3702 Palm Desert Ln #5428 · Oak Ridge, FL 32839

$110,000

1 bd · 1.0 ba · 768 sqft · Condo public records · 64 Days on market

Built 2000 $401/mo HOA · 24% of rent

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Why this score? — see what drove the C 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 +22.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE 1BED/1BATH CONDO IN CONVENIENT LOCATION NEAR SHOPPING, DINING, AND MAJOR HIGHWAYS. SPACIOUS FLOORPLAN AND PLENTY OF STORAGE. KITCHEN INCLUDES ALL APPLIANCES. ENJOY PEACEFUL POND VIEW FROM BACK PORCH. WALK-IN CLOSET. THIS HOME IS A GREAT OPPORTUNITY!WELCOME!

Key facts

• Private balcony
• Community amenities
• Prime location

Tags

• PRIVATE BALCONY
• COMMUNITY AMENITIES
• PRIME LOCATION

Property features AI

Finance

• Other: Condominium with land not included
• Financial info: Total annual HOA fees approximately $4,812; No lease restrictions indicated
• HOA & community: Monthly association fee of $401; Association covers pool, building maintenance, and grounds maintenance; Association: Sentry Management; Community amenities include pool, playground, community mailbox, deed restrictions, and sidewalks; Pets allowed (maximum ~50 lbs)

Exterior

• Parking: Parking details not provided
• Utilities: Public water; Public sewer; Cable available; High-speed/ broadband internet available; Electricity available
• Home design: Residential condominium; 3-story building; Unit located on the 2nd floor; North-facing
• Construction: Stucco and frame construction; Shingle roof; Other foundation
• Exterior features: Balcony; Playground; Sidewalks; Sliding doors

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom (unit on 2nd floor)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#115 in FL, #1,768 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment D, 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: Millennia Gardens Elementary (math 20% / reading 27%, grade F, #2,061 of 2,144 statewide, top 96%, 873 students, 69% FRL); Lake Buena Vista High School (1,714 students, 49% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-25 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 (-0.5%/yr); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 43% 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 $761 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 64 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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.
• Current owner paid $21k; list at $110k implies a 435% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.55% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 5.4

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: -10.3%
• Equity multiple: 0.64×
• Total profit: $-11,038
• Equity at exit: $16,401

10-year hold

• IRR: -8.3%
• Equity multiple: 0.58×
• Total profit: $-12,953
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$577
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$46
• HOA: −$401
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $180

Break-even live

Break-even rent $1,471

Max offer price $110,000

Occupancy floor 84%

Sensitivity live

Price	-10% $243	-5% $212	+0% $180	+5% $149	+10% $118
Rent	-10% $46	-5% $113	+0% $180	+5% $248	+10% $315
Rate	-1.0pp $236	-0.5pp $208	base $180	+0.5pp $152	+1.0pp $123

