2311 S Ronald Reagan Blvd · Altamonte Springs, FL 32701

$119,900

3 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 63 Days on market

Built 1943 6,534 sqft lot ↓ 49% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity to renovate or tear down existing home, as the property is in a prime location near the Sun rail station in Altamonte Springs with a new development in the surrounding area.

Key facts

• Oversized lot
• No hoa
• 6,534 sq ft lot

Tags

• OVERSIZED LOT
• NO HOA
• PUBLIC UTILITIES AVAILABLE
• CONVENIENT ACCESS TO SR-434

Property features AI

Finance

• Other: Property type: Residential, single family; Lot about 0.18 acres (0 to less than 1/4 acre)
• Financial info: No lease restrictions; Property is unfurnished
• HOA & community: No HOA/association

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected
• Home design: Single family residence; Residential property; One level; Front faces west; Zoned R-1
• Construction: Block, brick and stucco construction; Metal roof; Slab foundation; Built area and lot details available
• Exterior features: Private mailbox; Concrete and paved road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No interior features listed
• Laundry & utility: No laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: Altamonte Elementary School (math 46% / reading 51%, grade D, #1,152 of 2,144 statewide, top 55%, 589 students, 78% FRL); Lyman High School (math 36% / reading 50%, grade F, #255 of 667 statewide, top 39%, 2,084 students, 53% FRL) — zoned schools average 66% FRL vs 38% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 46% at this address vs 59% district-wide (-13 pts) — the specific schools serving this property underperform the Seminole average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.5%/yr); 200 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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. 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. 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.
7. 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.
8. 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: 1.62% ✓
• Cap rate: 13.57%
• Cash-on-cash: 26.00%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $359,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Leon St	0.46mi	3/2.0	1,451 (-1%)	4mo	$385,000	$265	74
303 Hermits Trl	0.42mi	3/2.0	1,557 (+6%)	2mo	$469,000	$301	68
614 Plum Ln	0.50mi	3/2.0	1,450 (-1%)	11mo	$315,000	$217	66
633 Hermits Trl	0.44mi	3/3.0	1,425 (-2%)	11mo	$322,000	$226	62
1002 Williams St	0.25mi	4/2.5 (+1)	1,657 (+13%)	2mo	$415,000	$250	58
1171 Pine St	0.44mi	4/2.0 (+1)	1,605 (+10%)	2mo	$410,000	$255	57
120 East St	0.41mi	3/2.0	1,631 (+12%)	6mo	$230,000	$141	57
124 Salem St	0.53mi	3/2.0	1,618 (+11%)	5mo	$287,000	$177	53
600 Plum Ln	0.41mi	4/1.5 (+1)	1,334 (-9%)	9mo	$280,000	$210	52
730 Florida Blvd	0.58mi	3/2.0	1,664 (+14%)	5mo	$392,500	$236	46
507 Peach Tree Ln	0.44mi	4/2.0 (+1)	1,300 (-11%)	13mo	$320,000	$246	45
1218 Depugh St	0.57mi	3/2.0	1,287 (-12%)	14mo	$331,500	$258	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.63×
• Total profit: $21,221
• Equity at exit: $17,877

10-year hold

• IRR: 22.6%
• Equity multiple: 2.67×
• Total profit: $56,194
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$629
• Tax from tax record: −$129 /mo · $1,545/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $727

Break-even live

Break-even rent $1,022

Max offer price $119,900

Occupancy floor 58%

Sensitivity live

Price	-10% $795	-5% $761	+0% $727	+5% $693	+10% $660
Rent	-10% $574	-5% $651	+0% $727	+5% $804	+10% $881
Rate	-1.0pp $788	-0.5pp $758	base $727	+0.5pp $696	+1.0pp $665

