613 Charing Cross Ct · Lake Mary, FL 32746

$305,000

3 bd · 2.0 ba · 1,739 sqft · SingleFamily public records · 18 Days on market

Built 1987 7,278 sqft lot Est $424k · 28% under $39/mo HOA · 2% of rent

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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 +11.1/30.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Needs TLC. House was cleaned out. Property is being sold as is. Age of big ticket items unknown. * * * This is a limited-service listing - Please see realtor remarks for showing instructions. * * *

Key facts

• 7,278 sq ft lot
• 2 garage spots
• Built 1987

Property features AI

Finance

• Other: Lot about 0.17 acres (approximately 0.17 acre / 676 sq meters)
• HOA & community: Wynnwood and The Crossings Master HOA; Monthly HOA fee of $39 (required); Total annual fees $468; Pets not allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; Residential property; Fixer condition; Two-story home; Faces west; Part of a planned unit development
• Construction: Other construction materials; Other roof; Other foundation details; Building area reported as 2,254 total square feet
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (14.9% below list).
• Recommended offer: $259k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.3% in Lake Mary — 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 80/100 on livability (#128 in FL, #1,923 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: commute F, cost of living D-.
• 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 (+1.0%/yr); 317 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2k of loan paydown is wiped out by about $9k 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 18 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $305k implies a 408% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,494 (14.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $424,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
526 Whittingham Pl	0.22mi	3/2.5	1,772 (+2%)	2mo	$425,000	$240	83
499 Wexdon Ct	0.32mi	3/2.5	1,772 (+2%)	1mo	$426,000	$240	79
866 E Charing Cross Cir	0.03mi	3/2.0	1,506 (-13%)	1mo	$405,000	$269	75
515 Huxford Ct	0.36mi	4/2.5 (+1)	1,757 (+1%)	1mo	$525,000	$299	74
464 Harvest Oak Ct	0.46mi	3/2.5	1,796 (+3%)	1mo	$475,000	$264	70
541 Starstone Dr	0.42mi	3/2.0	1,860 (+7%)	0mo	$430,000	$231	68
608 Birgham Pl	0.29mi	3/2.0	1,556 (-10%)	1mo	$385,000	$247	68
562 Hassocks Loop	0.41mi	4/2.0 (+1)	1,858 (+7%)	1mo	$395,000	$213	63
637 Starstone Dr	0.44mi	4/2.0 (+1)	1,850 (+6%)	1mo	$475,000	$257	63
705 Silversmith Cir	0.47mi	3/2.0	1,890 (+9%)	1mo	$412,000	$218	62
563 W Springtree Way	0.67mi	3/2.0	1,991 (+14%)	2mo	$485,000	$244	42
533 Remington Oak Dr	0.62mi	2/2.0 (-1)	1,494 (-14%)	2mo	$335,000	$224	41

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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-62,247
• Equity at exit: $45,476

10-year hold

• IRR: -20.7%
• Equity multiple: 0.02×
• Total profit: $-84,088
• Equity at exit: $26,371

Cash invested: $85,400 (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 32746

• Home prices YoY: -21.9%
• Rents YoY: 1.0%
• Active inventory: 317
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,595 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$407 /mo · $4,880/yr
• Insurance: −$127
• HOA: −$39
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-122

