1303 Dunhill Dr · Longwood, FL 32750

$299,000

3 bd · 2.0 ba · 1,378 sqft · Townhouse public records · 109 Days on market

Built 1983 6,966 sqft lot Est $306k · at est. $100/mo HOA · 4% 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).

• Cash flow +11.6/30.0
• ARV discount +8.5/15.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow. You will absolutely love this beautiful home in Longwood's Coventry neighborhood. The home has been nicely updated with a brand new roof, new interior paint, new carpet, new bedroom ceiling fans and brand new subway tile in the large master shower. The kitchen is great with stainless appliances, gas range, plenty of cabinets for storage and an eat-in area. The interior offers an open floor plan great for entertaining, high ceilings in the great room and the center atrium with so much natural light coming into the home. Exterior features include a rear screened patio, fenced corner lot and large 2 car garage. How about enjoying a warm afternoon at the community pool or hitting some tennis balls. Both are right across the street. The home is zoned for the great Seminole County schools of Woodlands Elementary, Rock Lake Middle and Lake Mary High. Call today, this won't last long!

Key facts

• Indoor garden area
• Personal pool
• Wood fireplace

Tags

• WOOD FIREPLACE
• INDOOR GARDEN AREA
• GAS STOVE
• SCREENED PORCH
• FENCED BACKYARD
• PERSONAL POOL

Property features AI

Finance

• Other: Total acreage: 0 to less than 1/4 acre
• Financial info: Lease restrictions apply
• HOA & community: HOA required (Westlake Manor) — $100 monthly; HOA includes pool; Community amenities: pool, basketball court, tennis courts; Association approval required; Pets allowed

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Natural gas connected
• Home design: Townhouse; One story; Faces west; Residential property
• Construction: Frame construction; Shingle roof; Slab foundation; Built as one-story unit
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Walk-in closet(s); Wood-burning fireplace in living room
• Laundry & utility: Washer; Laundry located in kitchen; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $299k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (15.5% below list).
• Recommended offer: $253k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% in Longwood — 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 81/100 on livability (#92 in FL, #1,438 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, schools A; Watch: 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 (+3.9%/yr); 149 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 35% of the median local income ($86k/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 $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 109 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $38k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $205k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $252,790 (15.5% 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. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $305,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1033 Wentworth Ct	0.06mi	3/2.0	1,378 (0%)	10mo	$317,000	$230	89
1037 Wentworth Ct	0.07mi	2/2.0 (-1)	1,284 (-7%)	1mo	$280,000	$218	79
945 Norfolk Ct	0.16mi	2/2.0 (-1)	1,402 (+2%)	8mo	$325,000	$232	78
1301 Dunhill Dr	0.03mi	2/2.0 (-1)	1,284 (-7%)	6mo	$262,000	$204	77
1335 Landry Cir	0.05mi	2/2.0 (-1)	1,310 (-5%)	15mo	$291,000	$222	72
942 Malden Ct	0.29mi	3/2.0	1,491 (+8%)	4mo	$300,000	$201	70
975 Malden Ct	0.30mi	3/2.0	1,491 (+8%)	8mo	$347,000	$233	66
1450 Cricket Ct	0.16mi	3/2.5	1,500 (+9%)	13mo	$322,450	$215	65
1689 Torrington Cir	0.24mi	2/2.0 (-1)	1,175 (-15%)	2mo	$225,000	$191	57
840 Hillary Ct	0.42mi	3/2.0	1,527 (+11%)	9mo	$315,000	$206	55
978 Cobbler Ct	0.35mi	3/2.0	1,527 (+11%)	14mo	$388,675	$255	54
946 Malden Ct	0.29mi	2/2.0 (-1)	1,175 (-15%)	9mo	$265,000	$226	50

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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-52,151
• Equity at exit: $44,582

10-year hold

• IRR: -7.9%
• Equity multiple: 0.48×
• Total profit: $-43,426
• Equity at exit: $25,852

Cash invested: $83,720 (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 32750

• Rents YoY: 3.9%
• Active inventory: 149
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,528 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$299 /mo · $3,591/yr
• Insurance: −$125
• HOA: −$100
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-95

