5833 Curry Ford Rd #23 · Orlando, FL 32822

$158,900

2 bd · 2.0 ba · 1,054 sqft · Condo public records · 59 Days on market

Built 1984 $307/mo HOA · 18% 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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Welcome to 5833 Curry Ford Rd #23, a well-maintained and conveniently located property in the heart of Orlando. This versatile residence offers an excellent opportunity for both homeowners and savvy investors seeking strong rental potential in a high-demand area. Ideally situated near major roadways, including State Road 408 and Orlando International Airport, this property provides easy access to downtown Orlando, shopping, dining, and entertainment. Its central location makes commuting and everyday living effortless. Inside, you’ll find a functional layout designed for comfortable living, with ample natural light and practical living sp

Key facts

• Central location
• $307 HOA
• Built 1984

Tags

• PRIVATE FENCED BACKYARD
• CENTRAL LOCATION
• EASY ACCESS TO DOWNTOWN
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Other: No lease restrictions reported; Unit is unfurnished; Second-floor unit; Living area approximately 1,054 square feet
• Financial info: Monthly HOA/maintenance totals reported as $307 (total monthly fees); Total annual fees reported as $3,684
• HOA & community: HOA managed by Extreme Management Team/Diana Santos, LCAM; Monthly association fee $200 (includes structure and grounds maintenance); Association fees required; Community features include sidewalks and street lights; Pets allowed (cats and dogs; breed restrictions apply)

Exterior

• Parking: Parking details not provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Sewer connected; Electric service
• Home design: Residential condominium; Two-story building; Faces east; Completed condition
• Construction: Block, stucco, and frame construction; Shingle roof; Slab foundation; Built as part of building number 5833
• Exterior features: Sidewalk; Wood fencing; Asphalt/paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms (one or more on second floor)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Walk-in closet(s); Blinds
• Laundry & utility: Inside laundry; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-67 ($-801/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $147k (7.4% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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 (-0.7%/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 35% 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 $1k of loan paydown is wiped out by about $5k 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 59 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; list at $159k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $147,108 (7.4% 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 59 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 8.0

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: -23.5%
• Equity multiple: 0.22×
• Total profit: $-34,677
• Equity at exit: $23,693

10-year hold

• IRR: -34.2%
• Equity multiple: -0.21×
• Total profit: $-53,707
• Equity at exit: $13,739

Cash invested: $44,492 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$833
• Tax from tax record: −$175 /mo · $2,097/yr
• Insurance: −$66
• HOA: −$307
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-67

