530 Cascade Cir · Casselberry, FL 32707

$189,000

2 bd · 1.0 ba · 987 sqft · Other · 23 Days on market

Built 1970 Good condition

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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).

• Cash flow +12.7/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Single story, block construction, bright corner unit with open side porch. Open plan living/ dining area with new lighting, ceiling fan. Spacious inside laundry/storage room with new water tank. Upgraded attic insulation for lower energy cost. Updated kitchen includes quartz counters, microwave, dishwasher and more. Financially Sound Association with monthly fee of $333/month which includes water/sewer, trash compactor, exterior maintenance. Amenities include pools, tennis courts, clubhouse. Great Casselberry, FL location in established neighborhood. For community information, visit summitvillage.net

Key facts

• Quartz counters
• Updated kitchen
• Open side porch

Tags

• BLOCK CONSTRUCTION
• OPEN SIDE PORCH
• OPEN PLAN LIVING DINING AREA
• UPGRADED ATTIC INSULATION
• UPDATED KITCHEN
• QUARTZ COUNTERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-22 ($-267/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (14.0% below list).
• Recommended offer: $163k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.1% in Casselberry — 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 (#314 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment C-, 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 rising (+2.1%/yr); 186 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 23 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

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 $162,521 (14.0% 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 1970 — 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. 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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.09% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-33,492
• Equity at exit: $28,181

10-year hold

• IRR: -12.2%
• Equity multiple: 0.30×
• Total profit: $-36,828
• Equity at exit: $16,341

Cash invested: $52,920 (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 32707

• Rents YoY: 2.1%
• Active inventory: 186
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-22

Break-even live

Break-even rent $1,653

Max offer price $185,785

Occupancy floor 96%

Sensitivity live

Price	-10% $108	-5% $43	+0% $-22	+5% $-88	+10% $-153
Rent	-10% $-151	-5% $-86	+0% $-22	+5% $42	+10% $106
Rate	-1.0pp $73	-0.5pp $26	base $-22	+0.5pp $-71	+1.0pp $-121

