139 Oyster Bay Cir #300 · Altamonte Springs, FL 32701

$99,900

1 bd · 1.0 ba · 496 sqft · Condo public records · 25 Days on market

Built 1980 $478/mo HOA · 35% of rent

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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).

• 1% rule +8.5/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Location! Don't miss this opportunity to live seconds from the I-4 ramp. Located near high end shopping, many restaurants and Cranes Roost Park. Enjoy this cozy one bedroom 1 bath condo in this resort style community.

Key facts

• Modern cabinetry
• Private balcony
• Community amenities

Tags

• REMODELED CONDOMINIUM
• BRAND-NEW APPLIANCES
• MODERN CABINETRY
• PRIVATE BALCONY
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• Other: Not in a CDD; Homestead not claimed
• Financial info: Total monthly fees $478; Total annual fees $5,736; Lease restrictions apply
• HOA & community: Monthly association fee of $468 (includes pool, gas, structure maintenance, grounds maintenance, management, sewer, trash, water); Condo fee $10 monthly; Association approval required; Association: Sentry Management/Birgit Burton; Community pool, playground, community mailbox; Pets allowed with breed restrictions

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity available; Natural gas connected; Underground utilities; Sewer connected; Water available
• Home design: Condominium; Residential property; One story; Faces west; Located on 3rd floor; Entry level: One
• Construction: Block and stucco construction; Tile roof; Slab foundation; Building 13
• Exterior features: Balcony; Outdoor lighting; Outdoor grill; Outdoor shower; Sidewalk; Sliding doors; Tennis courts

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Linoleum; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo
• Laundry & utility: Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (18.8% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $81k (18.8% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.4% in Altamonte Springs — 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 82/100 on livability (#62 in FL, #1,095 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime D+, amenities 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.
• Zoned schools: Lake Orienta Elementary School (math 50% / reading 50%, grade D+, #1,070 of 2,144 statewide, top 51%, 620 students, 73% FRL); Lake Brantley High School (math 38% / reading 56%, grade D-, #207 of 667 statewide, top 32%, 2,719 students, 46% FRL) — zoned schools average 60% FRL vs 38% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.5%/yr); 200 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 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 25 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $45k; list at $100k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $81,160 (18.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 5.02%
• Cash-on-cash: -4.55%
• DSCR: 0.80
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.9%
• Equity multiple: 0.05×
• Total profit: $-26,582
• Equity at exit: $14,895

10-year hold

• IRR: -74.1%
• Equity multiple: -0.64×
• Total profit: $-45,840
• Equity at exit: $8,638

Cash invested: $27,972 (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 32701

• Home prices YoY: -34.4%
• Rents YoY: -1.5%
• Active inventory: 200
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$128 /mo · $1,539/yr
• Insurance: −$42
• HOA: −$478
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-106

Break-even live

Break-even rent $1,483

Max offer price $81,160

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Northlake Blvd Altamonte Springs, FL	—	1.0	300	$1,799	$6.00	5d	1	0.47mi

HOA detail condo

• Monthly dues: $478 · $5,736/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-08
   status $99,900 Pending 25 DOM
2. 2026-06-07
   days on market $99,900 Active 25 DOM
3. 2026-06-04
   days on market $99,900 Active 22 DOM
4. 2026-06-03
   days on market $99,900 Active 21 DOM
5. 2026-06-02
   days on market $99,900 Active 20 DOM
6. 2026-06-01
   days on market $99,900 Active 19 DOM
7. 2026-05-31
   days on market $99,900 Active 18 DOM
8. 2026-05-13
   listed $99,900 Active
9. 2016-10-05
   soldstatus $45,000
10. 2016-09-30
    soldstatus $45,000 Sold 227-char remark

    Show marketing remark (227 chars)

    Excellent Location! Don't miss this opportunity to live seconds from the I-4 ramp. Located near high end shopping, many restaurants and Cranes Roost Park. Enjoy this cozy one bedroom 1 bath condo in this resort style community.

11. 2016-09-26
    status Pending 227-char remark

    Show marketing remark (227 chars)

    Excellent Location! Don't miss this opportunity to live seconds from the I-4 ramp. Located near high end shopping, many restaurants and Cranes Roost Park. Enjoy this cozy one bedroom 1 bath condo in this resort style community.

12. 2016-09-13
    historical Active with Contract 227-char remark

    Show marketing remark (227 chars)

    Excellent Location! Don't miss this opportunity to live seconds from the I-4 ramp. Located near high end shopping, many restaurants and Cranes Roost Park. Enjoy this cozy one bedroom 1 bath condo in this resort style community.

13. 2016-08-17
    price $49,900 227-char remark

    Show marketing remark (227 chars)

    Excellent Location! Don't miss this opportunity to live seconds from the I-4 ramp. Located near high end shopping, many restaurants and Cranes Roost Park. Enjoy this cozy one bedroom 1 bath condo in this resort style community.

