101 Melton Dr · Winter Springs, FL 32708

$285,000

4 bd · 1.5 ba · 1,212 sqft · SingleFamily public records · 19 Days on market

Built 1959 8,344 sqft lot Est $343k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Schools +5.1/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 4-Bedroom Home in the Heart of Winter Springs! Welcome to this well-positioned 4-bedroom, 1.5-bath home offering comfort, functionality, and a spacious lot in an established Winter Springs neighborhood. Situated on nearly a quarter acre, this property provides plenty of outdoor space for entertaining, gardening, pets, or future enhancements. Inside, you'll find a practical floor plan with ample living space, natural light, and flexibility for today's lifestyle needs. The generous backyard offers endless possibilities for creating your own outdoor oasis. Conveniently located near shopping, dining, parks, major roadways, and top Seminole County amenities, this home presents an excell

Key facts

• Spacious lot
• Outdoor space
• Generous backyard

Tags

• SPACIOUS LOT
• GENEROUS BACKYARD
• OUTDOOR SPACE
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Turn right onto Florida Ave, then Delaney Dr, then Melton Dr (directions)
• Utilities: Well water; Septic tank; Other utilities
• Home design: Single family residence; One story; Faces south
• Construction: Block construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Storage; Asphalt road access

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Flooring: Terrazzo; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heat; Central air
• Interior features: Thermostat; Water softener; Storage
• Laundry & utility: Washer; Dryer; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $34 ($411/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (20.2% below list).
• Recommended offer: $227k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.6% in Winter 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 75/100 on livability (#261 in FL, #4,187 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, 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: Winter Springs Elementary School (math 41% / reading 52%, grade D-, #1,223 of 2,144 statewide, top 57%, 553 students, 79% FRL); South Seminole Middle School (math 53% / reading 50%, grade C, #232 of 571 statewide, top 41%, 995 students, 69% FRL); Winter Springs High School (math 43% / reading 55%, grade D, #193 of 667 statewide, top 29%, 2,038 students, 47% FRL) — zoned schools average 65% FRL vs 38% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 285 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $9k 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 19 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $107k; list at $285k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $227,454 (20.2% below list)

Questions for the listing agent

1. Built in 1959 — 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 A-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. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $342,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
757 Longdale Ave	0.56mi	3/2.0 (-1)	1,238 (+2%)	5mo	$320,000	$258	59
730 Georgia Ave	0.53mi	4/2.0	1,161 (-4%)	9mo	$348,000	$300	59
673 E Church Ave	0.65mi	4/2.0	1,183 (-2%)	10mo	$319,000	$270	56
725 Logan Dr	0.69mi	3/2.0 (-1)	1,161 (-4%)	1mo	$332,000	$286	53
630 Falcon Ct	0.44mi	3/2.0 (-1)	1,360 (+12%)	0mo	$405,000	$298	52
712 Eagle Ave	0.64mi	3/2.0 (-1)	1,176 (-3%)	10mo	$350,000	$298	50
891 N Wayman St	0.59mi	3/2.0 (-1)	1,158 (-4%)	11mo	$279,000	$241	49
1401 Sparrow St	0.72mi	3/2.0 (-1)	1,288 (+6%)	4mo	$365,000	$283	45
735 Land Ave	0.57mi	3/2.0 (-1)	1,095 (-10%)	6mo	$297,000	$271	45
701 Woodlawn Dr	0.74mi	4/2.0	1,136 (-6%)	10mo	$331,000	$291	45
675 Land Ave	0.64mi	4/2.0	1,100 (-9%)	10mo	$285,000	$259	44
851 N Wayman St	0.59mi	3/1.5 (-1)	1,353 (+12%)	4mo	$357,000	$264	44

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.46×
• Total profit: $-42,758
• Equity at exit: $42,494

10-year hold

• IRR: -5.5%
• Equity multiple: 0.63×
• Total profit: $-29,257
• Equity at exit: $24,642

Cash invested: $79,800 (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 32708

• Rents YoY: 3.6%
• Active inventory: 285
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,275 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $34