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5579 Pga Blvd Unit 524 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	25d	1	0.07mi
5579 Millenia Park Blvd Unit 322 1 Orlando, FL	2.0	2.0	1023	$1,770	$1.73	9d	1	0.10mi
5579 Millenia Park Blvd Unit 311 Orlando, FL	2.0	2.0	1085	$2,100	$1.94	16d	1	0.10mi
5579 Millenia Park Blvd Unit 322 Orlando, FL	2.0	2.0	1023	$1,770	$1.73	25d	1	0.10mi
5579 Millenia Park Blvd Unit 310 Orlando, FL	2.0	2.0	1085	$2,100	$1.94	9d	1	0.10mi
5579 Millenia Park Blvd #205 Orlando, FL	2.0	2.0	1023	$1,945	$1.90	25d	1	0.10mi
5579 Millenia Park Blvd Unit 103 Orlando, FL	1.0	1.0	750	$1,600	$2.13	25d	1	0.10mi
5579 Millenia Park Blvd Unit 213 Orlando, FL	2.0	2.0	1085	$1,950	$1.80	25d	1	0.10mi
5579 Millenia Park Blvd Unit 511 Orlando, FL	2.0	2.0	1023	$2,050	$2.00	25d	1	0.10mi
5579 Millenia Park Blvd Unit 410 Orlando, FL	2.0	2.0	1023	$2,150	$2.10	25d	1	0.10mi
5579 Millenia Park Blvd Unit 507 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	21d	1	0.10mi
5579 Millenia Park Blvd Unit 423 Orlando, FL	2.0	2.0	1023	$2,100	$2.05	12d	1	0.10mi
5579 Millenia Park Blvd Unit 209 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	19d	1	0.10mi
5579 Millenia Park Blvd #216 Orlando, FL	2.0	2.0	1023	$1,780	$1.74	23d	1	0.10mi
5579 Millenia Park Blvd Unit 223 Orlando, FL	2.0	2.0	1023	$1,900	$1.86	25d	1	0.10mi
5579 Millenia Park Blvd Unit 503 Orlando, FL	1.0	1.0	750	$1,800	$2.40	9d	1	0.10mi
5579 Millenia Park Blvd #521 Orlando, FL	2.0	2.0	1023	$2,000	$1.96	3d	1	0.10mi
5579 Millenia Park Blvd Unit 424 Orlando, FL	2.0	2.0	1023	$1,700	$1.66	9d	1	0.10mi
5579 Millenia Park Blvd Unit 519 Orlando, FL	1.0	1.0	750	$1,545	$2.06	25d	1	0.10mi
5579 Millenia Park Blvd Unit 421 Orlando, FL	2.0	2.0	1023	$1,825	$1.78	25d	1	0.10mi
5579 Millenia Park Blvd Unit 105 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	25d	1	0.10mi
5579 Millenia Park Blvd Unit 505 Orlando, FL	2.0	2.0	1023	$1,850	$1.81	25d	1	0.10mi
5579 Millenia Park Blvd Unit 303 Orlando, FL	1.0	1.0	750	$1,500	$2.00	17d	1	0.10mi
5579 Millenia Park Blvd Unit 219 Orlando, FL	1.0	1.0	750	$1,580	$2.11	25d	1	0.10mi
5550 Pga Blvd Orlando, FL	2.0	2.0	1062	$1,600	$1.51	5d	1	0.11mi
3701 Castle Pines Ln Orlando, FL	2.0	2.0	1062	$1,395	$1.31	15d	1	0.12mi
5538 P G a Blvd #5013 Orlando, FL	1.0	1.0	768	$1,150	$1.50	14d	1	0.15mi
5592 Pga Blvd Unit 521 Orlando, FL	2.0	2.0	1023	$1,750	$1.71	25d	1	0.18mi
5592 Pga Blvd Unit 304 Orlando, FL	2.0	2.0	1023	$1,750	$1.71	5d	1	0.18mi
5526 Pga Blvd Apt 4932 Orlando, FL	2.0	2.0	947	$1,425	$1.50	9d	1	0.19mi
5587 millenia park Blvd #502 Orlando, FL	2.0	2.0	1023	$2,340	$2.29	15d	1	0.19mi
5587 millenia park Blvd #510 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	21d	1	0.19mi
5587 millenia park Blvd #519 Orlando, FL	1.0	1.5	825	$1,950	$2.36	19d	1	0.19mi
5587 millenia park Blvd #409 Orlando, FL	2.0	2.0	1023	$2,380	$2.33	15d	1	0.19mi
5587 millenia park Blvd Unit 403 Orlando, FL	1.0	1.0	750	$1,500	$2.00	17d	1	0.19mi
5587 millenia park Blvd Unit 504 Orlando, FL	2.0	2.0	1025	$1,645	$1.60	25d	1	0.19mi
5587 millenia park Blvd #202 Orlando, FL	2.0	2.0	1023	$2,220	$2.17	15d	1	0.19mi
5587 millenia park Blvd Unit 415 Orlando, FL	1.0	1.5	825	$1,650	$2.00	19d	1	0.19mi
5587 millenia park Blvd #209 Orlando, FL	2.0	2.0	1023	$2,350	$2.30	15d	1	0.19mi
5587 millenia park Blvd Unit 424 Orlando, FL	2.0	2.0	1023	$1,800	$1.76	3d	1	0.19mi

HOA detail condo

• Monthly dues: $401 · $4,812/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-13
   statusdays on market $110,000 Pending 64 DOM
2. 2026-06-09
   days on market $110,000 Active 61 DOM
3. 2026-06-08
   days on market $110,000 Active 60 DOM
4. 2026-06-07
   days on market $110,000 Active 59 DOM
5. 2026-06-04
   days on market $110,000 Active 56 DOM
6. 2026-06-03
   days on market $110,000 Active 55 DOM
7. 2026-06-02
   days on market $110,000 Active 54 DOM
8. 2026-06-02
   days on market $110,000 Active 53 DOM
9. 2026-05-31
   days on market $110,000 Active 52 DOM
10. 2026-05-14
    price $110,000
11. 2026-04-09
    listed $115,000 Active
12. 2010-03-19
    soldstatus $20,550 262-char remark

    Show marketing remark (262 chars)

    NICE 1BED/1BATH CONDO IN CONVENIENT LOCATION NEAR SHOPPING, DINING, AND MAJOR HIGHWAYS. SPACIOUS FLOORPLAN AND PLENTY OF STORAGE. KITCHEN INCLUDES ALL APPLIANCES. ENJOY PEACEFUL POND VIEW FROM BACK PORCH. WALK-IN CLOSET. THIS HOME IS A GREAT OPPORTUNITY!WELCOME!

13. 2009-12-29
    listed $19,900 262-char remark

    Show marketing remark (262 chars)

    NICE 1BED/1BATH CONDO IN CONVENIENT LOCATION NEAR SHOPPING, DINING, AND MAJOR HIGHWAYS. SPACIOUS FLOORPLAN AND PLENTY OF STORAGE. KITCHEN INCLUDES ALL APPLIANCES. ENJOY PEACEFUL POND VIEW FROM BACK PORCH. WALK-IN CLOSET. THIS HOME IS A GREAT OPPORTUNITY!WELCOME!

14. 2007-01-25
    soldstatus $281,100

ⓘ 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: $1,664 · $139/mo
• Projected year-2 tax: $1,664 · $139/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: $20,398
• − Mortgage interest: −$6,162
• − Property taxes: −$1,664
• − Insurance: −$550
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − HOA: −$4,812
• − Depreciation: −$3,200
• Taxable income: $746
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $1,987/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 — Oak Ridge

• Score: 80/100
• State rank: #115
• US rank: #1768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Ridge, FL
• County: Orange County · 1,471,359 people
• 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

-60.9% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2010-03-19 Sold (MLS) $20,550 Stellar MLS as Distributed by MLS Grid
• 2009-12-29 Listed $19,900 Stellar MLS as Distributed by MLS Grid
• 2007-01-25 Sold (Public Records) $281,100 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,664 · +9.8% YoY. Source: county tax records.