14. 2016-08-06
    price $58,000 227-char remark

    Show marketing remark (227 chars)

    Excellent Location! Don't miss this opportunity to live seconds from the I-4 ramp. Located near high end shopping, many restaurants and Cranes Roost Park. Enjoy this cozy one bedroom 1 bath condo in this resort style community.

15. 2016-07-02
    status Active 227-char remark

    Show marketing remark (227 chars)

    Excellent Location! Don't miss this opportunity to live seconds from the I-4 ramp. Located near high end shopping, many restaurants and Cranes Roost Park. Enjoy this cozy one bedroom 1 bath condo in this resort style community.

16. 2016-07-02
    historical 227-char remark

    Show marketing remark (227 chars)

    Excellent Location! Don't miss this opportunity to live seconds from the I-4 ramp. Located near high end shopping, many restaurants and Cranes Roost Park. Enjoy this cozy one bedroom 1 bath condo in this resort style community.

17. 2016-05-04
    price $59,900 227-char remark

    Show marketing remark (227 chars)

    Excellent Location! Don't miss this opportunity to live seconds from the I-4 ramp. Located near high end shopping, many restaurants and Cranes Roost Park. Enjoy this cozy one bedroom 1 bath condo in this resort style community.

18. 2016-04-11
    price $64,950 227-char remark

    Show marketing remark (227 chars)

    Excellent Location! Don't miss this opportunity to live seconds from the I-4 ramp. Located near high end shopping, many restaurants and Cranes Roost Park. Enjoy this cozy one bedroom 1 bath condo in this resort style community.

19. 2016-04-04
    listed $68,000 Active 227-char remark

    Show marketing remark (227 chars)

    Excellent Location! Don't miss this opportunity to live seconds from the I-4 ramp. Located near high end shopping, many restaurants and Cranes Roost Park. Enjoy this cozy one bedroom 1 bath condo in this resort style community.

20. 2011-05-26
    soldstatus $24,900 307-char remark

    Show marketing remark (307 chars)

    Not a Short Sale! Very Charming One Bedroom One Bath condo with screened balcony, walking distance to Cranes Roost Park, upscale shopping and dining, and Altamonte Mall. Quick access to Interstate 4.This is a Fannie Mae HomePath Property. This property is approved for HomePath Renovation Mortgage Financing

21. 2011-04-14
    listed $23,900 307-char remark

    Show marketing remark (307 chars)

    Not a Short Sale! Very Charming One Bedroom One Bath condo with screened balcony, walking distance to Cranes Roost Park, upscale shopping and dining, and Altamonte Mall. Quick access to Interstate 4.This is a Fannie Mae HomePath Property. This property is approved for HomePath Renovation Mortgage Financing

22. 2011-02-16
    historical
23. 2011-01-31
    listed $23,900
24. 2006-11-29
    soldstatus $85,000
25. 2006-11-15
    soldstatus $85,000

ⓘ 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: $1,539 · $128/mo
• Projected year-2 tax: $1,539 · $128/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,188
• − Mortgage interest: −$5,596
• − Property taxes: −$1,539
• − Insurance: −$500
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − HOA: −$5,736
• − Depreciation: −$2,906
• Taxable loss: −$2,679
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $-630/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 — Altamonte Springs

• Score: 82/100
• State rank: #62
• US rank: #1095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altamonte Springs, FL
• County: Seminole County · 436,154 people
• City population: 62,497
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 24,592
• Household income: $62,198
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1447.0

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 0.67)
• Race & ethnicity: White 46% Hispanic / Latino 28% Black 19% Two or more races 18% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 3% Dominican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 19% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -169.27%
• Current HPI: 323.2703
• Rent YoY: ▼ -1.52%
• 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

+17.5% since first listed

18 events — show timeline

• 2026-05-13 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2016-10-05 Sold (Public Records) $45,000 Public Records
• 2016-09-30 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-09-13 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-08-17 Price Changed $49,900 Stellar MLS as Distributed by MLS Grid
• 2016-08-06 Price Changed $58,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-07-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-05-04 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2016-04-11 Price Changed $64,950 Stellar MLS as Distributed by MLS Grid
• 2016-04-04 Listed $68,000 Stellar MLS as Distributed by MLS Grid
• 2011-05-26 Sold (MLS) $24,900 Stellar MLS as Distributed by MLS Grid
• 2011-04-14 Listed $23,900 Stellar MLS as Distributed by MLS Grid
• 2011-02-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-01-31 Listed $23,900 Stellar MLS as Distributed by MLS Grid
• 2006-11-29 Sold (Public Records) $85,000 Public Records
• 2006-11-15 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.3%/yr

Latest (2025): $1,539 · +2.3% YoY. Source: county tax records.