610 Kenwick Cir #205 · Casselberry, FL 32707

$149,000

2 bd · 2.0 ba · 1,126 sqft · Condo public records · 104 Days on market

Built 1986 $419/mo HOA · 24% of rent ↓ 6% since listing

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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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Discover this beautifully updated second-floor condo in Oxford Square 0 a well-maintained community with no special assessments and a recently paid-off roof. Inside, the split-bedroom layout offers privacy, complemented by a spacous renovatedkitchen and freshly updated bathrooms, Lightly used by seasonal owners, the home feels fresh and move-in ready. The HOA includes water, trash collection, exterior maintenance and accces to amenities such as two pools, a community center and tennic courts. Conveniently located just minutes from Sam's Club, BJ's and everyday shopping - east commute to Both Orlando Airport and Sanford Airport. Excellent location, nea

Key facts

• Split-bedroom layout
• Community center
• Renovated kitchen

Tags

• UPDATED SECOND-FLOOR CONDO
• SPLIT-BEDROOM LAYOUT
• RENOVATED KITCHEN
• UPDATED BATHROOMS
• COMMUNITY CENTER
• TWO POOLS

Property features AI

Finance

• Other: Property type: Residential condominium; Property condition: Completed; Zoning: RMF-13
• Financial info: Total annual fees $5,028; No lease restrictions indicated
• HOA & community: Monthly condo fee of $419; Association fees cover pool, insurance, and recreational facilities; Association name: Catherine MacDougall / Oxford Square Condominium Association; Association fee required; Community clubhouse, park, pool, and street lights; Pets allowed with size limit (max 25 lbs)

Exterior

• Utilities: Public water; Public sewer; Cable available; Broadband / high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Residential condominium; One story; Second floor unit; Facing south
• Construction: Block construction; Shingle roof; Block foundation; Building identified as 610 / 205
• Exterior features: Covered porch; Porch; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living room / dining room combo; Split bedroom floor plan; Stone counters; Window treatments; Great room; Inside utility
• Laundry & utility: Washer; Dryer; Inside laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $-72 ($-863/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (8.5% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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.
• Zoned schools: Casselberry Elementary School (math 68% / reading 65%, grade B+, #473 of 2,144 statewide, top 23%, 766 students, 70% FRL); South Seminole Middle School (math 53% / reading 50%, grade C, #232 of 571 statewide, top 41%, 995 students, 69% 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 64% FRL vs 38% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 189 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 1,979 units permitted in Seminole County in 2024 (1,191 in 5+ unit buildings).
• This rent runs 30% 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 $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

• It's been on market 104 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $135,590 (9.0% 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. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 7.1

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: -20.9%
• Equity multiple: 0.28×
• Total profit: $-30,028
• Equity at exit: $22,216

10-year hold

• IRR: -17.0%
• Equity multiple: 0.11×
• Total profit: $-37,281
• Equity at exit: $12,883

Cash invested: $41,720 (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 32707

• Rents YoY: 2.1%
• Active inventory: 189
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$781
• Tax from tax record: −$193 /mo · $2,317/yr
• Insurance: −$62
• HOA: −$419
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-72

Break-even live

Break-even rent $1,842

Max offer price $136,290

Occupancy floor 99%

Sensitivity live

Price	-10% $12	-5% $-30	+0% $-72	+5% $-114	+10% $-156
Rent	-10% $-210	-5% $-141	+0% $-72	+5% $-3	+10% $66
Rate	-1.0pp $3	-0.5pp $-34	base $-72	+0.5pp $-111	+1.0pp $-150

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Kenwick Cir #103 Casselberry, FL	2.0	2.0	1126	$1,600	$1.42	18d	1	0.03mi
644 Kenwick Cir Casselberry, FL	2.0	2.0	1126	$1,575	$1.40	18d	1	0.06mi
400 Sandpiper Ln Casselberry, FL	1.0–3.0	1.0–2.0	937	$1,612	$1.72	0d	10	0.31mi
210 Welcome Way Fern Park, FL	2.0	1.0–2.0	880	$1,469	$1.67	0d	13	0.45mi
310 Kentia Rd Casselberry, FL	3.0	1.0	1034	$1,800	$1.74	16d	1	0.52mi
120 Waverly Dr Fern Park, FL	3.0	2.0	1233	$2,159	$1.75	6d	1	0.66mi
2174 Sharp Ct Fern Park, FL	1.0–2.0	1.0	664	$1,379	$2.08	0d	18	0.75mi
1000 Lake of the Woods Blvd Fern Park, FL	2.0	1.0–2.0	945	$1,525	$1.61	25d	2	0.83mi
1000 Lake of the Woods Blvd Fern Park, FL	1.0–2.0	1.0–2.0	886	$1,600	$1.80	6d	3	0.83mi
660 Jasmine Rd Casselberry, FL	2.0	1.0	953	$1,725	$1.81	6d	1	0.87mi
2155 Fontebranda Loop Unit 180100 Casselberry, FL	2.0	2.0	1020	$1,799	$1.76	25d	1	0.90mi
2155 Fontebranda Loop Unit 150212 Casselberry, FL	1.0	1.0	794	$1,599	$2.01	25d	1	0.90mi
2401 Harleyford Pl Casselberry, FL	3.0	2.5	1333	$1,995	$1.50	23d	1	0.93mi
1003 Sherrywood St Fern Park, FL	2.0	2.0	1296	$1,995	$1.54	0d	1	0.93mi
512 El Dorado Way Casselberry, FL	3.0	1.0	1094	$1,895	$1.73	6d	1	1.01mi
1227 Merritt St Altamonte Springs, FL	3.0	2.0	1280	$2,100	$1.64	25d	1	1.03mi
617 E Helm Way Casselberry, FL	3.0	1.0	1000	$1,995	$2.00	6d	1	1.11mi
202 Esplanade Way Unit Esplanade Way-202 Casselberry, FL	1.0	1.0	722	$1,200	$1.66	25d	1	1.12mi
291 Ivey Rd Casselberry, FL	3.0	2.0	1100	$2,190	$1.99	5d	1	1.23mi
400 Morrill Ter Casselberry, FL	2.0	1.0	1000	$1,550	$1.55	6d	1	1.39mi
1166 Pointe Newport Ter Casselberry, FL	1.0–3.0	1.0–2.0	961	$1,768	$1.84	6d	16	1.39mi
117 Georgetown Dr Unit C Casselberry, FL	2.0	2.0	1095	$1,550	$1.42	25d	1	1.41mi
602 Desoto Dr Casselberry, FL	3.0	2.0	1405	$2,500	$1.78	6d	1	1.42mi
602 Desoto Dr Casselberry, FL	3.0	2.0	1405	$2,475	$1.76	0d	1	1.42mi
112 Highland Dr Fern Park, FL	3.0	1.0	1192	$1,880	$1.58	0d	1	1.42mi

HOA detail condo

• Monthly dues: $419 · $5,028/yr
• Likely covers: watertrashexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-04
   price $149,000
2. 2026-02-11
   listed $158,800 Active

ⓘ 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: $2,317 · $193/mo
• Projected year-2 tax: $2,317 · $193/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 1/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,016
• − Mortgage interest: −$8,346
• − Property taxes: −$2,317
• − Insurance: −$745
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − HOA: −$5,028
• − Depreciation: −$4,335
• Taxable loss: −$3,117
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $-115/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 — 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

-6.2% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Listed $158,800 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.6%/yr

Latest (2025): $2,317 · +9.0% YoY. Source: county tax records.