Break-even live

Break-even rent $2,750

Max offer price $283,413

Occupancy floor 100%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 Whittingham Pl Lake Mary, FL	4.0	2.5	1640	$3,100	$1.89	11d	1	0.05mi
901 Beresford Way Lake Mary, FL	3.0	2.0	1389	$2,495	$1.80	12d	1	0.14mi
542 Queensbridge Dr Lake Mary, FL	3.0	2.0	1408	$2,395	$1.70	24d	1	0.22mi
726 Birgham Pl Lake Mary, FL	3.0	2.0	1518	$1,995	$1.31	14d	1	0.28mi
797 Minerva Ln Lake Mary, FL	3.0	2.0	1518	$2,345	$1.54	3d	1	0.28mi
745 Silverwood Dr Lake Mary, FL	4.0	3.5	2112	$3,650	$1.73	24d	1	0.29mi
600 Birgham Pl Lake Mary, FL	3.0	2.0	1544	$2,490	$1.61	5d	1	0.32mi
2520 Grassy Point Dr Lake Mary, FL	3.0	2.0	1103	$1,800	$1.63	24d	1	0.39mi
601 Tomlinson Ter Lake Mary, FL	4.0	2.5	2164	$2,700	$1.25	24d	1	0.41mi
787 Tomlinson Ter Lake Mary, FL	4.0	2.0	1878	$2,699	$1.44	17d	1	0.44mi
420 Sun Lake Cir Lake Mary, FL	1.0–3.0	1.0–2.0	949	$2,290	$2.41	2d	17	0.62mi
240 Donegal Ave Lake Mary, FL	4.0	2.0	1778	$2,661	$1.50	3d	1	0.63mi
2233 Grand Tree Ct Lake Mary, FL	3.0	2.5	1781	$2,595	$1.46	2d	1	0.71mi
625 Remington Oak Dr Lake Mary, FL	2.0	2.0	1108	$2,167	$1.96	2d	1	0.75mi
356 Amethyst Ct Lake Mary, FL	3.0	2.0	1666	$1,200	$0.72	12d	1	0.89mi
3521 Moss Pointe Pl Lake Mary, FL	4.0	2.0	1956	$2,800	$1.43	5d	1	0.97mi
296 Morning Glory Dr Lake Mary, FL	4.0	2.0	1553	$2,445	$1.57	2d	1	0.97mi
780 Creekwater Ter Lake Mary, FL	1.0–3.0	1.0–2.0	957	$1,930	$2.02	24d	1	1.01mi
3537 Moss Pointe Pl Lake Mary, FL	4.0	2.5	2142	$3,070	$1.43	24d	1	1.01mi
1651 Smokey Oak Way Longwood, FL	2.0	2.5	1293	$1,950	$1.51	24d	1	1.06mi
1000 Regal Pointe Ter Lake Mary, FL	1.0–4.0	1.0–2.0	1002	$2,190	$2.18	2d	21	1.18mi
937 Birmingham Ct Lake Mary, FL	3.0	2.0	1178	$2,050	$1.74	24d	1	1.18mi
1321 Myrtle Dr Longwood, FL	4.0	2.0	2054	$2,695	$1.31	24d	1	1.28mi
1640 Overlook Rd Longwood, FL	3.0	2.0	1750	$2,475	$1.41	24d	1	1.33mi
1713 Pine Bay Dr Lake Mary, FL	4.0	2.5	2142	$2,850	$1.33	24d	1	1.33mi
1709 Pine Bay Dr Lake Mary, FL	3.0	2.0	1413	$2,300	$1.63	21d	1	1.34mi
474 Wishbone Ln Lake Mary, FL	3.0	2.5	1733	$2,750	$1.59	24d	1	1.43mi
1011 Lychee Ct Lake Mary, FL	3.0	2.5	1612	$2,800	$1.74	5d	1	1.44mi
191 Villa Di Este Ter #213 Lake Mary, FL	3.0	2.0	1731	$2,450	$1.42	21d	1	1.48mi
828 Shell Ln Longwood, FL	3.0	2.0	1412	$2,275	$1.61	24d	1	1.49mi
252 Wheelhouse Ln Lake Mary, FL	3.0	1.0–2.0	1043	$3,237	$3.10	1d	12	1.49mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 8 events

1. 2026-06-02
   remarks 241-char remark
2. 2026-06-02
   status $305,000 Pending 18 DOM
3. 2026-06-01
   days on market $305,000 Active 18 DOM
4. 2026-05-31
   days on market $305,000 Active 17 DOM
5. 2026-05-14
   listed $305,000 Active
6. 2025-11-04
   soldstatus $60,000
7. 1990-02-01
   soldstatus $46,500
8. 1987-06-01
   soldstatus $84,700

ⓘ 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: $4,880 · $407/mo
• Projected year-2 tax: $4,880 · $407/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $31,139
• − Mortgage interest: −$17,085
• − Property taxes: −$4,880
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − HOA: −$468
• − Depreciation: −$8,873
• Taxable loss: −$6,673
• Est. tax savings @ 24.0%: +$1,602
• After-tax cash flow: $135/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 — Lake Mary

• Score: 80/100
• State rank: #128
• US rank: #1923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Seminole County · 436,154 people
• City population: 46,684
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 46,684
• Household income: $104,775
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1929.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Two or more races 11% Asian 9% Black 7%
• Hispanic origin (detail): Puerto Rican 7% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 12% Other Indo-European 5% Other Asian/Pacific 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: ▼ -77.09%
• Current HPI: 274.7765
• Rent YoY: ▲ 1.00%
• 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

+260.1% since first listed

4 events — show timeline

• 2026-05-14 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Sold (Public Records) $60,000 Public Records
• 1990-02-01 Sold (Public Records) $46,500 Public Records
• 1987-06-01 Sold (Public Records) $84,700 Public Records

Property tax history

+11.2%/yr

Latest (2025): $4,880 · +1.6% YoY. Source: county tax records.