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Esplanade Way Unit Esplanade Way-202 Casselberry, FL	1.0	1.0	722	$1,200	$1.66	24d	1	0.06mi
1166 Pointe Newport Ter Casselberry, FL	1.0–3.0	1.0–2.0	961	$1,768	$1.84	5d	16	0.27mi
117 Georgetown Dr Unit C Casselberry, FL	2.0	2.0	1095	$1,550	$1.42	24d	1	0.28mi
1157 Calle del Norte Unit B Casselberry, FL	1.0	1.0	751	$1,175	$1.56	5d	1	0.44mi
1167 Calle del Rey Unit A Casselberry, FL	1.0	1.0	781	$1,250	$1.60	24d	1	0.46mi
1160 Calle del Norte Unit C Casselberry, FL	2.0	2.0	1040	$1,650	$1.59	24d	1	0.47mi
1177 Paseo del Mar Unit C Casselberry, FL	2.0	2.0	1040	$1,950	$1.88	18d	1	0.51mi
660 Jasmine Rd Casselberry, FL	2.0	1.0	953	$1,725	$1.81	5d	1	0.66mi
310 Kentia Rd Casselberry, FL	3.0	1.0	1034	$1,800	$1.74	15d	1	0.69mi
1124 Shoreview Cir Casselberry, FL	1.0–3.0	1.0–2.0	1068	$2,280	$2.13	2d	23	0.74mi
512 El Dorado Way Casselberry, FL	3.0	1.0	1094	$1,895	$1.73	5d	1	0.81mi
210 Welcome Way Fern Park, FL	2.0	1.0–2.0	880	$1,469	$1.67	3d	12	0.91mi
617 E Helm Way Casselberry, FL	3.0	1.0	1000	$1,995	$2.00	5d	1	0.99mi
1000 Lake of the Woods Blvd Fern Park, FL	2.0	1.0–2.0	945	$1,525	$1.61	24d	2	1.14mi
1000 Lake of the Woods Blvd Fern Park, FL	1.0–2.0	1.0–2.0	886	$1,600	$1.80	5d	3	1.14mi
986 Rollingwood Loop Casselberry, FL	2.0	1.0–2.0	669	$1,880	$2.81	24d	15	1.17mi
472 Banyon Tree Cir Maitland, FL	1.0	1.0	759	$1,150	$1.52	20d	1	1.17mi
2174 Sharp Ct Fern Park, FL	1.0–2.0	1.0	664	$1,379	$2.08	3d	20	1.19mi
2517 Caper Ln #205 Maitland, FL	1.0	1.0	550	$1,049	$1.91	5d	1	1.22mi
2525 Caper Ln Maitland, FL	1.0	1.0	620	$1,050	$1.69	4d	1	1.22mi
2529 Caper Ln Maitland, FL	1.0	1.0	550	$1,100	$2.00	4d	1	1.23mi
2155 Fontebranda Loop Unit 180100 Casselberry, FL	2.0	2.0	1020	$1,799	$1.76	24d	1	1.24mi
2155 Fontebranda Loop Unit 150212 Casselberry, FL	1.0	1.0	794	$1,599	$2.01	24d	1	1.24mi
2422 Branch Way Maitland, FL	1.0	1.0	550	$1,125	$2.05	24d	1	1.25mi
2890 Red Lion Sq Winter Park, FL	1.0–2.0	1.0–2.0	765	$1,819	$2.38	3d	12	1.26mi
2075 Howell Branch Rd Unit 101 Maitland, FL	2.0	1.0	875	$1,450	$1.66	5d	1	1.34mi
2075 Howell Branch Rd Unit 1UNIT 101 Maitland, FL	2.0	1.0	875	$1,450	$1.66	4d	1	1.34mi
296 Lewfield Cir Unit 1 Winter Park, FL	1.0	1.0	678	$1,300	$1.92	22d	1	1.41mi
400 Sandpiper Ln Casselberry, FL	1.0–3.0	1.0–2.0	937	$1,605	$1.71	3d	11	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $189,000 Active 23 DOM
2. 2026-06-17
   days on market $189,000 Active 22 DOM
3. 2026-06-16
   days on market $189,000 Active 21 DOM
4. 2026-06-15
   days on market $189,000 Active 20 DOM
5. 2026-06-13
   days on market $189,000 Active 18 DOM
6. 2026-06-09
   days on market $189,000 Active 14 DOM
7. 2026-06-08
   days on market $189,000 Active 13 DOM
8. 2026-06-07
   days on market $189,000 Active 12 DOM
9. 2026-06-04
   days on market $189,000 Active 9 DOM
10. 2026-06-03
    days on market $189,000 Active 8 DOM
11. 2026-06-02
    days on market $189,000 Active 7 DOM
12. 2026-06-02
    days on market $189,000 Active 6 DOM
13. 2026-05-31
    days on market $189,000 Active 5 DOM
14. 2026-05-26
    listed $189,000 Active

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

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 ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,503
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$5,498
• Taxable loss: −$3,483
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $569/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 · 1 photo

Good 75/100 Cosmetic rehab

This single-story corner unit is in good condition with recent upgrades and a bright, open floor plan. It's move-in ready with a good curb appeal and potential for further value through minor exterior improvements.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Upgrade landscaping — Improves curb appeal and rental value
• Both Install smart home features — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Upgrade landscaping — Improves curb appeal and rental value ↑
• Both Install smart home features — Attracts tech-savvy 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 — Casselberry

• Score: 73/100
• State rank: #314
• US rank: #5320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Casselberry, FL
• County: Seminole County · 436,154 people
• City population: 45,584
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 39,493
• Household income: $69,113
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 1482.0

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 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 27% Two or more races 14% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 12% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 18% French/Haitian/Cajun 2% 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: ▼ -251.90%
• Current HPI: 342.1006
• Rent YoY: ▲ 2.09%
• 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

1 event — show timeline

• 2026-05-26 Listed $189,000 FSBO.com