4033 Anna Dr · Forest City, FL 32703

$200,000

2 bd · 2.0 ba · 1,026 sqft · SingleFamily public records · 53 Days on market

Built 1986 6,962 sqft lot Est $278k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Schools +5.1/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home in move in ready condition. Recently remodeled and updated. New granite countertops in both bathrooms, great tile through out entire home, natural light through skylight, all new kitchen appliances included (refridgerator, microwave, dishwasher), spacious bedrooms, large covered and screened in porch, new water heater and more. .. Large private fenced in backyard great for enjoying wonderful Florida living. Roof recently replaced. 1 car attached garage and driveway for 2/3 more cars. Great location close to 436 and short distance to I-4. This is a traditional sale and can be closed quickly. Not a short sale or bank owned.

Key facts

• Cozy dining area
• Private backyard
• Garage

Tags

• PRIVATE BACKYARD
• GENEROUSLY SIZED BEDROOMS
• FUNCTIONAL FLOOR PLAN
• COZY DINING AREA
• EASY ACCESS TO MAJOR HIGHWAYS
• DESIRABLE NEIGHBORHOOD

Property features AI

Finance

• Other: Unfurnished; No lease restrictions indicated
• HOA & community: No association indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Private sewer; Cable available
• Home design: Residential half duplex; One story; Faces west
• Construction: Concrete construction; Shingle roof; Block foundation; Built on a 0.16-acre lot
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Built-in oven; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $8 ($97/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (14.8% below list).
• Recommended offer: $170k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.5% in Forest City — 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 78/100 on livability (#175 in FL, #2,657 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.
• Zoned schools: Bear Lake Elementary School (math 49% / reading 58%, grade C, #949 of 2,144 statewide, top 45%, 924 students, 59% FRL); Teague Middle School (math 54% / reading 50%, grade C+, #217 of 571 statewide, top 40%, 1,206 students, 62% FRL); Lake Brantley High School (math 38% / reading 56%, grade D-, #207 of 667 statewide, top 32%, 2,719 students, 46% FRL) — zoned schools average 56% FRL vs 38% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.8%/yr); 573 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $77k; list at $200k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $170,373 (14.8% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $278,046
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Helen St	0.28mi	3/1.5 (+1)	1,010 (-2%)	8mo	$274,000	$271	71
1219 Helen St	0.28mi	3/2.0 (+1)	1,051 (+2%)	10mo	$273,000	$260	69
1208 Helen St	0.31mi	3/1.5 (+1)	1,114 (+9%)	5mo	$260,000	$233	60
3827 Anna Dr	0.15mi	3/1.5 (+1)	1,136 (+11%)	13mo	$311,000	$274	57
580 Quail Ave	0.69mi	3/2.0 (+1)	1,155 (+13%)	6mo	$319,000	$276	37
531 1st Ave	0.67mi	3/2.0 (+1)	1,160 (+13%)	10mo	$285,000	$246	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-36,889
• Equity at exit: $29,821

10-year hold

• IRR: -19.7%
• Equity multiple: 0.09×
• Total profit: $-50,763
• Equity at exit: $17,292

Cash invested: $56,000 (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 32703

• Rents YoY: -2.8%
• Active inventory: 573
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$206 /mo · $2,469/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $8

Break-even live

Break-even rent $1,694

Max offer price $200,000

Occupancy floor 95%

Sensitivity live

Price	-10% $121	-5% $65	+0% $8	+5% $-49	+10% $-105
Rent	-10% $-127	-5% $-59	+0% $8	+5% $75	+10% $143
Rate	-1.0pp $109	-0.5pp $59	base $8	+0.5pp $-44	+1.0pp $-96

