209 Palm Pl · Sanford, FL 32773

$185,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 8 Days on market

Built 1961 6,900 sqft lot Est $261k · 29% under

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Why this score? — see what drove the B- 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.1/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for a Family looking to craft their dream space to create many lasting memories! Don’t miss this chance to transform a gem into your masterpiece!

Key facts

• 6,900 sq ft lot
• Built 1961
• Listed 8 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Pets allowed

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available
• Home design: Single family residence; Residential property; One story; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 60 x 115 lot (approx. 0.16 acres)
• Exterior features: Patio; Porch; Screened porch; Other exterior features

Interior

• Kitchen: Range; Range hood
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Natural gas); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.8% 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 rising (+1.4%/yr); 287 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,979 units permitted in Seminole County in 2024 (1,191 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/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 $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $185,000

Questions for the listing agent

1. Built in 1961 — 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: 1.01% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $260,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2888 S Sanford Ave	0.23mi	3/1.0	1,368 (+6%)	2mo	$130,000	$95	78
2829 Sanford Ave	0.13mi	3/2.0	1,218 (-6%)	5mo	$197,000	$162	76
301 E 26th St	0.37mi	2/1.0 (-1)	1,190 (-8%)	6mo	$239,900	$202	60
115 W Woodland Dr	0.66mi	3/2.0	1,258 (-3%)	2mo	$275,000	$219	59
130 Krider Rd	0.56mi	3/2.0	1,339 (+4%)	6mo	$340,000	$254	59
807 E Airport Blvd	0.50mi	3/2.0	1,350 (+4%)	10mo	$310,000	$230	56
2606 S Elm Ave	0.59mi	3/2.0	1,391 (+8%)	2mo	$340,000	$244	54
2810 S French Ave	0.64mi	3/1.5	1,206 (-7%)	10mo	$200,000	$166	48
118 W Woodland Dr	0.66mi	4/2.0 (+1)	1,354 (+5%)	5mo	$240,000	$177	48
2600 Elm Ave	0.60mi	4/2.0 (+1)	1,350 (+4%)	10mo	$260,000	$193	47
301 W 26 St	0.55mi	3/2.0	1,100 (-15%)	2mo	$248,000	$225	44
3105 S Park Ave	0.56mi	3/2.0	1,458 (+13%)	7mo	$285,000	$195	42

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-8,780
• Equity at exit: $27,584

10-year hold

• IRR: 3.3%
• Equity multiple: 1.23×
• Total profit: $11,725
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$970
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $379

Break-even live

Break-even rent $1,380

Max offer price $185,000

Occupancy floor 75%

Sensitivity live

Price	-10% $484	-5% $431	+0% $379	+5% $327	+10% $274
Rent	-10% $232	-5% $306	+0% $379	+5% $452	+10% $526
Rate	-1.0pp $472	-0.5pp $426	base $379	+0.5pp $331	+1.0pp $282

