611 Sanford Ave · Sanford, FL 32771

$210,000

2 bd · 2.0 ba · 1,139 sqft · SingleFamily public records · 17 Days on market

Built 1935 5,632 sqft lot Est $289k · 27% 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 +13.1/30.0
• Schools +5.1/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Charming and beautifully renovated 2-bedroom, 2-bath home ideally located at 611 Sanford Ave—just minutes from the heart of Downtown Sanford! This move-in ready property showcases a modern aesthetic with stylish updates throughout, including new appliances and a bright, open-concept layout that creates a seamless flow between living spaces. Natural light fills the home, enhancing its spacious and inviting feel. What truly sets this home apart is its prime location. Enjoy quick access to Downtown Sanford’s vibrant mix of restaurants, breweries, coffee shops, and boutiques, along with popular community events and the scenic RiverWalk along L

Key facts

• Renovated
• Scenic riverwalk
• Outdoor entertaining

Tags

• RENOVATED
• PRIME LOCATION
• GENEROUSLY SIZED YARD
• OUTDOOR ENTERTAINING
• SCENIC RIVERWALK

Property features AI

Finance

• Other: Unfurnished; Lot dimensions approximately 44 x 128 (0.13 acres); Asphalt road access; Estimated living area 1,155 sq ft; total building area 1,353 sq ft
• HOA & community: No HOA association indicated

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One story; Faces west; Residential property
• Construction: Brick, frame, and wood siding construction; Shingle roof; Crawlspace foundation with pillar/post/pier
• Exterior features: Private mailbox; Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room/dining room combo; Split bedroom floor plan; Thermostat; Walk-in closet(s)
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-8 ($-94/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (17.0% below list).
• Recommended offer: $174k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.6% in Sanford — 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 73/100 on livability (#316 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, amenities 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 flat; 561 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 17 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $33k; list at $210k implies a 536% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,357 (17.0% 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. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $289,306
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 E 7th St	0.40mi	2/1.0	1,148 (+1%)	9mo	$199,000	$173	69
314 W 6th St	0.38mi	3/2.0 (+1)	1,212 (+6%)	2mo	$345,000	$285	65
708 S Laurel Ave	0.47mi	3/1.0 (+1)	1,140 (+0%)	11mo	$299,000	$262	60
812 S Locust Ave	0.26mi	3/2.0 (+1)	1,029 (-10%)	9mo	$253,000	$246	59
405 Willow Ave	0.39mi	2/1.0	1,030 (-10%)	4mo	$254,900	$247	58
1117 Hickory Ave	0.39mi	3/2.0 (+1)	1,180 (+4%)	16mo	$275,000	$233	57
328 San Lanta Cir	0.69mi	3/2.0 (+1)	1,064 (-7%)	4mo	$285,000	$268	49
302 Pine Ave	0.21mi	3/2.0 (+1)	977 (-14%)	17mo	$345,000	$353	47
1306 Cypress Ave	0.42mi	3/2.0 (+1)	1,260 (+11%)	14mo	$280,000	$222	46
1701 S Palmetto Ave	0.70mi	3/2.0 (+1)	1,248 (+10%)	1mo	$362,500	$290	45
323 San Lanta Cir	0.72mi	3/2.0 (+1)	1,064 (-7%)	18mo	$269,900	$254	35
901 S Holly Ave	0.64mi	3/2.0 (+1)	1,295 (+14%)	14mo	$298,000	$230	31

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 · 0.38% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.34×
• Total profit: $-39,021
• Equity at exit: $31,312

10-year hold

• IRR: -18.5%
• Equity multiple: 0.11×
• Total profit: $-52,119
• Equity at exit: $18,157

Cash invested: $58,800 (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 32771

• Rents YoY: 0.4%
• Active inventory: 561
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$196 /mo · $2,358/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-8