Break-even live

Break-even rent $2,648

Max offer price $282,253

Occupancy floor 99%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 Wentworth Ct Longwood, FL	3.0	2.5	1461	$2,300	$1.57	4d	1	0.06mi
919 Rangeline Rd Longwood, FL	3.0	2.0	1816	$1,300	$0.72	19d	1	0.07mi
1000 Huntington Ct Longwood, FL	3.0	2.0	1774	$3,000	$1.69	20d	1	0.17mi
107 Margo Ln Longwood, FL	4.0	2.0	1717	$2,720	$1.58	23d	1	0.24mi
1640 Overlook Rd Longwood, FL	3.0	2.0	1750	$2,475	$1.41	23d	1	0.61mi
506 Parson Brown Way Longwood, FL	3.0	2.0	1500	$2,275	$1.52	21d	1	0.91mi
161 Sheridan Ave Longwood, FL	4.0	2.0	1859	$2,691	$1.45	2d	1	0.98mi
881 W Warren Ave Longwood, FL	3.0	1.0–2.0	1071	$2,827	$2.64	1d	26	1.00mi
1709 Pine Bay Dr Lake Mary, FL	3.0	2.0	1413	$2,300	$1.63	21d	1	1.24mi
265 W Bay Ave Longwood, FL	3.0	1.0	1160	$3,250	$2.80	23d	1	1.27mi
1580 Banks St Longwood, FL	3.0	2.0	1675	$2,445	$1.46	23d	1	1.32mi
553 John L Mica Way Longwood, FL	3.0	3.0	1488	$2,500	$1.68	23d	1	1.37mi
77 Myrtle St Longwood, FL	3.0	2.5	1488	$2,275	$1.53	20d	1	1.39mi
100 Myrtle St Longwood, FL	2.0–3.0	2.0	1087	$2,175	$2.00	2d	11	1.39mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: gaspool

Listing history 22 events

1. 2026-06-10
   status $299,000 Pending 109 DOM
2. 2026-06-09
   days on market $299,000 Active 109 DOM
3. 2026-06-08
   days on market $299,000 Active 108 DOM
4. 2026-06-07
   days on market $299,000 Active 107 DOM
5. 2026-06-04
   days on market $299,000 Active 104 DOM
6. 2026-06-03
   days on market $299,000 Active 103 DOM
7. 2026-06-02
   days on market $299,000 Active 102 DOM
8. 2026-06-02
   days on market $299,000 Active 101 DOM
9. 2026-05-31
   days on market $299,000 Active 100 DOM
10. 2026-05-08
    price $307,500
11. 2026-05-04
    price $310,000
12. 2026-04-21
    price $314,500
13. 2026-04-10
    price $330,000
14. 2026-02-20
    listed $337,000 Active
15. 2018-10-15
    soldstatus $204,900
16. 2018-10-04
    soldstatus $204,900 Sold 894-char remark

    Show marketing remark (894 chars)

    Wow. You will absolutely love this beautiful home in Longwood's Coventry neighborhood. The home has been nicely updated with a brand new roof, new interior paint, new carpet, new bedroom ceiling fans and brand new subway tile in the large master shower. The kitchen is great with stainless appliances, gas range, plenty of cabinets for storage and an eat-in area. The interior offers an open floor plan great for entertaining, high ceilings in the great room and the center atrium with so much natural light coming into the home. Exterior features include a rear screened patio, fenced corner lot and large 2 car garage. How about enjoying a warm afternoon at the community pool or hitting some tennis balls. Both are right across the street. The home is zoned for the great Seminole County schools of Woodlands Elementary, Rock Lake Middle and Lake Mary High. Call today, this won't last long!

17. 2018-09-05
    status Pending 894-char remark

    Show marketing remark (894 chars)

    Wow. You will absolutely love this beautiful home in Longwood's Coventry neighborhood. The home has been nicely updated with a brand new roof, new interior paint, new carpet, new bedroom ceiling fans and brand new subway tile in the large master shower. The kitchen is great with stainless appliances, gas range, plenty of cabinets for storage and an eat-in area. The interior offers an open floor plan great for entertaining, high ceilings in the great room and the center atrium with so much natural light coming into the home. Exterior features include a rear screened patio, fenced corner lot and large 2 car garage. How about enjoying a warm afternoon at the community pool or hitting some tennis balls. Both are right across the street. The home is zoned for the great Seminole County schools of Woodlands Elementary, Rock Lake Middle and Lake Mary High. Call today, this won't last long!

