5454 Bracken Ct · Goldenrod, FL 32792

$199,000

3 bd · 2.0 ba · 1,332 sqft · Townhouse public records · 1 Days on market

Built 1984 5,692 sqft lot Est $285k · 30% under $110/mo HOA · 5% of rent

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.8/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming two-story townhouse in Winter Park offering great potential for the right buyer! This 3-bedroom, 2-bath home features a cozy fireplace, a spacious layout, and a back porch overlooking a large, fenced backyard—perfect for outdoor enjoyment. The property does need some TLC, making it an excellent opportunity for investors or buyers looking to add their personal touch. Conveniently located near shopping, dining, parks, and major roadways, this home combines location with opportunity.

Key facts

• $110 HOA
• Built 1984

Property features AI

Finance

• Other: Total acreage less than 1/4 acre (approx. 0.13 acres); Unit is unfurnished; Listing provided by EXP REALTY LLC
• Financial info: Lease restrictions apply
• HOA & community: Artemis Lifestyles HOA with monthly fee of $110.43 (association fee required); Association fee includes other community services; Deed restrictions apply; Pets allowed

Exterior

• Parking: Curb parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet/BB/HS available; Phone available
• Home design: Residential townhouse; Two stories; Second-floor unit available; Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built area approximately 1,404 square feet
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Fireplace in the living room
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry in a laundry closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 8.9% vs local median 3.6% in Goldenrod — 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 79/100 on livability (#138 in FL, #2,056 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, crime A-; Watch: employment D, 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.
• Zoned schools: Eastbrook Elementary School (math 55% / reading 59%, grade C+, #781 of 2,144 statewide, top 38%, 671 students, 62% FRL); Lake Howell High School (math 36% / reading 49%, grade F, #264 of 667 statewide, top 41%, 2,205 students, 51% FRL) — zoned schools average 57% FRL vs 38% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 275 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,979 units permitted in Seminole County in 2024 (1,191 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $51k; list at $199k implies a 290% 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 $199,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $285,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7796 Fernbrook Way	0.21mi	3/1.5	1,332 (0%)	1mo	$285,000	$214	87
5466 Bracken Ct	0.04mi	3/2.5	1,332 (0%)	14mo	$255,000	$191	84
7744 Fernbrook Way	0.11mi	3/2.0	1,332 (0%)	19mo	$319,900	$240	79
5473 Bracken Ct	0.05mi	3/2.0	1,178 (-12%)	1mo	$292,175	$248	78
7706 Country Pl #7706	0.40mi	3/2.0	1,230 (-8%)	0mo	$190,000	$154	68
5475 Bracken Ct	0.06mi	3/3.5	1,499 (+12%)	5mo	$315,000	$210	66
7783 Country Pl Unit J-2	0.44mi	3/2.0	1,230 (-8%)	14mo	$260,000	$211	55
5164 Lazy Oaks Dr	0.43mi	2/2.5 (-1)	1,236 (-7%)	11mo	$265,000	$214	52
5170 Lazy Oaks Dr #5170	0.43mi	2/2.5 (-1)	1,236 (-7%)	16mo	$260,000	$210	48
5129 Lazy Oaks Dr #5129	0.41mi	2/2.5 (-1)	1,186 (-11%)	10mo	$279,000	$235	47
7796 Country Pl #7796	0.38mi	2/2.0 (-1)	1,227 (-8%)	21mo	$265,000	$216	47
5173 Lazy Oaks Dr	0.46mi	2/2.5 (-1)	1,236 (-7%)	17mo	$285,000	$231	46

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 · 1.9% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-7,141
• Equity at exit: $29,672

10-year hold

• IRR: 5.0%
• Equity multiple: 1.35×
• Total profit: $19,591
• Equity at exit: $17,206

Cash invested: $55,720 (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 32792

• Rents YoY: 1.9%
• Active inventory: 275
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$83
• HOA: −$110
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $432