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2847 Gale Pl Sanford, FL	3.0	1.5	1217	$1,750	$1.44	12d	1	0.18mi
2853 Sanford Ave Sanford, FL	4.0	2.0	1305	$1,795	$1.38	6d	1	0.20mi
135 Pinecrest Dr Sanford, FL	3.0	1.0	1132	$1,750	$1.55	25d	1	0.38mi
125 Bel Fiore Cv Sanford, FL	3.0	2.5	1371	$1,815	$1.32	17d	1	0.43mi
230 Belvedere Way Sanford, FL	3.0	2.5	1402	$1,700	$1.21	25d	1	0.49mi
3291 Sanford Ave Sanford, FL	3.0	1.0–2.0	720	$1,850	$2.57	25d	1	0.52mi
700 E Airport Blvd Sanford, FL	1.0–2.0	1.0–2.0	869	$1,595	$1.84	0d	3	0.55mi
2526 S Oak Ave Unit A Sanford, FL	2.0	2.0	962	$1,500	$1.56	16d	1	0.58mi
2522 S Oak Ave Unit A Sanford, FL	2.0	2.0	963	$1,300	$1.35	25d	1	0.60mi
220 Odham Dr Sanford, FL	3.0	2.0	1442	$2,210	$1.53	6d	1	0.61mi
2541 Myrtle Ave Unit C Sanford, FL	2.0	2.0	1000	$1,465	$1.47	4d	1	0.63mi
2816 S French Ave Sanford, FL	3.0	2.0	1693	$2,450	$1.45	13d	1	0.64mi
816 W 25th St Sanford, FL	2.0	1.5	1134	$1,299	$1.15	4d	1	1.02mi
828 W 25th St Sanford, FL	2.0	1.5	1134	$1,350	$1.19	17d	1	1.03mi
828 W 25th St Sanford, FL	2.0	1.5	1134	$1,350	$1.19	25d	1	1.03mi
832 W 25th St Sanford, FL	2.0	2.0	1134	$1,475	$1.30	4d	1	1.04mi
832 W 25th St Sanford, FL	2.0	2.0	1134	$1,500	$1.32	21d	1	1.04mi
5361 Windsor Lake Cir Sanford, FL	3.0	2.5	1420	$1,900	$1.34	0d	1	1.04mi
3141 Windleshore Way Sanford, FL	2.0	2.5	1144	$1,800	$1.57	19d	1	1.05mi
3251 Windleshore Way Sanford, FL	2.0	2.5	1056	$1,950	$1.85	12d	1	1.06mi
3360 Windleshore Way Sanford, FL	3.0	2.5	1420	$2,000	$1.41	5d	1	1.09mi
3560 Windleshore Way Sanford, FL	3.0	2.5	1420	$1,795	$1.26	3d	1	1.12mi
101 E 21st St Sanford, FL	3.0	2.0	896	$2,500	$2.79	25d	1	1.13mi
2437 Chase Ave Unit A Sanford, FL	2.0	1.0	875	$1,199	$1.37	25d	1	1.14mi
2420 S Lake Ave Sanford, FL	3.0	1.0	1100	$1,545	$1.40	16d	1	1.18mi
2420 S Lake Ave Unit B Sanford, FL	3.0	1.0	1100	$1,545	$1.40	19d	1	1.18mi
2530 Georgia Ave Unit B Sanford, FL	2.0	2.0	1400	$1,650	$1.18	25d	1	1.18mi
2441 Marshall Ave Sanford, FL	3.0	2.0	1462	$2,235	$1.53	6d	1	1.20mi
810 E 20th St Sanford, FL	2.0	1.0	1204	$1,750	$1.45	6d	1	1.20mi
131 Langston Dr Sanford, FL	3.0	1.5	1082	$1,697	$1.57	21d	1	1.22mi
2015 Jefferson Ave Sanford, FL	4.0	2.0	1600	$1,995	$1.25	25d	1	1.22mi
2406 S Lake Ave Sanford, FL	3.0	2.0	1111	$2,000	$1.80	16d	1	1.24mi
2405 Chase Ave Sanford, FL	3.0	2.0	1200	$2,095	$1.75	16d	1	1.27mi
500 Fox Quarry Ln Sanford, FL	1.0–4.0	1.0–3.0	1134	$1,578	$1.39	3d	16	1.28mi
1505 W 25th St Sanford, FL	3.0	2.0	1150	$1,753	$1.52	13d	1	1.34mi
2511 Ridgewood Ave Sanford, FL	2.0	1.0	1000	$1,395	$1.40	25d	1	1.37mi
2008 William Clark Ave Sanford, FL	3.0	2.0	1328	$2,199	$1.66	4d	1	1.42mi
2714 Ridgewood Ave Sanford, FL	1.0–2.0	1.0–2.0	987	$1,650	$1.67	0d	6	1.46mi
253 McKay Blvd Sanford, FL	4.0	2.0	1874	$2,201	$1.17	0d	1	1.47mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $185,000 Pending 8 DOM
2. 2026-06-09
   days on market $185,000 Active 7 DOM
3. 2026-06-08
   pricedays on market $185,000 Active 6 DOM
4. 2026-06-07
   days on market $170,000 Active 5 DOM
5. 2026-06-04
   days on market $170,000 Active 2 DOM
6. 2026-06-03
   remarks 325-char remark
7. 2026-06-03
   listed $170,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $511 · $43/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$1,024/yr (+$85/mo · 200.3%)

ⓘ 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 ≥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: $22,312
• − Mortgage interest: −$10,363
• − Property taxes: −$511
• − Insurance: −$925
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$5,382
• Taxable income: $1,561
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $4,174/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): 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

1 event — show timeline

• 2026-06-02 Listed $170,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2025): $511 · -27.4% YoY. Source: county tax records.