205 Oakland Ave · Sanford, FL 32773

$269,500

3 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 95 Days on market

Built 1958 9,200 sqft lot Est $294k · 8% under

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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 +13.3/30.0
• ARV discount +11.3/15.0
• Schools +5.1/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors. Welcome home renovated. Sold As-Is, Cash only.

Key facts

• Renovated home
• Expansion potential
• Bonus room

Tags

• RENOVATED HOME
• BONUS ROOM
• PRIVATE ENTRANCE
• INVESTMENT OPPORTUNITY
• EXPANSION POTENTIAL
• NO HOA NEIGHBORHOOD

Property features AI

Finance

• Other: Unfurnished; Universal property ID available
• Financial info: No lease restrictions; Homestead exemption indicated
• HOA & community: No HOA/association; No association approval required

Exterior

• Parking: No parking details listed
• Security: No security features listed
• Utilities: Public water; No sewer; Public utilities
• Home design: Single family residence; One story; Faces east
• Construction: Block construction; Shingle roof; Slab foundation; Built as residential single family
• Exterior features: Paved road access; Lot approximately 0.21 acre; Park and playground nearby

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bonus room; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $2 ($29/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 $205k (23.9% below list).
• Recommended offer: $205k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); Lake Mary High School (math 39% / reading 58%, grade D, #198 of 667 statewide, top 30%, 2,684 students, 42% FRL) — zoned schools average 65% FRL vs 38% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 59% district-wide (-23 pts) — the specific schools serving this property underperform the Seminole average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 287 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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 95 days — a 9% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Current owner paid $115k; list at $270k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $205,035 (23.9% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.76% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $294,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Mimosa Ter	0.14mi	3/1.0	1,211 (+3%)	7mo	$270,000	$223	83
617 Mimosa Ter	0.15mi	4/1.0 (+1)	1,320 (+12%)	2mo	$285,000	$216	66
720 Baywood Cir	0.43mi	3/1.5	1,234 (+5%)	5mo	$269,000	$218	66
705 Cherokee Cir	0.33mi	3/1.0	1,053 (-11%)	3mo	$270,000	$256	64
732 Cherokee Cir	0.40mi	3/1.0	1,053 (-11%)	1mo	$237,000	$225	63
701 Cherokee Cir	0.30mi	3/2.0	1,040 (-12%)	1mo	$260,000	$250	62
116 Azalea Ln	0.24mi	3/2.0	1,040 (-12%)	5mo	$285,000	$274	61
4204 Rocky Ridge Pl	0.50mi	3/2.0	1,249 (+6%)	4mo	$330,000	$264	59
107 Tucker Dr	0.20mi	2/2.0 (-1)	1,056 (-10%)	6mo	$190,000	$180	59
763 Osprey Nest Pt	0.65mi	3/2.0	1,136 (-4%)	3mo	$263,000	$232	58
956 Penfield Cv	0.50mi	3/2.0	1,246 (+6%)	8mo	$335,000	$269	57
182 Lakeside Dr	0.71mi	2/1.0 (-1)	1,050 (-11%)	6mo	$360,000	$343	38

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-46,784
• Equity at exit: $40,183

10-year hold

• IRR: -12.9%
• Equity multiple: 0.29×
• Total profit: $-53,550
• Equity at exit: $23,301

Cash invested: $75,460 (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 32773

• Home prices YoY: -27.8%
• Rents YoY: 1.4%
• Active inventory: 287
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,050 high
• Mortgage (P&I): −$1,413
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $2

Break-even live

Break-even rent $2,047

Max offer price $269,500

Occupancy floor 95%

Sensitivity live

Price	-10% $155	-5% $79	+0% $2	+5% $-74	+10% $-150
Rent	-10% $-160	-5% $-79	+0% $2	+5% $83	+10% $164
Rate	-1.0pp $138	-0.5pp $71	base $2	+0.5pp $-67	+1.0pp $-138

