101 Club Rd · Sanford, FL 32771

$145,000

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 1 Days on market

Built 1960 9,878 sqft lot Est $142k · at est.

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Why this score? — see what drove the C- 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 +19.9/30.0
• ARV discount +6.5/15.0
• DSCR +6.3/10.0
• Schools +5.1/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RENOVATED LIKE NEW, EAT-KITCHEN, LIV & FAM RM, WITH NEWLY PAINTED INTERIOR & EXTERIOR, NEW CARPET AND CERAMIC TILE, NEW CABINETS, NEW ROOF, A/C, HUGE FENCED YARD OVER 1/3 ACRE. NO FHA FINANCING, OTHER FINANCING ACCEPTABLE WILL BE VA, CONVENTONAL OR CASH!

Key facts

• Functional layout
• 4 year old roof
• Conveniently located

Tags

• 4 YEAR OLD ROOF
• BRAND NEW HVAC SYSTEM
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Zoning: SR1; Lot size about 0.23 acre (0 to less than 1/4 acre); Paved road access
• HOA & community: Pets allowed: cats and dogs; No association approval required

Exterior

• Utilities: Public water; Public sewer; Electricity available and connected; Water available and connected; Sewer available and connected
• Home design: Single family residence; One story; East-facing
• Construction: Vinyl siding; Wood siding; Other roof type; Slab foundation; Completed condition
• Exterior features: Dog run; Sidewalk; Other exterior features

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Split bedroom layout
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $130k (10.4% below list).
• Recommended offer: $130k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Zoned schools: Pine Crest Elementary School (math 20% / reading 26%, grade F, #2,070 of 2,144 statewide, top 97%, 701 students, 89% FRL); Seminole High School (math 35% / reading 51%, grade F, #255 of 667 statewide, top 39%, 4,036 students, 53% FRL) — zoned schools average 71% FRL vs 38% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 59% district-wide (-26 pts) — the specific schools serving this property underperform the Seminole average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 561 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $4k 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.
• 2 sale attempts since 21y 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.

Risks & watch-outs

• 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 $129,985 (10.4% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.90% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $141,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Club Rd	0.00mi	2/1.0 (+1)	720 (0%)	0mo	$142,000	$197	95
124 Club Rd	0.16mi	2/1.0 (+1)	720 (0%)	10mo	$167,000	$232	79
1805 W 15th St Unit 1/2	0.62mi	1/1.0	816 (+13%)	10mo	$49,000	$60	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 · 0.38% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-15,743
• Equity at exit: $21,620

10-year hold

• IRR: -5.3%
• Equity multiple: 0.69×
• Total profit: $-12,629
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$760
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $175

Break-even live

Break-even rent $1,078

Max offer price $145,000

Occupancy floor 82%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2735 Bungalow Blvd Sanford, FL	2.0	1.0	700	$1,025	$1.46	5d	1	0.73mi
100 Windchase Blvd Sanford, FL	1.0–3.0	1.0–2.0	957	$1,223	$1.28	3d	1	0.80mi
401 W 19th St Apt -B Sanford, FL	1.0	1.0	475	$1,100	$2.32	23d	1	0.84mi
1000 Stonebrook Dr Sanford, FL	1.0–3.0	1.0–2.0	1000	$1,437	$1.44	1d	19	1.08mi
500 W Airport Blvd Sanford, FL	1.0–3.0	1.0–2.0	862	$1,420	$1.65	1d	7	1.14mi
300 W Airport Blvd Sanford, FL	2.0	1.0	687	$1,435	$2.09	16d	9	1.19mi
404 E 14th St Unit 202 Sanford, FL	1.0	1.0	600	$1,095	$1.82	16d	1	1.39mi
612 S Park Ave Unit 4 Sanford, FL	2.0	1.0	720	$1,295	$1.80	21d	1	1.49mi

Listing history 8 events

1. 2026-05-18
   status Pending
2. 2026-05-18
   listed $145,000 Active
3. 2005-07-05
   soldstatus $130,000
4. 2005-06-23
   soldstatus $130,000 266-char remark

   Show marketing remark (266 chars)

   RENOVATED LIKE NEW, EAT-KITCHEN, LIV & FAM RM, WITH NEWLY PAINTED INTERIOR & EXTERIOR, NEW CARPET AND CERAMIC TILE, NEW CABINETS, NEW ROOF, A/C, HUGE FENCED YARD OVER 1/3 ACRE. NO FHA FINANCING, OTHER FINANCING ACCEPTABLE WILL BE VA, CONVENTONAL OR CASH!

5. 2005-05-27
   listed $124,900 266-char remark

   Show marketing remark (266 chars)

   RENOVATED LIKE NEW, EAT-KITCHEN, LIV & FAM RM, WITH NEWLY PAINTED INTERIOR & EXTERIOR, NEW CARPET AND CERAMIC TILE, NEW CABINETS, NEW ROOF, A/C, HUGE FENCED YARD OVER 1/3 ACRE. NO FHA FINANCING, OTHER FINANCING ACCEPTABLE WILL BE VA, CONVENTONAL OR CASH!

6. 2001-07-11
   soldstatus $66,000
7. 1999-10-29
   soldstatus $36,300
8. 1996-06-17
   soldstatus $40,500

ⓘ 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: $369 · $31/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$834/yr (+$70/mo · 226.0%)

ⓘ 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 ≥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: $15,598
• − Mortgage interest: −$8,122
• − Property taxes: −$369
• − Insurance: −$725
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,218
• Taxable loss: −$332
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $2,183/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

+258.0% since first listed

8 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2005-07-05 Sold (Public Records) $130,000 Public Records
• 2005-06-23 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-27 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2001-07-11 Sold (Public Records) $66,000 Public Records
• 1999-10-29 Sold (Public Records) $36,300 Public Records
• 1996-06-17 Sold (Public Records) $40,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $369 · +9.5% YoY. Source: county tax records.