2361 Roanoke Ct · Lake Mary, FL 32746

$5,000

3 bd · 2.5 ba · 1,476 sqft · SingleFamily public records · 2 Days on market

Built 1990 7,405 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 25, 2026 at 11:00 AM EST. Explore this charming 3-bedroom, 2.5-bath residence set in a peaceful and well-located Lake Mary community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa Home App.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1990

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Water: Other; Sewer: Other
• Home design: Single-family residence; One story; Planned Development (PD) zoning
• Construction: Construction details: see remarks; Other roof
• Exterior features: Front porch; Cul-de-sac-facing lot; Road surface: Other

Interior

• Bedrooms: 1 total room
• Flooring: Other
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $369,000 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-723 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).

Location & tenants

• Location reads 80/100 on livability (#128 in FL, #1,923 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: commute F, cost of living D-.
• 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 (+1.0%/yr); 317 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $3k of loan paydown is wiped out by about $11k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 110.7% of price.
• 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 $5,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.63% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.40%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $369,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Remington Oak Dr	0.37mi	2/2.0 (-1)	1,494 (+1%)	2mo	$335,000	$224	72
568 Tall Oaks Ter	0.62mi	3/2.0	1,513 (+2%)	3mo	$400,000	$264	63
364 Howard Blvd	0.66mi	3/2.0	1,428 (-3%)	5mo	$350,000	$245	58
330 Marjorie Blvd	0.61mi	3/2.0	1,375 (-7%)	1mo	$357,000	$260	57
445 Amethyst Way	0.66mi	2/2.5 (-1)	1,412 (-4%)	1mo	$429,500	$304	56
158 Burns Ave	0.68mi	4/2.0 (+1)	1,470 (-0%)	6mo	$294,000	$200	56
479 Cidermill Pl	0.63mi	2/2.5 (-1)	1,412 (-4%)	4mo	$390,000	$276	54
257 Gary Blvd	0.45mi	3/2.0	1,267 (-14%)	1mo	$365,000	$288	52
116 Exeter Ave	0.74mi	3/2.0	1,582 (+7%)	4mo	$352,000	$223	49
170 Clyde Ave	0.63mi	3/2.0	1,658 (+12%)	5mo	$399,000	$241	44
459 Cidermill Pl	0.68mi	3/2.0	1,660 (+12%)	3mo	$350,000	$211	43
466 Cidermill Pl	0.66mi	3/2.0	1,660 (+12%)	6mo	$415,000	$250	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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -33.3%
• Equity multiple: -0.07×
• Total profit: $-110,386
• Equity at exit: $55,019

10-year hold

• IRR: -54.5%
• Equity multiple: -0.68×
• Total profit: $-173,280
• Equity at exit: $31,904

Cash invested: $103,320 (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 32746

• Home prices YoY: -21.9%
• Rents YoY: 1.0%
• Active inventory: 317
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,312 high
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,535/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-723

