8 La Vista Dr #8 · Winter Springs, FL 32708

$132,500

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 89 Days on market

Built 2026 Excellent condition

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

This brand-new 2026 "The Solara" model offers a perfect blend of style and functionality, featuring recessed lighting, luxury plank flooring, and a beautiful decorative glass entry door. The modern kitchen is equipped with stainless steel appliances and a spacious island, ideal for cooking and entertaining. The home also includes a walk-in closet for added storage and a shed with electricity, providing extra space for hobbies, storage, or a workshop.

Key facts

• Spacious island
• Walk-in closet
• Recessed lighting

Tags

• RECESSED LIGHTING
• LUXURY PLANK FLOORING
• DECORATIVE GLASS ENTRY DOOR
• STAINLESS STEEL APPLIANCES
• SPACIOUS ISLAND
• WALK-IN CLOSET

Property features AI

Finance

• Other: Listing provided by Zillow; information deemed reliable but not guaranteed
• Financial info: List price $132,500

Exterior

• Home design: Spec inventory home — Plan name: The Solara; Active status
• Construction: Living area approximately 1200; Address: 8 La Vista Dr #8, Winter Springs, FL 32708

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: 2 bathrooms; 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $132k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $125k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.6% in Winter Springs — 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 75/100 on livability (#261 in FL, #4,187 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Seminole (suburban): math 57% / reading 61% proficiency, ranked #13 of 73 in FL (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.6%/yr); 274 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,979 units permitted in Seminole County in 2024 (1,191 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $916 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Seminole County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Recommended offer $124,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.60%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.44×
• Total profit: $16,292
• Equity at exit: $19,756

10-year hold

• IRR: 20.5%
• Equity multiple: 2.78×
• Total profit: $66,064
• Equity at exit: $11,456

Cash invested: $37,100 (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 32708

• Rents YoY: 3.6%
• Active inventory: 274
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$695
• Tax est. 1.5%: −$166 /mo · $1,988/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $575

Break-even live

Break-even rent $1,159

Max offer price $132,500

Occupancy floor 65%

Sensitivity live

Price	-10% $667	-5% $621	+0% $575	+5% $529	+10% $484
Rent	-10% $426	-5% $501	+0% $575	+5% $650	+10% $724
Rate	-1.0pp $642	-0.5pp $609	base $575	+0.5pp $541	+1.0pp $506