Break-even live

Break-even rent $1,748

Max offer price $147,108

Occupancy floor 99%

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5914 Mausser Dr Orlando, FL	1.0–4.0	1.0–2.5	1052	$1,771	$1.68	2d	13	0.26mi
1610 Little River Dr #20 Orlando, FL	3.0	2.5	1307	$1,800	$1.38	24d	1	0.31mi
1600 Bending Brook Way Orlando, FL	2.0	2.5	1227	$1,695	$1.38	14d	1	0.33mi
1600 Bending Brook Way Orlando, FL	2.0	2.5	1227	$1,745	$1.42	20d	1	0.33mi
1228 Virginian Dr Orlando, FL	1.0	1.0	865	$850	$0.98	16d	1	0.33mi
1724 Townhall Ln Orlando, FL	2.0	1.5	1018	$1,595	$1.57	22d	1	0.33mi
5317 Curry Ford Rd Orlando, FL	1.0–2.0	1.0	661	$1,300	$1.97	2d	3	0.34mi
5762 Folkstone Ln Orlando, FL	1.0–3.0	1.0–2.0	1081	$1,967	$1.82	2d	17	0.34mi
1382 Hendren Dr Orlando, FL	3.0	2.0	1175	$2,150	$1.83	24d	1	0.35mi
1303 Candlewyck Dr Orlando, FL	2.0	1.0	904	$1,500	$1.66	24d	1	0.37mi
1198 Calanda Ave Orlando, FL	3.0	2.0	1151	$2,390	$2.08	24d	1	0.39mi
1854 Caralee Blvd #3 Orlando, FL	2.0	1.0	850	$1,700	$2.00	24d	1	0.39mi
1450 Terre Cia Ave Orlando, FL	3.0	2.0	1166	$2,095	$1.80	4d	1	0.39mi
5835 La Costa Dr #104 Orlando, FL	2.0	2.0	1115	$1,600	$1.43	24d	1	0.41mi
1847 Caralee Blvd #4 Orlando, FL	2.0	1.0	850	$1,650	$1.94	3d	1	0.42mi
2007 Dixie Belle Dr Unit 2007D Orlando, FL	2.0	1.5	830	$1,400	$1.69	18d	1	0.43mi
2013 Dixie Belle Dr Unit 2013B Orlando, FL	2.0	2.0	993	$1,700	$1.71	4d	1	0.44mi
2007 Dixie Belle Dr Apt T Orlando, FL	1.0	1.5	830	$1,375	$1.66	24d	1	0.44mi
2013 Dixie Belle Dr Orlando, FL	2.0–3.0	2.0	993	$1,700	$1.71	3d	2	0.44mi
1997 Dixie Belle Dr Unit D Orlando, FL	3.0	2.0	993	$1,750	$1.76	18d	1	0.44mi
2365 Oak Park Way #109 Orlando, FL	2.0	2.0	953	$1,350	$1.42	11d	1	0.45mi
6104 Curry Ford Rd #207 Orlando, FL	2.0	2.0	1051	$1,600	$1.52	24d	1	0.45mi
6104 Curry Ford Rd #108 Orlando, FL	2.0	2.0	1051	$1,500	$1.43	8d	1	0.45mi
6254 S Bend Sq #173 Orlando, FL	2.0	2.5	1104	$1,699	$1.54	24d	1	0.45mi
2025 Dixie Belle Dr Orlando, FL	3.0	2.0	993	$1,500	$1.51	8d	1	0.46mi
6231 Yorktown Dr #140 Orlando, FL	3.0	2.5	1307	$1,890	$1.45	3d	1	0.47mi
2019 Dixie Belle Dr Unit G Orlando, FL	3.0	2.0	993	$1,595	$1.61	24d	1	0.47mi
6110 Curry Ford Rd #117 Orlando, FL	1.0	1.0	742	$1,175	$1.58	24d	1	0.48mi
6020 Village Cir N Orlando, FL	2.0	1.5	825	$1,390	$1.68	24d	1	0.48mi
1718 Silver Creek Ct #102 Orlando, FL	2.0	1.5	1032	$1,850	$1.79	22d	1	0.48mi
1732 Hidden Creek Blvd #108 Orlando, FL	2.0	2.5	1104	$1,550	$1.40	18d	1	0.50mi
6032 Village Cir N #6032 Orlando, FL	2.0	2.0	1022	$1,800	$1.76	24d	1	0.50mi
2439 Oak Park Way #217 Orlando, FL	2.0	2.0	953	$1,650	$1.73	3d	1	0.50mi
2031 Dixie Belle Dr Unit 2031L Orlando, FL	1.0	1.5	830	$1,550	$1.87	4d	1	0.50mi
2451 Oak Park Way #120 Orlando, FL	2.0	2.0	953	$1,700	$1.78	4d	1	0.50mi
6118 Curry Ford Rd Orlando, FL	1.0	1.0	742	$1,175	$1.58	24d	1	0.51mi
6077 Village Cir #6077 Orlando, FL	2.0	2.0	1022	$1,800	$1.76	24d	1	0.52mi
6299 Arlington Ct #212 Orlando, FL	2.0	1.5	1032	$1,680	$1.63	24d	1	0.52mi
6203 Curry Ford Rd Orlando, FL	1.0–3.0	1.0–2.0	1011	$1,720	$1.70	14d	1	0.52mi
6043 Village Cir #6043 Orlando, FL	2.0	1.5	860	$1,550	$1.80	18d	1	0.52mi

HOA detail condo

• Monthly dues: $307 · $3,684/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-03-31
   listed $158,900 Active
2. 2020-10-26
   soldstatus $77,000
3. 1984-12-01
   soldstatus $49,500

ⓘ 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: $2,097 · $175/mo
• Projected year-2 tax: $2,097 · $175/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: $19,967
• − Mortgage interest: −$8,901
• − Property taxes: −$2,097
• − Insurance: −$794
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − HOA: −$3,684
• − Depreciation: −$4,623
• Taxable loss: −$3,327
• Est. tax savings @ 24.0%: +$798
• After-tax cash flow: $-3/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

+221.0% since first listed

3 events — show timeline

• 2026-03-31 Listed $158,900 Stellar MLS as Distributed by MLS Grid
• 2020-10-26 Sold (Public Records) $77,000 Public Records
• 1984-12-01 Sold (Public Records) $49,500 Public Records

Property tax history

+24.9%/yr

Latest (2025): $2,097 · +8.4% YoY. Source: county tax records.