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4018 Bonnie Dr Apopka, FL	2.0	2.0	943	$1,700	$1.80	25d	1	0.15mi
700 Post Lake Pl Apopka, FL	3.0	1.0–2.0	945	$1,859	$1.97	0d	48	0.27mi
1337 Lake Asher Cir Apopka, FL	3.0	2.0	1483	$2,500	$1.69	23d	1	0.60mi
155 N Pearl Lake Cswy #200 Altamonte Springs, FL	2.0	2.0	1053	$1,545	$1.47	16d	1	0.60mi
1193 Bunnell Rd Altamonte Springs, FL	3.0	2.0	1292	$2,195	$1.70	25d	1	0.68mi
238 Afton Sq #207 Altamonte Springs, FL	2.0	2.0	968	$1,350	$1.39	6d	1	0.69mi
208 Afton Sq #208 Altamonte Springs, FL	2.0	2.0	962	$1,500	$1.56	19d	1	0.73mi
208 Afton Sq Altamonte Springs, FL	1.0–2.0	1.0–2.0	757	$1,500	$1.98	5d	2	0.73mi
232 Afton Sq Altamonte Springs, FL	1.0–2.0	1.0	794	$1,567	$1.97	21d	2	0.74mi
563 Northbridge Dr Altamonte Springs, FL	3.0	2.5	1365	$1,950	$1.43	19d	1	0.87mi
1064 Lotus Pkwy #934 Altamonte Springs, FL	2.0	2.0	1001	$1,795	$1.79	4d	1	0.97mi
588 Brantley Terrace Way Altamonte Springs, FL	3.0	2.0	1309	$1,875	$1.43	25d	2	0.99mi
1054 Lotus Cove Ct #612 Altamonte Springs, FL	2.0	2.0	1001	$1,795	$1.79	4d	1	1.01mi
3067 E Windchime Cir Apopka, FL	3.0	2.0	1415	$1,590	$1.12	19d	1	1.04mi
545 Nantucket Ct Altamonte Springs, FL	2.0	2.0	1140	$1,396	$1.22	14d	4	1.06mi
958 Salt Pond Pl #103 Altamonte Springs, FL	2.0	2.0	982	$1,525	$1.55	6d	1	1.07mi
958 Salt Pond Pl Altamonte Springs, FL	2.0	2.0	1000	$1,420	$1.42	16d	2	1.07mi
520 Terraceview Cv Altamonte Springs, FL	1.0–3.0	1.0–2.0	1015	$1,696	$1.67	0d	25	1.08mi
956 Salt Pond Pl Altamonte Springs, FL	2.0	2.0	1019	$1,475	$1.45	14d	2	1.09mi
956 Salt Pond Pl #304 Altamonte Springs, FL	2.0	2.0	1019	$1,500	$1.47	0d	1	1.10mi
951 Salt Pond Pl #201 Altamonte Springs, FL	2.0	2.0	1019	$1,400	$1.37	0d	1	1.12mi
951 Salt Pond Pl #201 Altamonte Springs, FL	2.0	2.0	1019	$1,400	$1.37	3d	1	1.12mi
951 Salt Pond Pl Unit 1304 Altamonte Springs, FL	2.0	2.0	1019	$1,450	$1.42	25d	1	1.12mi
820 Camargo Way #207 Altamonte Springs, FL	2.0	2.0	1209	$1,500	$1.24	14d	1	1.18mi
823 Camargo Way #104 Altamonte Springs, FL	2.0	2.0	990	$1,750	$1.77	19d	1	1.18mi
826 Camargo Way Unit 5-104 Altamonte Springs, FL	2.0	2.0	990	$1,650	$1.67	25d	1	1.19mi
637 Buoy Ln Altamonte Springs, FL	2.0	2.0	1019	$1,450	$1.42	0d	2	1.19mi
642 Dory Ln #203 Altamonte Springs, FL	2.0	2.0	1019	$1,475	$1.45	0d	1	1.21mi
642 Dory Ln #203 Altamonte Springs, FL	2.0	2.0	1019	$1,475	$1.45	6d	1	1.21mi
832 Camargo Way #105 Altamonte Springs, FL	3.0	2.0	1209	$1,800	$1.49	4d	1	1.24mi
832 Camargo Way #303 Altamonte Springs, FL	1.0	1.0	767	$1,150	$1.50	25d	1	1.24mi
831 Camargo Way Altamonte Springs, FL	2.0	2.0	1102	$1,700	$1.54	23d	1	1.27mi
831 Camargo Way Altamonte Springs, FL	2.0	2.0	1155	$1,700	$1.47	4d	2	1.27mi
9434 Bear Lake Rd Forest City, FL	3.0	2.0	1074	$3,500	$3.26	6d	1	1.29mi
801 Ravens Cir Altamonte Springs, FL	1.0–3.0	1.0–2.0	884	$1,392	$1.58	0d	8	1.33mi
3000 Foxhill Cir Apopka, FL	1.0–3.0	1.0–2.5	1208	$1,857	$1.54	0d	19	1.33mi
623 E San Sebastian Ct Altamonte Springs, FL	2.0	2.0	1082	$1,550	$1.43	25d	1	1.41mi
623 E San Sebastian Ct Altamonte Springs, FL	2.0	2.0	1082	$1,550	$1.43	0d	1	1.41mi
595 Lotus Landing Blvd Altamonte Springs, FL	1.0–3.0	1.0–2.0	834	$1,547	$1.85	0d	16	1.43mi

Listing history 22 events

1. 2026-06-21
   days on market $200,000 Active 53 DOM
2. 2026-06-18
   days on market $200,000 Active 50 DOM
3. 2026-06-17
   days on market $200,000 Active 49 DOM
4. 2026-06-16
   days on market $200,000 Active 48 DOM
5. 2026-06-15
   days on market $200,000 Active 47 DOM
6. 2026-06-13
   days on market $200,000 Active 45 DOM
7. 2026-06-09
   days on market $200,000 Active 41 DOM
8. 2026-06-08
   days on market $200,000 Active 40 DOM
9. 2026-06-07
   days on market $200,000 Active 39 DOM
10. 2026-06-04
    days on market $200,000 Active 36 DOM
11. 2026-06-03
    days on market $200,000 Active 35 DOM
12. 2026-06-02
    days on market $200,000 Active 34 DOM
13. 2026-06-01
    days on market $200,000 Active 33 DOM
14. 2026-05-31
    days on market $200,000 Active 32 DOM
15. 2026-04-29
    listed $200,000 Active
16. 2013-04-08
    soldstatus $77,000
17. 2013-03-28
    soldstatus $77,000 640-char remark

    Show marketing remark (640 chars)

    Great home in move in ready condition. Recently remodeled and updated. New granite countertops in both bathrooms, great tile through out entire home, natural light through skylight, all new kitchen appliances included (refridgerator, microwave, dishwasher), spacious bedrooms, large covered and screened in porch, new water heater and more. .. Large private fenced in backyard great for enjoying wonderful Florida living. Roof recently replaced. 1 car attached garage and driveway for 2/3 more cars. Great location close to 436 and short distance to I-4. This is a traditional sale and can be closed quickly. Not a short sale or bank owned.