Break-even live

Break-even rent $1,608

Max offer price $199,000

Occupancy floor 75%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5523 Cretan Way Winter Park, FL	3.0	2.0	1332	$1,795	$1.35	2d	1	0.17mi
7800 Fernbrook Way Winter Park, FL	3.0	2.0	1381	$2,295	$1.66	11d	1	0.20mi
5171 Lazy Oaks Dr Winter Park, FL	2.0	2.5	1236	$2,200	$1.78	11d	1	0.46mi
7628 Aloma Pines Ct Winter Park, FL	3.0	2.5	1787	$2,495	$1.40	3d	1	0.50mi
7632 Aloma Pines Ct Winter Park, FL	3.0	2.5	1872	$2,500	$1.34	24d	1	0.50mi
7548 Aloma Pines Ct Winter Park, FL	3.0	2.5	1872	$2,395	$1.28	24d	1	0.53mi
5212 N Indiana Ave Winter Park, FL	3.0	1.5	950	$2,200	$2.32	11d	1	0.59mi
5171 Orange Ave Winter Park, FL	3.0	2.0	1317	$2,050	$1.56	24d	1	0.71mi
7950 Shoals Dr Orlando, FL	1.0–2.0	1.0–2.0	870	$1,825	$2.10	2d	12	0.71mi
4755 N Goldenrod Rd Winter Park, FL	3.0	1.0–2.0	843	$2,254	$2.67	2d	22	0.83mi
4704 Lucier Ct Winter Park, FL	2.0	2.0–2.5	934	$1,724	$1.85	3d	7	0.97mi
4968 Tangerine Ave #4968 Winter Park, FL	2.0	2.0	1059	$1,700	$1.61	24d	1	0.97mi
4773 Sternwheeler Ln Unit 4773 Oviedo, FL	3.0	2.5	1569	$2,595	$1.65	12d	1	1.05mi
5214 Calabash Pl Unit 1 Oviedo, FL	2.0	2.5	1300	$1,800	$1.38	18d	1	1.06mi
4800 Tangerine Ave Winter Park, FL	2.0	2.0	1058	$1,950	$1.84	18d	1	1.07mi
1340 Paradise Ln Winter Park, FL	3.0	2.0	1200	$2,400	$2.00	18d	1	1.09mi
8547 Bertram Ln Oviedo, FL	3.0	2.5	1675	$2,490	$1.49	18d	1	1.19mi
5427 Leighton Ln Oviedo, FL	3.0	2.5	1598	$2,395	$1.50	18d	1	1.23mi
7508 Glenmoor Ln Winter Park, FL	3.0	2.0	1676	$2,500	$1.49	24d	1	1.23mi
3465 Balsam Dr Winter Park, FL	3.0	2.0	1535	$2,599	$1.69	24d	1	1.26mi
1407 Chilean Ln Winter Park, FL	3.0	2.0	1356	$2,071	$1.53	12d	1	1.26mi
1724 Peruvian Ln Winter Park, FL	3.0	2.0	1613	$1,945	$1.21	11d	1	1.26mi
3486 Bougainvillea Dr Unit A Winter Park, FL	3.0	2.0	1650	$2,295	$1.39	24d	1	1.30mi
2617 Eastbrook Blvd Winter Park, FL	1.0–2.0	1.0	875	$1,300	$1.49	24d	2	1.32mi
7502 Sun Key Blvd Winter Park, FL	1.0–2.0	1.0–2.0	815	$1,703	$2.09	2d	12	1.33mi
1351 Merrydale Way Winter Park, FL	3.0	2.5	1755	$2,975	$1.70	5d	1	1.37mi
2700 Tortoise Cv Winter Park, FL	3.0	2.0	1083	$2,095	$1.93	3d	1	1.41mi
704 Carnation Dr Winter Park, FL	3.0	2.0	1324	$2,095	$1.58	22d	1	1.50mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 4 events

1. 2026-05-07
   status Pending
2. 2026-05-07
   listed $199,000 Active
3. 1998-03-30
   soldstatus $51,000
4. 1984-03-01
   soldstatus $66,800

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$1,244/yr (+$104/mo · 304.9%)

ⓘ 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 9/10 Extreme 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,856
• − Mortgage interest: −$11,147
• − Property taxes: −$408
• − Insurance: −$995
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$1,320
• − Depreciation: −$5,789
• Taxable income: $2,060
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $4,686/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 — Goldenrod

• Score: 79/100
• State rank: #138
• US rank: #2056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 52,794
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 52,976
• Household income: $69,200
• Rent vs Own: 52.0% rent · 48.0% own
• Severe rent burden: 3610.0

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 0.65)
• Race & ethnicity: White 51% Hispanic / Latino 27% Two or more races 15% Black 12% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 11% Cuban 2% Dominican 1%
• Common ancestry: Romanian 2% Italian 2% Scotch-Irish 1%
• Foreign-born: 16% · Canada, Jamaica, Vietnam
• Languages at home: 74% English-only · Spanish 19% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -281.94%
• Current HPI: 351.1184
• Rent YoY: ▲ 1.90%
• 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

+197.9% since first listed

4 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 1998-03-30 Sold (Public Records) $51,000 Public Records
• 1984-03-01 Sold (Public Records) $66,800 Public Records

Property tax history

-0.6%/yr

Latest (2025): $408 · -44.0% YoY. Source: county tax records.