53mi
1718 Silver Creek Ct #102 Orlando, FL	2.0	1.5	1032	$1,850	$1.79	21d	1	0.54mi
3100 S Semoran Blvd Unit 11 Orlando, FL	2.0	2.0	966	$1,700	$1.76	23d	1	0.56mi
5550 E Michigan St Orlando, FL	1.0–2.0	1.0–2.0	913	$1,295	$1.42	19d	3	0.58mi
5550 E Michigan St Orlando, FL	1.0–2.0	1.0–2.0	950	$1,450	$1.53	7d	3	0.58mi

HOA detail condo

• Monthly dues: $379 · $4,548/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   status $75,000 Pending 15 DOM
2. 2026-06-17
   days on market $75,000 Active 15 DOM
3. 2026-06-16
   days on market $75,000 Active 14 DOM
4. 2026-06-15
   days on market $75,000 Active 13 DOM
5. 2026-06-13
   days on market $75,000 Active 11 DOM
6. 2026-06-13
   days on market $75,000 Active 10 DOM
7. 2026-06-10
   remarks 375-char remark
8. 2026-06-09
   days on market $75,000 Active 7 DOM
9. 2026-06-08
   days on market $75,000 Active 6 DOM
10. 2026-06-07
    days on market $75,000 Active 5 DOM
11. 2026-06-04
    days on market $75,000 Active 2 DOM
12. 2026-06-03
    remarks 308-char remark
13. 2026-06-03
    listed $75,000 Active 1 DOM

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,062
• − Mortgage interest: −$4,201
• − Property taxes: −$2,361
• − Insurance: −$375
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − HOA: −$4,548
• − Depreciation: −$2,182
• Taxable income: $1,506
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $1,904/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 — 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): 67,081
• Household income: $56,540
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 4246.0

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 Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 36% White 17% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 5% Dominican 5%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 36% English-only · Spanish 60% French/Haitian/Cajun 1% Arabic 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: ▼ -95.17%
• Current HPI: 355.5775
• Rent YoY: ▼ -0.68%
• 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

+149.2% since first listed

12 events — show timeline

• 2026-06-02 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-27 Sold (Public Records) $170,000 Public Records
• 2024-02-22 Sold (MLS) $170,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-22 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-04 Sold (Public Records) $125,000 Public Records
• 2020-12-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-11-25 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-29 Sold (Public Records) $52,500 Public Records
• 1999-03-16 Sold (Public Records) $36,000 Public Records
• 1991-12-30 Sold (Public Records) $34,900 Public Records
• 1982-04-01 Sold (Public Records) $30,100 Public Records

Property tax history

+25.6%/yr

Latest (2025): $2,361 · +13.8% YoY. Source: county tax records.