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Merritt St Altamonte Springs, FL	1.0–2.0	1.0	862	$1,372	$1.59	24d	1	0.23mi
815 2nd St Unit A Altamonte Springs, FL	2.0	1.5	1008	$1,600	$1.59	13d	1	0.28mi
1227 Merritt St Altamonte Springs, FL	3.0	2.0	1280	$2,100	$1.64	24d	1	0.52mi
738 Preble Ave Altamonte Springs, FL	3.0	2.0	1414	$2,190	$1.55	24d	1	0.61mi
871 Darwin Dr Altamonte Springs, FL	3.0	2.0	1170	$2,200	$1.88	3d	1	0.85mi
828 Orienta Ave Altamonte Springs, FL	1.0–2.0	1.0–2.0	845	$1,474	$1.74	22d	30	0.86mi
308 N Cypress Way Casselberry, FL	3.0	2.0	1546	$2,300	$1.49	21d	1	0.96mi
200 Maitland Ave Altamonte Springs, FL	1.0–3.0	1.0–2.0	1115	$1,898	$1.70	24d	3	0.97mi
200 Maitland Ave Altamonte Springs, FL	2.0	2.0	1216	$1,825	$1.50	12d	1	0.97mi
375 Palm Springs Dr Altamonte Springs, FL	3.0	1.0–2.0	828	$1,808	$2.18	2d	19	1.06mi
1050 S Ronald Reagan Blvd Longwood, FL	3.0	1.0–2.0	1014	$3,217	$3.17	5d	44	1.14mi
505 One Center Blvd Altamonte Springs, FL	3.0	1.0–2.0	963	$3,242	$3.37	2d	39	1.21mi
602 Orange Dr #173 Altamonte Springs, FL	2.0	2.0	1029	$1,675	$1.63	24d	1	1.22mi
400 Morrill Ter Casselberry, FL	2.0	1.0	1000	$1,550	$1.55	5d	1	1.26mi
400 Sandpiper Ln Casselberry, FL	1.0–3.0	1.0–2.0	937	$2,080	$2.22	3d	11	1.26mi
112 Highland Dr Fern Park, FL	3.0	1.0	1192	$1,885	$1.58	24d	1	1.27mi
568 Orange Dr #48 Altamonte Springs, FL	2.0	2.0	1029	$1,545	$1.50	15d	1	1.27mi
525 One Center Blvd Altamonte Springs, FL	1.0–3.0	1.0–2.0	1082	$2,568	$2.37	2d	17	1.31mi
512 Orange Dr #30 Altamonte Springs, FL	2.0	2.0	1002	$1,645	$1.64	18d	1	1.33mi
600 Cranes Way #204 Altamonte Springs, FL	2.0	2.5	1482	$2,500	$1.69	24d	1	1.37mi
120 Valmora Dr Casselberry, FL	3.0	2.0	1740	$2,375	$1.36	24d	1	1.39mi
375 Summer Cypress Cv Longwood, FL	1.0–3.0	1.0–2.0	1012	$2,468	$2.44	2d	22	1.40mi
821 Pennsylvania Ave Altamonte Springs, FL	3.0	2.0	1637	$2,300	$1.41	18d	1	1.42mi
524 Orange Dr #21 Altamonte Springs, FL	2.0	2.0	1002	$1,695	$1.69	15d	1	1.44mi
534 Orange Dr #13 Altamonte Springs, FL	2.0	2.0	1252	$1,550	$1.24	24d	1	1.48mi
530 Orange Dr #11 Altamonte Springs, FL	2.0	2.0	1002	$1,795	$1.79	24d	1	1.49mi

Listing history 12 events

1. 2026-05-22
   status Pending
2. 2026-05-12
   price $119,900
3. 2026-04-28
   status Active
4. 2026-02-17
   status Pending
5. 2026-01-09
   listed $134,900 Active
6. 2024-05-10
   soldstatus $160,000 Closed 195-char remark

   Show marketing remark (195 chars)

   Excellent opportunity to renovate or tear down existing home, as the property is in a prime location near the Sun rail station in Altamonte Springs with a new development in the surrounding area.

7. 2024-05-06
   soldstatus $160,000
8. 2024-05-02
   status Pending 195-char remark

   Show marketing remark (195 chars)

   Excellent opportunity to renovate or tear down existing home, as the property is in a prime location near the Sun rail station in Altamonte Springs with a new development in the surrounding area.

9. 2024-04-13
   status Active 195-char remark

   Show marketing remark (195 chars)

   Excellent opportunity to renovate or tear down existing home, as the property is in a prime location near the Sun rail station in Altamonte Springs with a new development in the surrounding area.

10. 2024-03-13
    status Pending 195-char remark

    Show marketing remark (195 chars)

    Excellent opportunity to renovate or tear down existing home, as the property is in a prime location near the Sun rail station in Altamonte Springs with a new development in the surrounding area.

11. 2024-03-03
    listed $235,000 Active 195-char remark

    Show marketing remark (195 chars)

    Excellent opportunity to renovate or tear down existing home, as the property is in a prime location near the Sun rail station in Altamonte Springs with a new development in the surrounding area.

12. 2019-09-13
    soldstatus $100

ⓘ 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: $1,545 · $129/mo
• Projected year-2 tax: $1,545 · $129/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 14 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: $23,314
• − Mortgage interest: −$6,716
• − Property taxes: −$1,545
• − Insurance: −$600
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$3,488
• Taxable income: $7,235
• Est. tax owed @ 24.0%: −$1,736
• After-tax cash flow: $6,992/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

• 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

-49.0% since first listed

12 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Sold (MLS) $160,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-06 Sold (Public Records) $160,000 Public Records
• 2024-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-03 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2019-09-13 Sold (Public Records) $100 Public Records

Property tax history

+24.1%/yr

Latest (2025): $1,545 · +7.7% YoY. Source: county tax records.