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
759 Baywood Cir Sanford, FL	4.0	2.0	1443	$2,075	$1.44	25d	1	0.28mi
929 Old Mail Ln Sanford, FL	3.0	2.0	1429	$2,225	$1.56	12d	1	0.43mi
801 Northlake Dr #801 Sanford, FL	2.0	2.0	912	$1,400	$1.54	25d	1	0.53mi
305 Northlake Dr Sanford, FL	2.0	2.0	912	$1,345	$1.47	25d	1	0.56mi
166 Lakeside Dr Sanford, FL	3.0	1.0	1250	$2,065	$1.65	6d	1	0.75mi
3733 Eagle Preserve Pt Sanford, FL	2.0	2.5	1308	$2,200	$1.68	21d	1	0.76mi
100 Sweet Gum Ct Sanford, FL	3.0	2.0	1315	$1,995	$1.52	6d	1	0.91mi
500 Fox Quarry Ln Sanford, FL	1.0–4.0	1.0–3.0	1134	$1,578	$1.39	3d	16	0.97mi
120 Bent Oak Ct Sanford, FL	3.0	2.0	1064	$2,150	$2.02	19d	1	1.07mi
3560 Windleshore Way Sanford, FL	3.0	2.5	1420	$1,795	$1.26	3d	1	1.18mi
3360 Windleshore Way Sanford, FL	3.0	2.5	1420	$2,000	$1.41	4d	1	1.22mi
3251 Windleshore Way Sanford, FL	2.0	2.5	1056	$1,950	$1.85	12d	1	1.25mi
5361 Windsor Lake Cir Sanford, FL	3.0	2.5	1420	$1,950	$1.37	6d	1	1.27mi
3141 Windleshore Way Sanford, FL	2.0	2.5	1144	$1,800	$1.57	19d	1	1.27mi
131 Andrews Rd Sanford, FL	3.0	2.0	1485	$3,400	$2.29	25d	1	1.39mi
131 Andrews Rd Sanford, FL	3.0	2.0	1485	$3,095	$2.08	4d	1	1.39mi

Listing history 18 events

1. 2026-06-17
   days on market $269,500 Active 95 DOM
2. 2026-06-16
   days on market $269,500 Active 94 DOM
3. 2026-06-15
   days on market $269,500 Active 93 DOM
4. 2026-06-13
   days on market $269,500 Active 91 DOM
5. 2026-06-09
   days on market $269,500 Active 87 DOM
6. 2026-06-08
   days on market $269,500 Active 86 DOM
7. 2026-06-07
   days on market $269,500 Active 85 DOM
8. 2026-06-04
   days on market $269,500 Active 82 DOM
9. 2026-06-03
   days on market $269,500 Active 81 DOM
10. 2026-06-02
    days on market $269,500 Active 80 DOM
11. 2026-06-01
    days on market $269,500 Active 79 DOM
12. 2026-05-31
    days on market $269,500 Active 78 DOM
13. 2026-04-09
    price $269,500
14. 2026-03-15
    listed $280,000 Active
15. 2018-01-03
    soldstatus $115,000
16. 2017-12-22
    soldstatus $115,000 Sold 79-char remark

    Show marketing remark (79 chars)

    Great opportunity for investors. Welcome home renovated. Sold As-Is, Cash only.

17. 2017-11-21
    status Pending 79-char remark

    Show marketing remark (79 chars)

    Great opportunity for investors. Welcome home renovated. Sold As-Is, Cash only.

18. 2017-11-16
    listed $98,900 Active 79-char remark

    Show marketing remark (79 chars)

    Great opportunity for investors. Welcome home renovated. Sold As-Is, Cash only.

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $2,237 · $186/mo
• Expected delta: +$1,136/yr (+$95/mo · 103.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $24,604
• − Mortgage interest: −$15,096
• − Property taxes: −$1,101
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$7,840
• Taxable loss: −$4,717
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $1,161/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

• County: Seminole County · 436,154 people
• City population: 96,638
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 34,032
• Household income: $70,442
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1516.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Hispanic / Latino 26% Black 20% Two or more races 16% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 12% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Slovak 1% Hispanic 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 21% Vietnamese 3% Other Indo-European 2%

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: ▼ -126.55%
• Current HPI: 328.5485
• Rent YoY: ▲ 1.45%
• 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

+172.5% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $269,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-03 Sold (Public Records) $115,000 Public Records
• 2017-12-22 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2017-11-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-11-16 Listed $98,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $1,101 · -19.9% YoY. Source: county tax records.