Break-even live

Break-even rent $1,753

Max offer price $208,618

Occupancy floor 95%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 S Park Ave Unit 4 Sanford, FL	2.0	1.0	720	$1,295	$1.80	21d	1	0.20mi
912 Pine Ave Sanford, FL	2.0	1.0	1122	$1,595	$1.42	24d	1	0.23mi
201 Sanford Ave Sanford, FL	1.0	1.0	779	$1,795	$2.30	2d	1	0.25mi
1201 S Palmetto Ave Sanford, FL	2.0	1.0	1200	$2,500	$2.08	24d	1	0.37mi
711 E 1st St Sanford, FL	1.0	1.0	720	$1,525	$2.12	5d	2	0.38mi
711 E 1st St Unit 15w Sanford, FL	1.0	1.0	720	$1,525	$2.12	14d	1	0.38mi
711 E 1st St Sanford, FL	1.0	1.0	720	$1,525	$2.12	16d	1	0.38mi
308 E 13th St Sanford, FL	2.0	2.0	1129	$1,850	$1.64	24d	1	0.41mi
308 E 13th St Sanford, FL	2.0	2.0	1129	$1,750	$1.55	5d	1	0.41mi
918 E 10th St Unit 918A Sanford, FL	2.0	1.0	745	$945	$1.27	24d	1	0.43mi
401 W Seminole Blvd Sanford, FL	1.0–2.0	1.0–2.0	818	$1,824	$2.23	1d	12	0.67mi
619 San Lanta Cir Sanford, FL	3.0	2.0	1092	$1,796	$1.64	14d	1	0.67mi
1001 W 8th St Unit 1 Sanford, FL	3.0	1.0	1075	$2,250	$2.09	21d	1	0.80mi
838 Rosalia Dr Sanford, FL	2.0	1.0	873	$1,600	$1.83	12d	1	0.82mi
1013 W 3rd St Unit B Sanford, FL	2.0	1.0	800	$1,195	$1.49	14d	1	0.83mi
810 E 20th St Sanford, FL	2.0	1.0	1204	$1,750	$1.45	5d	1	0.93mi
101 E 21st St Sanford, FL	3.0	2.0	896	$2,500	$2.79	24d	1	0.99mi
1574 Effra Way Sanford, FL	3.0	2.0	1429	$2,270	$1.59	24d	1	1.16mi
2008 William Clark Ave Sanford, FL	3.0	2.0	1328	$2,199	$1.66	2d	1	1.22mi
1320 S Oleander Ave Sanford, FL	3.0	2.0	1200	$1,850	$1.54	24d	1	1.26mi
1515 S Oleander Ave Sanford, FL	2.0	2.0	1100	$1,500	$1.36	24d	1	1.29mi
1711 Roseberry Ln Sanford, FL	3.0	2.0	984	$2,150	$2.18	5d	1	1.34mi
131 Langston Dr Sanford, FL	3.0	1.5	1082	$1,697	$1.57	20d	1	1.37mi
2406 S Lake Ave Sanford, FL	3.0	2.0	1111	$2,000	$1.80	14d	1	1.41mi
2405 Chase Ave Sanford, FL	3.0	2.0	1200	$2,095	$1.75	14d	1	1.42mi
2420 S Lake Ave Sanford, FL	3.0	1.0	1100	$1,545	$1.40	14d	1	1.49mi
2420 S Lake Ave Unit B Sanford, FL	3.0	1.0	1100	$1,545	$1.40	17d	1	1.49mi

Listing history 15 events

1. 2026-05-07
   status Pending
2. 2026-04-20
   listed $210,000 Active
3. 2025-07-01
   status Pending
4. 2025-06-02
   status Active
5. 2025-05-09
   status Pending
6. 2025-04-29
   status Active
7. 2025-04-25
   status Pending
8. 2025-04-11
   listed $220,000 Active
9. 2022-01-29
   price $1,300
10. 2015-06-02
    historical
11. 2015-05-10
    price $93,900
12. 2015-04-22
    listed $94,000 Active
13. 2014-03-03
    soldstatus $33,000
14. 2013-08-21
    listed $37,500
15. 2000-09-26
    soldstatus $95,000

ⓘ 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: $2,358 · $196/mo
• Projected year-2 tax: $2,358 · $196/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 8/10 Severe 7 d/yr ≥107°F today · 21 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: $20,923
• − Mortgage interest: −$11,763
• − Property taxes: −$2,358
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$6,109
• Taxable loss: −$3,705
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $795/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 — Sanford

• Score: 73/100
• State rank: #316
• US rank: #5359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanford, FL
• County: Seminole County · 436,154 people
• City population: 96,638
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 62,606
• Household income: $77,868
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 2645.0

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 0.70)
• Race & ethnicity: White 43% Black 24% Hispanic / Latino 23% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 15% Other Indo-European 3% 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: ▼ -281.27%
• Current HPI: 299.2738
• Rent YoY: ▲ 0.38%
• 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

+121.1% since first listed

15 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-11 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-29 Price Changed $1,300 RENT.
• 2015-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-05-10 Price Changed $93,900 Stellar MLS as Distributed by MLS Grid
• 2015-04-22 Listed $94,000 Stellar MLS as Distributed by MLS Grid
• 2014-03-03 Sold (MLS) $33,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-21 Listed $37,500 Stellar MLS as Distributed by MLS Grid
• 2000-09-26 Sold (Public Records) $95,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,358 · +10.2% YoY. Source: county tax records.