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Bennett St Winter Springs, FL	3.0	1.0	1120	$1,800	$1.61	24d	1	0.22mi
420 San Gabriel St Winter Springs, FL	2.0	1.0	759	$1,700	$2.24	24d	1	0.29mi
317 San Gabriel St Winter Springs, FL	3.0	2.0	1100	$1,900	$1.73	24d	1	0.35mi
114 Cory Ln Winter Springs, FL	2.0	2.0	1090	$1,395	$1.28	15d	1	0.47mi
226 Panorama Dr Winter Springs, FL	3.0	2.0	1100	$1,750	$1.59	5d	1	0.63mi
133 Garden Dr Winter Springs, FL	2.0	1.5	900	$1,595	$1.77	2d	1	0.64mi
133 Garden Dr Unit 1 Winter Springs, FL	2.0	1.5	900	$1,595	$1.77	24d	1	0.64mi
137 Garden Dr Winter Springs, FL	2.0	1.5	900	$1,595	$1.77	24d	1	0.64mi
404 Lancers Dr Winter Springs, FL	3.0	2.0	1406	$2,400	$1.71	11d	1	0.67mi
404 Lancers Dr Winter Springs, FL	3.0	2.0	1406	$2,400	$1.71	15d	1	0.67mi
10 N Fairfax Ave Unit 10 Winter Springs, FL	2.0	1.5	907	$1,595	$1.76	11d	1	0.68mi
213 S Moss Rd Unit 213 Winter Springs, FL	2.0	1.5	930	$1,495	$1.61	22d	1	0.69mi
213 S Moss Rd Winter Springs, FL	2.0	1.5	930	$1,495	$1.61	24d	1	0.69mi
118 Sundance Ct Winter Springs, FL	3.0	2.0	1161	$2,200	$1.89	13d	1	0.69mi
305 Cello Cir Winter Springs, FL	3.0	2.0	1308	$2,225	$1.70	13d	1	0.73mi
109 N Alderwood St Winter Springs, FL	3.0	2.0	1458	$2,155	$1.48	15d	1	0.73mi
337 Riunite Cir Winter Springs, FL	3.0	2.0	1500	$2,480	$1.65	11d	1	0.78mi
44 S Cortez Ave Winter Springs, FL	3.0	2.0	1320	$2,395	$1.81	3d	1	0.85mi
105 Keith Ct Winter Springs, FL	3.0	2.5	1457	$2,150	$1.48	3d	1	0.98mi
10 Sheoah Blvd #8 Winter Springs, FL	2.0	1.0	972	$1,650	$1.70	13d	1	1.02mi
407 Sheoah Blvd #9 Winter Springs, FL	3.0	2.5	1400	$1,800	$1.29	24d	1	1.04mi
70 Moree Loop #63 Winter Springs, FL	2.0	1.5	1080	$1,400	$1.30	24d	1	1.09mi
80 Moree Loop #9 Winter Springs, FL	3.0	2.0	1187	$1,750	$1.47	17d	1	1.10mi
220 Moree Loop #8 Winter Springs, FL	1.0	1.0	710	$1,295	$1.82	11d	1	1.14mi
429 Sheoah Blvd #9 Winter Springs, FL	3.0	2.0	1187	$1,900	$1.60	24d	1	1.16mi
300 Sheoah Blvd Winter Springs, FL	1.0–3.0	1.5–2.0	1183	$1,752	$1.48	2d	9	1.17mi
421 S Hawthorn Cir Winter Springs, FL	3.0	2.0	1052	$2,070	$1.97	5d	1	1.19mi
533 Moree Loop Winter Springs, FL	2.0	2.5	1452	$2,300	$1.58	24d	1	1.23mi
415 Shore Rd Unit G1 Winter Springs, FL	1.0	1.0	800	$1,200	$1.50	24d	1	1.31mi
542 Colonnades Cv Casselberry, FL	2.0	2.0	840	$1,775	$2.11	2d	1	1.34mi
310 Freedoms Ring Dr Winter Springs, FL	3.0	2.5	1468	$2,150	$1.46	18d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $132,500 Active 89 DOM
2. 2026-06-17
   days on market $132,500 Active 88 DOM
3. 2026-06-16
   days on market $132,500 Active 87 DOM
4. 2026-06-15
   days on market $132,500 Active 86 DOM
5. 2026-06-13
   days on market $132,500 Active 84 DOM
6. 2026-06-09
   days on market $132,500 Active 80 DOM
7. 2026-06-08
   days on market $132,500 Active 79 DOM
8. 2026-06-07
   days on market $132,500 Active 78 DOM
9. 2026-06-04
   days on market $132,500 Active 75 DOM
10. 2026-06-03
    days on market $132,500 Active 74 DOM
11. 2026-06-02
    days on market $132,500 Active 73 DOM
12. 2026-06-02
    days on market $132,500 Active 72 DOM
13. 2026-05-31
    days on market $132,500 Active 71 DOM

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

Taxation est. · year 1

• Rental income: $22,644
• − Mortgage interest: −$7,422
• − Property taxes: −$1,988
• − Insurance: −$662
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$3,855
• Taxable income: $5,095
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $5,678/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.

Condition & rehab AI · 3 photos

Excellent 95/100 None rehab

This brand-new 2026 'The Solara' model is in excellent condition with modern finishes and a spacious layout, making it an ideal investment for both resale and rental.

Value-add opportunities

• Both Landscaping — A well-maintained landscape can enhance curb appeal and attract potential buyers or renters.
• Both Interior paint — Fresh paint can make the interior look more inviting and modern, appealing to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — A well-maintained landscape can enhance curb appeal and attract potential buyers or renters. ↑
• Both Interior paint — Fresh paint can make the interior look more inviting and modern, appealing to both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Seminole
• NCES district ID: 1201710
• Math proficiency: 57% ▼ -7.00%
• Reading proficiency: 61% ▼ -1.00%
• Median HH income: $58,478
• Composite: 51.05/100
• National rank: #1769
• State rank: #13 of 73 in FL

Livability — Winter Springs

• Score: 75/100
• State rank: #261
• US rank: #4187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winter Springs, FL
• County: Seminole County · 436,154 people
• City population: 48,965
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 48,965
• Household income: $93,628
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 1023.0

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 515,494 people
• By 2030: 545,713 · +5.9%
• By 2040: 598,068 · +16.0%
• By 2050: 640,663 · +24.3%
• By 2075: 724,461 · +40.5%
• By 2100: 755,530 · +46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 23% Two or more races 11% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 11% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 15% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Seminole

• 2024 margin: Toss-up / Even · D 47.6% · R 51.1% · Other 1.3%
• 2008→2024 swing: -0.8pp no change · 2008: -2.8pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.8 2016: R+1.6 2012: R+6.5 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.76%
• Current HPI: 308.2797
• Rent YoY: ▲ 3.58%
• 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