18. 2013-03-08
    listed $88,888 640-char remark

    Show marketing remark (640 chars)

    Great home in move in ready condition. Recently remodeled and updated. New granite countertops in both bathrooms, great tile through out entire home, natural light through skylight, all new kitchen appliances included (refridgerator, microwave, dishwasher), spacious bedrooms, large covered and screened in porch, new water heater and more. .. Large private fenced in backyard great for enjoying wonderful Florida living. Roof recently replaced. 1 car attached garage and driveway for 2/3 more cars. Great location close to 436 and short distance to I-4. This is a traditional sale and can be closed quickly. Not a short sale or bank owned.

19. 2012-09-24
    soldstatus $70,000 603-char remark

    Show marketing remark (603 chars)

    A MUST SEE!!PRICED BELOW RECENT APPRAISAL FOR QUICK SALE. THIS 2/2 IS IN A GREAT LOCATION AND EXCELLENT CONDITION; CLOSE TO MAJOR SHOPPING AREAS ON 436 AND 434. GREAT SCHOOL DISTRICT, THIS PROPERTY IS PERFECT FOR FIRST TIME BUYERS OR INVESTOR WITH LOW TAXES AND NO ASSOCIATION FEES. THIS PROPERTY HAS A BRAND NEW AIR CONDITIONING SYSTEM BOTH INSIDE AND OUTSIDE UNITS. NEW ROOF WITH ARCHITECTURAL SHINGLES. FRESH PAINT INSIDE AND OUT, NEW APPLIANCES. NEW FLOORS- CERAMIC TILE, GRANITE ON ALL BATHROOMS. HUGE FENCED BACK YARD WITH 25X10 SCREENED PORCH. NOT A SHORT SALE OR FORECLOSURE! READY TO MOVE IN !!

20. 2012-02-22
    listed $76,500 603-char remark

    Show marketing remark (603 chars)

    A MUST SEE!!PRICED BELOW RECENT APPRAISAL FOR QUICK SALE. THIS 2/2 IS IN A GREAT LOCATION AND EXCELLENT CONDITION; CLOSE TO MAJOR SHOPPING AREAS ON 436 AND 434. GREAT SCHOOL DISTRICT, THIS PROPERTY IS PERFECT FOR FIRST TIME BUYERS OR INVESTOR WITH LOW TAXES AND NO ASSOCIATION FEES. THIS PROPERTY HAS A BRAND NEW AIR CONDITIONING SYSTEM BOTH INSIDE AND OUTSIDE UNITS. NEW ROOF WITH ARCHITECTURAL SHINGLES. FRESH PAINT INSIDE AND OUT, NEW APPLIANCES. NEW FLOORS- CERAMIC TILE, GRANITE ON ALL BATHROOMS. HUGE FENCED BACK YARD WITH 25X10 SCREENED PORCH. NOT A SHORT SALE OR FORECLOSURE! READY TO MOVE IN !!

21. 2011-11-04
    soldstatus $32,750
22. 2011-10-11
    listed $38,500

ⓘ 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: $2,469 · $206/mo
• Projected year-2 tax: $2,469 · $206/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 8/10 Severe 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: $20,445
• − Mortgage interest: −$11,203
• − Property taxes: −$2,469
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$5,818
• Taxable loss: −$3,316
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $893/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: 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 — Forest City

• Score: 78/100
• State rank: #175
• US rank: #2657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest City, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 59,269
• Household income: $72,880
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 2191.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 35% Hispanic / Latino 30% Black 28% Two or more races 16% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 12% Cuban 3% Dominican 2%
• Common ancestry: Hispanic 4% Romanian 1% Italian 1%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 22% French/Haitian/Cajun 3% Other Indo-European 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: ▼ -206.30%
• Current HPI: 319.2139
• Rent YoY: ▼ -2.75%
• 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

+419.5% since first listed

8 events — show timeline

• 2026-04-29 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-08 Sold (Public Records) $77,000 Public Records
• 2013-03-28 Sold (MLS) $77,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-08 Listed $88,888 Stellar MLS as Distributed by MLS Grid
• 2012-09-24 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2012-02-22 Listed $76,500 Stellar MLS as Distributed by MLS Grid
• 2011-11-04 Sold (MLS) $32,750 Stellar MLS as Distributed by MLS Grid
• 2011-10-11 Listed $38,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.8%/yr

Latest (2025): $2,469 · -2.5% YoY. Source: county tax records.