Break-even live

Break-even rent $3,228

Max offer price $264,345

Occupancy floor —

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2233 Grand Tree Ct Lake Mary, FL	3.0	2.5	1781	$2,595	$1.46	2d	1	0.23mi
625 Remington Oak Dr Lake Mary, FL	2.0	2.0	1108	$2,167	$1.96	1d	1	0.24mi
1903 Wizard Ct Longwood, FL	2.0	1.0	1020	$1,750	$1.72	23d	1	0.45mi
828 Shell Ln Longwood, FL	3.0	2.0	1412	$2,275	$1.61	23d	1	0.56mi
837 Shell Ln Longwood, FL	3.0	2.0	1596	$2,475	$1.55	17d	1	0.59mi
544 Tall Oaks Ter Longwood, FL	3.0	2.0	1601	$2,325	$1.45	4d	1	0.61mi
1651 Smokey Oak Way Longwood, FL	2.0	2.5	1293	$1,950	$1.51	23d	1	0.62mi
141 Clyde Ave Longwood, FL	3.0	2.0	1589	$1,995	$1.26	3d	1	0.68mi
356 Amethyst Ct Lake Mary, FL	3.0	2.0	1666	$1,200	$0.72	12d	1	0.83mi
542 Queensbridge Dr Lake Mary, FL	3.0	2.0	1408	$2,395	$1.70	23d	1	0.86mi
650 Whittingham Pl Lake Mary, FL	4.0	2.5	1640	$3,100	$1.89	10d	1	0.95mi
797 Minerva Ln Lake Mary, FL	3.0	2.0	1518	$2,345	$1.54	3d	1	1.03mi
901 Beresford Way Lake Mary, FL	3.0	2.0	1389	$2,495	$1.80	12d	1	1.07mi
600 Birgham Pl Lake Mary, FL	3.0	2.0	1544	$2,490	$1.61	4d	1	1.08mi
726 Birgham Pl Lake Mary, FL	3.0	2.0	1518	$1,995	$1.31	14d	1	1.15mi
2504 Grassy Point Dr #214 Lake Mary, FL	2.0	2.0	899	$1,495	$1.66	14d	1	1.26mi
2504 Grassy Point Dr #204 Lake Mary, FL	2.0	2.0	899	$1,895	$2.11	23d	1	1.26mi
291 Ruskin St Lake Mary, FL	2.0	2.0	981	$1,395	$1.42	4d	1	1.27mi
780 Creekwater Ter Lake Mary, FL	1.0–3.0	1.0–2.0	957	$1,930	$2.02	23d	1	1.29mi
2516 Grassy Point Dr #200 Lake Mary, FL	2.0	2.0	899	$2,095	$2.33	23d	1	1.30mi
2520 Grassy Point Dr Lake Mary, FL	3.0	2.0	1103	$1,800	$1.63	23d	1	1.31mi
1011 Lychee Ct Lake Mary, FL	3.0	2.5	1612	$2,800	$1.74	4d	1	1.34mi
474 Wishbone Ln Lake Mary, FL	3.0	2.5	1733	$2,750	$1.59	23d	1	1.35mi
717 Secret Harbor Ln Lake Mary, FL	2.0	2.0	954	$1,599	$1.68	4d	1	1.37mi
727 Sugar Bay Way #205 Lake Mary, FL	2.0	2.0	912	$1,650	$1.81	23d	1	1.40mi
240 Donegal Ave Lake Mary, FL	4.0	2.0	1778	$2,661	$1.50	2d	1	1.42mi
296 Morning Glory Dr Lake Mary, FL	4.0	2.0	1553	$2,445	$1.57	2d	1	1.42mi
729 Secret Harbor Ln #201 Lake Mary, FL	2.0	2.0	947	$1,700	$1.80	23d	1	1.42mi
252 Wheelhouse Ln Lake Mary, FL	3.0	1.0–2.0	1043	$3,237	$3.10	1d	12	1.43mi
420 Sun Lake Cir Lake Mary, FL	1.0–3.0	1.0–2.0	949	$2,290	$2.41	2d	17	1.48mi
714 Eagle Ave Longwood, FL	3.0	2.0	1266	$2,285	$1.80	23d	1	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $5,000 Active 2 DOM
2. 2026-06-17
   remarks 299-char remark
3. 2026-06-17
   listed $5,000 Active 1 DOM

ⓘ 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 8/10 Severe 7 d/yr ≥107°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,749
• − Mortgage interest: −$20,670
• − Property taxes: −$5,535
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$10,735
• Taxable loss: −$15,475
• Est. tax savings @ 24.0%: +$3,714
• After-tax cash flow: $-4,965/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 — Lake Mary

• Score: 80/100
• State rank: #128
• US rank: #1923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Seminole County · 436,154 people
• City population: 46,684
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 46,684
• Household income: $104,775
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1929.0

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 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Two or more races 11% Asian 9% Black 7%
• Hispanic origin (detail): Puerto Rican 7% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 12% Other Indo-European 5% 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: ▼ -77.09%
• Current HPI: 274.7765
• Rent YoY: ▲ 1.00%
• 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

-99.5% since first listed

3 events — show timeline

• 2026-06-16 Listed $5,000 HAOR as distributed by MLS GRID
• 1998-11-13 Sold (Public Records) $98,900 Public Records
• 1989-04-01 Sold (Public Records) $923,900 Public Records

Property tax history

+8.1%/yr

Latest (2025): $4,354 · +1.4% YoY. Source: county tax records.