3032 Truman Blvd · Sanford, FL 32771

$240,000

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 74 Days on market

Built 1967 7,166 sqft lot Est $271k · 12% 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 +12.7/30.0
• ARV discount +12.7/15.0
• Schools +5.1/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Completely reimagined from top to bottom! This stunning 3-bedroom brick home features brand-new upgrades throughout, including a new roof, plumbing, HVAC system, electrical panel, water heater, windows, tile flooring, and modern lighting. The versatile floor plan offers a bright living/dining combination plus a spacious family room/den—perfect for entertaining or relaxing. The fabulous kitchen shines with butcher block countertops, sleek range hood, and stylish tile backsplash. Beautifully updated bathroom finishes and a convenient inside laundry room add to the appeal. Enjoy a large yard with endless possibilities. Move-in ready and designed to

Key facts

• New plumbing
• New water heater
• New electrical panel

Tags

• NEW ROOF
• NEW PLUMBING
• NEW HVAC SYSTEM
• NEW ELECTRICAL PANEL
• NEW WATER HEATER
• NEW WINDOWS

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway; Parking pad
• Security: Smoke detector(s)
• Utilities: Private water source; Private sewer; Electricity connected; Water connected; Sewer connected; Broadband/high-speed internet available
• Home design: Single-family residence; One story; South-facing entry; Completed condition
• Construction: Brick construction; Membrane roof; Slab foundation; Built on a 0.16-acre lot
• Exterior features: Front porch; Private mailbox; Paved asphalt road; public maintained road; Lot is in county

Interior

• Kitchen: Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room and dining room combined; Vaulted ceilings; Smoke detectors
• Laundry & utility: Inside laundry room with washer and electric dryer hookups; Family room / inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-25 ($-297/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (23.6% below list).
• Recommended offer: $183k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Bentley Elementary School (math 53% / reading 60%, grade C+, #816 of 2,144 statewide, top 39%, 949 students, 68% FRL); Greenwood Lakes Middle School (math 49% / reading 55%, grade C+, #217 of 571 statewide, top 40%, 1,000 students, 63% 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 58% FRL vs 38% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 565 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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 74 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $82k; list at $240k implies a 191% gain — meaningful room to come down on a strong offer.

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 $183,290 (23.6% 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 74 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $271,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3032 Truman Blvd	0.00mi	3/1.0	1,268 (+8%)	1mo	$237,500	$187	87
136 Academy Ave	0.48mi	3/2.0	1,152 (-2%)	0mo	$230,000	$200	69
2038 Blackston Ave	0.42mi	3/2.0	1,160 (-2%)	8mo	$235,000	$203	67
135 Bob Thomas Cir	0.38mi	3/2.5	1,240 (+5%)	2mo	$266,000	$215	67
2207 Mccarthy Ave	0.44mi	3/2.0	1,107 (-6%)	1mo	$270,000	$244	65
1816 Alexander Ave	0.24mi	3/2.0	1,100 (-7%)	10mo	$270,000	$245	64
107 Academy Ave	0.35mi	3/1.0	1,021 (-14%)	2mo	$235,000	$230	60
143 Bob Thomas Cir	0.34mi	4/3.0 (+1)	1,196 (+1%)	12mo	$272,000	$227	59
209 Satsuma Dr	0.51mi	3/2.0	1,089 (-8%)	2mo	$320,000	$294	57
1416 Southwest Rd	0.68mi	2/2.0 (-1)	1,168 (-1%)	1mo	$125,000	$107	57
108 Academy Ave	0.38mi	3/2.0	1,301 (+10%)	6mo	$315,000	$242	57
128 Academy Ave	0.45mi	4/1.5 (+1)	1,054 (-11%)	12mo	$262,600	$249	45

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 · 0.38% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.33×
• Total profit: $-45,261
• Equity at exit: $35,785

10-year hold

• IRR: -18.5%
• Equity multiple: 0.11×
• Total profit: $-60,127
• Equity at exit: $20,751

Cash invested: $67,200 (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 32771

• Rents YoY: 0.4%
• Active inventory: 565
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-25

