1000 Lake OF The Woods Blvd Unit 104A · Fern Park, FL 32730

$105,000

2 bd · 1.0 ba · 885 sqft · Condo public records · 172 Days on market

Built 1969 $393/mo HOA · 25% of rent

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Why this score? — see what drove the C 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 +19.2/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Get in on the Ground Floor of this 2-bedroom 1 bath unit. 885 square feet interior plus a rear screened porch for a total of 990 sq. ft. View from the back porch overlooks one of the two courtyards at Ashwood Condominiums. Unit has a new air conditioning unit, laminate flooring and tile in the bathroom. Unit contains a washer/dryer unit. This lovely unit can use a little TLC and a new owner. The community is very lovely and has two courtyards and lots of sidewalks for walking and exercise. The sparkling swimming pool invites you in for relaxation. A community laundry room is also located in the community. This property has public transportation almost at your front door. The community is ne

Key facts

• Laminate flooring
• Two courtyards
• Tile in bathroom

Tags

• REAR SCREENED PORCH
• NEW AIR CONDITIONING UNIT
• LAMINATE FLOORING
• TILE IN BATHROOM
• WASHER DRYER UNIT
• TWO COURTYARDS

Property features AI

Finance

• Other: Property is homesteaded; Zoned R-3
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee of $393; Annual association fees totaling $4,716; Association requires approval for buyers; Association amenities include a pool; Association fees cover common area taxes, pool, reserves, insurance, maintenance (structure and grounds), management, private road, sewer, trash, and water; Community features include deed restrictions, community mailbox, sidewalks, and street lights; Pets allowed with breed restrictions; Buyer approval required

Exterior

• Parking: Condominium community parking (details not specified)
• Security: Gated community with automated gate arms
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet available; Phone available; Sewer connected; Water connected
• Home design: Residential condominium; One story; First-floor unit; East-facing
• Construction: Block and stucco construction; Built-up roof; Slab foundation; Building A
• Exterior features: Sidewalk; Sliding doors

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms (one-level unit)
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; 6 total rooms
• Laundry & utility: Washer and dryer in unit (washer/dryer listed; laundry located in kitchen and common area)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.8% in Fern Park — 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 77/100 on livability (#204 in FL, #3,165 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D, commute 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: English Estates Elementary School (math 49% / reading 50%, grade D, #1,088 of 2,144 statewide, top 53%, 686 students, 72% 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 (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 39% of the median local income ($48k/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 $726 of loan paydown is wiped out by about $3k 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 172 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $105k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.48% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-9,578
• Equity at exit: $15,656

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $1,970
• Equity at exit: $9,078

Cash invested: $29,400 (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 32730

• Home prices YoY: -22.4%
• Active inventory: 26
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$393
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $113

Break-even live

Break-even rent $1,416

Max offer price $105,000

Occupancy floor 88%

Sensitivity live

Price	-10% $185	-5% $149	+0% $113	+5% $76	+10% $40
Rent	-10% $-11	-5% $51	+0% $113	+5% $174	+10% $236
Rate	-1.0pp $165	-0.5pp $139	base $113	+0.5pp $85	+1.0pp $58