18. 2018-08-22
    status Active 894-char remark

    Show marketing remark (894 chars)

    Wow. You will absolutely love this beautiful home in Longwood's Coventry neighborhood. The home has been nicely updated with a brand new roof, new interior paint, new carpet, new bedroom ceiling fans and brand new subway tile in the large master shower. The kitchen is great with stainless appliances, gas range, plenty of cabinets for storage and an eat-in area. The interior offers an open floor plan great for entertaining, high ceilings in the great room and the center atrium with so much natural light coming into the home. Exterior features include a rear screened patio, fenced corner lot and large 2 car garage. How about enjoying a warm afternoon at the community pool or hitting some tennis balls. Both are right across the street. The home is zoned for the great Seminole County schools of Woodlands Elementary, Rock Lake Middle and Lake Mary High. Call today, this won't last long!

19. 2018-08-14
    status Pending 894-char remark

    Show marketing remark (894 chars)

    Wow. You will absolutely love this beautiful home in Longwood's Coventry neighborhood. The home has been nicely updated with a brand new roof, new interior paint, new carpet, new bedroom ceiling fans and brand new subway tile in the large master shower. The kitchen is great with stainless appliances, gas range, plenty of cabinets for storage and an eat-in area. The interior offers an open floor plan great for entertaining, high ceilings in the great room and the center atrium with so much natural light coming into the home. Exterior features include a rear screened patio, fenced corner lot and large 2 car garage. How about enjoying a warm afternoon at the community pool or hitting some tennis balls. Both are right across the street. The home is zoned for the great Seminole County schools of Woodlands Elementary, Rock Lake Middle and Lake Mary High. Call today, this won't last long!

20. 2018-08-07
    listed $204,900 Active 894-char remark

    Show marketing remark (894 chars)

    Wow. You will absolutely love this beautiful home in Longwood's Coventry neighborhood. The home has been nicely updated with a brand new roof, new interior paint, new carpet, new bedroom ceiling fans and brand new subway tile in the large master shower. The kitchen is great with stainless appliances, gas range, plenty of cabinets for storage and an eat-in area. The interior offers an open floor plan great for entertaining, high ceilings in the great room and the center atrium with so much natural light coming into the home. Exterior features include a rear screened patio, fenced corner lot and large 2 car garage. How about enjoying a warm afternoon at the community pool or hitting some tennis balls. Both are right across the street. The home is zoned for the great Seminole County schools of Woodlands Elementary, Rock Lake Middle and Lake Mary High. Call today, this won't last long!

21. 1998-12-04
    soldstatus $76,000
22. 1983-08-01
    soldstatus $76,600

ⓘ 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: $3,591 · $299/mo
• Projected year-2 tax: $3,591 · $299/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: $30,335
• − Mortgage interest: −$16,749
• − Property taxes: −$3,591
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − HOA: −$1,200
• − Depreciation: −$8,698
• Taxable loss: −$6,252
• Est. tax savings @ 24.0%: +$1,500
• After-tax cash flow: $363/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 — Longwood

• Score: 81/100
• State rank: #92
• US rank: #1438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longwood, FL
• County: Seminole County · 436,154 people
• City population: 55,088
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,164
• Household income: $86,125
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 774.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 17% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 13% Russian/Polish/Slavic 1% 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: ▼ -250.13%
• Current HPI: 335.7221
• Rent YoY: ▲ 3.89%
• 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

+301.4% since first listed

13 events — show timeline

• 2026-05-08 Price Changed $307,500 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $314,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $330,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Listed $337,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-15 Sold (Public Records) $204,900 Public Records
• 2018-10-04 Sold (MLS) $204,900 Stellar MLS as Distributed by MLS Grid
• 2018-09-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-08-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-07 Listed $204,900 Stellar MLS as Distributed by MLS Grid
• 1998-12-04 Sold (Public Records) $76,000 Public Records
• 1983-08-01 Sold (Public Records) $76,600 Public Records

Property tax history

+16.7%/yr

Latest (2025): $3,591 · +6.2% YoY. Source: county tax records.