Break-even live

Break-even rent $1,864

Max offer price $235,630

Occupancy floor 96%

Sensitivity live

Price	-10% $111	-5% $43	+0% $-25	+5% $-93	+10% $-161
Rent	-10% $-170	-5% $-97	+0% $-25	+5% $48	+10% $120
Rate	-1.0pp $96	-0.5pp $36	base $-25	+0.5pp $-87	+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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 Jones Ave Sanford, FL	3.0	1.5	1291	$1,895	$1.47	14d	1	0.20mi
2735 Bungalow Blvd Sanford, FL	2.0	1.0	700	$1,025	$1.46	0d	1	0.47mi
2735 Bungalow Blvd Sanford, FL	2.0	1.0	700	$1,025	$1.46	6d	1	0.47mi
1935 W 14th St Sanford, FL	3.0	1.5	1112	$1,900	$1.71	4d	1	0.75mi
1908 W 16th St Sanford, FL	3.0	2.0	1100	$1,500	$1.36	22d	1	0.75mi
100 Windchase Blvd Sanford, FL	1.0–3.0	1.0–2.0	957	$1,695	$1.77	4d	1	0.85mi
2630 Cahill Way Lake Mary, FL	3.0	2.0	1496	$2,330	$1.56	19d	1	0.90mi
1132 S Pine Ridge Cir Unit 108 Sanford, FL	2.0	2.0	800	$1,370	$1.71	25d	1	0.99mi
1134 S Pine Ridge Cir Unit 1134 Sanford, FL	2.0	2.0	800	$1,450	$1.81	25d	1	0.99mi
1320 S Oleander Ave Sanford, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	1.00mi
1512 S Pine Ridge Cir Sanford, FL	2.0	2.0	1025	$1,550	$1.51	25d	1	1.00mi
1515 S Oleander Ave Sanford, FL	2.0	2.0	1100	$1,500	$1.36	25d	1	1.00mi
2995 Railside Loop Sanford, FL	1.0–3.0	1.0–2.0	961	$2,458	$2.56	6d	21	1.02mi
2995 Railside Loop Sanford, FL	1.0–2.0	1.0–2.0	938	$3,702	$3.95	0d	10	1.02mi
1324 S Pine Ridge Cir Unit D2 Sanford, FL	2.0	2.0	1025	$1,690	$1.65	25d	1	1.03mi
1122 S Pine Ridge Cir #1122 Sanford, FL	2.0	2.0	800	$1,300	$1.62	25d	1	1.03mi
1114 S Pine Ridge Cir #14 Sanford, FL	2.0	2.0	800	$1,300	$1.62	16d	1	1.04mi
1114 S Pine Ridge Cir Unit D1 Sanford, FL	2.0	2.0	800	$1,300	$1.62	23d	1	1.04mi
1223 S Pine Ridge Cir #23 Sanford, FL	2.0	2.0	975	$1,575	$1.62	4d	1	1.04mi
106 Garrison Dr Sanford, FL	3.0	2.0	1080	$1,895	$1.75	6d	1	1.04mi
107 Garrison Dr Sanford, FL	3.0	2.0	1439	$1,800	$1.25	19d	1	1.08mi
365 Placid Lake Dr Unit Lo Sanford, FL	3.0	2.0	1158	$1,900	$1.64	19d	1	1.11mi
331 Placid Lake Dr Sanford, FL	3.0	2.0	1292	$1,960	$1.52	22d	1	1.16mi
7021 Kirkland Way Lake Mary, FL	2.0	2.0	1020	$1,850	$1.81	6d	1	1.17mi
153 Cape Honeysuckle Pl Sanford, FL	3.0	2.5	1380	$2,395	$1.74	25d	1	1.22mi
2511 Ridgewood Ave Sanford, FL	2.0	1.0	1000	$1,395	$1.40	25d	1	1.24mi
3036 Dellcrest Pl Lake Mary, FL	3.0	2.0	1369	$2,200	$1.61	18d	1	1.25mi
1505 W 25th St Sanford, FL	3.0	2.0	1150	$1,753	$1.52	14d	1	1.26mi
2450 Hartwell Ave Sanford, FL	2.0	2.0	784	$1,400	$1.79	25d	1	1.26mi
2450 Hartwell Ave Sanford, FL	2.0	2.0	784	$1,400	$1.79	14d	1	1.26mi
2450 Hartwell Ave Sanford, FL	2.0	2.0	784	$1,400	$1.79	19d	1	1.26mi
1704 Ridgewood Ln Sanford, FL	2.0	1.0	837	$1,350	$1.61	25d	1	1.30mi
2539 Ridgewood Ave Sanford, FL	2.0	2.0	816	$1,095	$1.34	22d	1	1.30mi
110 Yorktown Pl Sanford, FL	3.0	2.0	1281	$2,319	$1.81	6d	1	1.35mi
2008 William Clark Ave Sanford, FL	3.0	2.0	1328	$2,199	$1.66	4d	1	1.38mi
2714 Ridgewood Ave Sanford, FL	1.0–2.0	1.0–2.0	987	$1,650	$1.67	0d	6	1.39mi
2405 Chase Ave Sanford, FL	3.0	2.0	1200	$2,095	$1.75	16d	1	1.40mi
2441 Marshall Ave Sanford, FL	3.0	2.0	1462	$2,235	$1.53	6d	1	1.41mi
2912 Woodlands Park Ct Lake Mary, FL	2.0	2.5	1095	$1,780	$1.63	25d	1	1.42mi
105 Cobblestone Way Sanford, FL	3.0	2.0	1314	$1,975	$1.50	25d	1	1.42mi

Listing history 8 events

1. 2026-05-13
   status Pending
2. 2026-04-14
   status Active
3. 2026-04-12
   status Pending
4. 2026-03-08
   status Active
5. 2026-03-06
   status Pending
6. 2026-02-25
   listed $240,000 Active
7. 2025-03-27
   soldstatus $82,500
8. 2007-01-25
   soldstatus $115,000

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$622/yr (+$52/mo · 45.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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: $21,995
• − Mortgage interest: −$13,444
• − Property taxes: −$1,370
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$6,982
• Taxable loss: −$4,520
• Est. tax savings @ 24.0%: +$1,085
• After-tax cash flow: $788/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): 62,606
• Household income: $77,868
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 2645.0

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 0.70)
• Race & ethnicity: White 43% Black 24% Hispanic / Latino 23% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 15% Other Indo-European 3% 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: ▼ -281.27%
• Current HPI: 299.2738
• Rent YoY: ▲ 0.38%
• 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

+108.7% since first listed

8 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Sold (Public Records) $82,500 Public Records
• 2007-01-25 Sold (Public Records) $115,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,370 · -13.9% YoY. Source: county tax records.