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Lake of the Woods Blvd Fern Park, FL	1.0–2.0	1.0–2.0	886	$1,600	$1.80	7d	3	0.10mi
1000 Lake of the Woods Blvd Fern Park, FL	2.0	1.0–2.0	945	$1,525	$1.61	26d	2	0.10mi
2174 Sharp Ct Fern Park, FL	1.0–2.0	1.0	664	$1,379	$2.08	0d	18	0.14mi
2155 Fontebranda Loop Unit 180100 Casselberry, FL	2.0	2.0	1020	$1,799	$1.76	26d	1	0.21mi
2155 Fontebranda Loop Unit 150212 Casselberry, FL	1.0	1.0	794	$1,599	$2.01	26d	1	0.21mi
210 Welcome Way Fern Park, FL	2.0	1.0–2.0	880	$1,469	$1.67	0d	13	0.35mi
310 Kentia Rd Casselberry, FL	3.0	1.0	1034	$1,800	$1.74	17d	1	0.83mi
229 Summerwood Trl Maitland, FL	1.0	1.0	725	$1,380	$1.90	26d	1	0.89mi
400 Sandpiper Ln Casselberry, FL	1.0–3.0	1.0–2.0	937	$1,612	$1.72	0d	10	0.91mi
202 Esplanade Way Unit Esplanade Way-202 Casselberry, FL	1.0	1.0	722	$1,200	$1.66	26d	1	1.00mi
1166 Pointe Newport Ter Casselberry, FL	1.0–3.0	1.0–2.0	961	$1,768	$1.84	7d	16	1.15mi
131 Lemon Ln Casselberry, FL	2.0	1.0	572	$1,550	$2.71	19d	1	1.20mi
660 Jasmine Rd Casselberry, FL	2.0	1.0	953	$1,725	$1.81	7d	1	1.21mi
117 Georgetown Dr Unit C Casselberry, FL	2.0	2.0	1095	$1,550	$1.42	26d	1	1.33mi
512 El Dorado Way Casselberry, FL	3.0	1.0	1094	$1,895	$1.73	7d	1	1.40mi
1157 Calle del Norte Unit B Casselberry, FL	1.0	1.0	751	$1,175	$1.56	7d	1	1.43mi
1167 Calle del Rey Unit A Casselberry, FL	1.0	1.0	781	$1,250	$1.60	26d	1	1.45mi
828 Orienta Ave Altamonte Springs, FL	1.0–2.0	1.0–2.0	845	$1,474	$1.74	24d	30	1.45mi
1160 Calle del Norte Unit C Casselberry, FL	2.0	2.0	1040	$1,650	$1.59	26d	1	1.47mi

HOA detail condo

• Monthly dues: $393 · $4,716/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   statusdays on market $105,000 Pending 172 DOM
2. 2026-06-18
   days on market $105,000 Active 170 DOM
3. 2026-06-17
   days on market $105,000 Active 169 DOM
4. 2026-06-16
   days on market $105,000 Active 168 DOM
5. 2026-06-15
   days on market $105,000 Active 167 DOM
6. 2026-06-13
   days on market $105,000 Active 165 DOM
7. 2026-06-09
   days on market $105,000 Active 161 DOM
8. 2026-06-08
   days on market $105,000 Active 160 DOM
9. 2026-06-07
   days on market $105,000 Active 159 DOM
10. 2026-06-04
    days on market $105,000 Active 156 DOM
11. 2026-06-03
    days on market $105,000 Active 155 DOM
12. 2026-06-02
    days on market $105,000 Active 154 DOM
13. 2026-06-02
    days on market $105,000 Active 153 DOM
14. 2026-05-31
    days on market $105,000 Active 152 DOM
15. 2026-05-25
    price $105,000
16. 2026-04-07
    price $109,999
17. 2026-03-28
    price $115,000
18. 2026-02-21
    price $119,900
19. 2025-12-30
    listed $125,000 Active
20. 2004-05-04
    soldstatus $40,000
21. 1981-07-01
    soldstatus $34,400

ⓘ 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 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: $18,702
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − HOA: −$4,716
• − Depreciation: −$3,055
• Taxable loss: −$42
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $1,361/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 — Fern Park

• Score: 77/100
• State rank: #204
• US rank: #3165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fern Park, FL
• County: Seminole County · 436,154 people
• City population: 6,158
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 6,091
• Household income: $47,500
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 481.0

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 63% Hispanic / Latino 21% Black 11% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 5%
• Common ancestry: Romanian 3% Italian 3% American 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 76% English-only · Spanish 15% Russian/Polish/Slavic 4% Other Asian/Pacific 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: ▼ -91.62%
• Current HPI: 316.6766
• Rent YoY: —
• 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

+205.2% since first listed

7 events — show timeline

• 2026-05-25 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $109,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-04 Sold (Public Records) $40,000 Public Records
• 1981-07-01 Sold (Public Records) $34,400 Public Records

Property tax history

-0.6%/yr

Latest (2024): $7 · +0.0% YoY. Source: county tax records.