Break-even live

Break-even rent $2,231

Max offer price $285,000

Occupancy floor 93%

Sensitivity live

Price	-10% $196	-5% $115	+0% $34	+5% $-46	+10% $-127
Rent	-10% $-145	-5% $-56	+0% $34	+5% $124	+10% $214
Rate	-1.0pp $178	-0.5pp $107	base $34	+0.5pp $-40	+1.0pp $-115

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Laurel Oaks Dr Winter Springs, FL	1.0–3.0	1.0–2.0	1030	$1,832	$1.78	0d	37	0.41mi
644 Cypress Ln Winter Springs, FL	4.0	3.0	1462	$2,420	$1.66	21d	1	0.46mi
300 Sheoah Blvd Winter Springs, FL	1.0–3.0	1.0–2.0	1133	$2,083	$1.84	0d	12	0.55mi
963 N Wayman St Longwood, FL	3.0	2.0	1352	$2,050	$1.52	6d	1	0.63mi
509 East St Longwood, FL	3.0	2.0	1215	$1,940	$1.60	25d	1	0.64mi
714 Eagle Ave Longwood, FL	3.0	2.0	1266	$2,285	$1.80	25d	1	0.65mi
407 Sheoah Blvd #9 Winter Springs, FL	3.0	2.5	1400	$1,750	$1.25	0d	1	0.66mi
429 Sheoah Blvd #9 Winter Springs, FL	3.0	2.0	1187	$1,900	$1.60	25d	1	0.68mi
105 Keith Ct Winter Springs, FL	3.0	2.5	1457	$2,150	$1.48	4d	1	0.70mi
620 E Church Ave Longwood, FL	3.0	1.0	836	$1,795	$2.15	25d	1	0.75mi
80 Moree Loop #9 Winter Springs, FL	3.0	2.0	1187	$1,700	$1.43	0d	1	0.78mi
444 Georgia Ave Longwood, FL	3.0	2.0	1072	$1,900	$1.77	25d	1	0.91mi
829 E Wildmere Ave Longwood, FL	3.0	2.0	1342	$2,000	$1.49	18d	1	0.95mi
829 E Wildmere Ave Unit 845-103 Longwood, FL	3.0	2.0	1342	$2,000	$1.49	25d	1	0.95mi
907 Tidewater Ln Longwood, FL	1.0–3.0	1.0–3.0	1301	$2,375	$1.82	0d	7	1.00mi
44 S Cortez Ave Winter Springs, FL	3.0	2.0	1320	$2,395	$1.81	4d	1	1.00mi
44 S Cortez Ave Winter Springs, FL	3.0	2.0	1320	$2,395	$1.81	0d	1	1.00mi
212 S Cortez Ave Winter Springs, FL	4.0	3.0	1300	$2,400	$1.85	6d	1	1.17mi
553 John L Mica Way Longwood, FL	3.0	3.0	1488	$2,500	$1.68	25d	1	1.25mi
77 Myrtle St Longwood, FL	3.0	2.5	1488	$2,275	$1.53	22d	1	1.26mi
100 Myrtle St Longwood, FL	2.0–3.0	2.0	1087	$2,175	$2.00	0d	12	1.28mi
317 San Gabriel St Winter Springs, FL	3.0	2.0	1100	$1,900	$1.73	25d	1	1.38mi
109 N Alderwood St Winter Springs, FL	3.0	2.0	1458	$2,155	$1.48	16d	1	1.39mi
411 Edwin St Winter Springs, FL	4.0	1.0	1120	$1,749	$1.56	25d	1	1.48mi
421 S Hawthorn Cir Winter Springs, FL	3.0	2.0	1052	$2,070	$1.97	6d	1	1.48mi

Listing history 12 events

1. 2026-06-21
   days on market $285,000 Active 19 DOM
2. 2026-06-18
   days on market $285,000 Active 16 DOM
3. 2026-06-17
   days on market $285,000 Active 15 DOM
4. 2026-06-16
   days on market $285,000 Active 14 DOM
5. 2026-06-15
   days on market $285,000 Active 13 DOM
6. 2026-06-13
   days on market $285,000 Active 11 DOM
7. 2026-06-09
   days on market $285,000 Active 7 DOM
8. 2026-06-08
   days on market $285,000 Active 6 DOM
9. 2026-06-07
   days on market $285,000 Active 5 DOM
10. 2026-06-04
    days on market $285,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $285,000 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: $1,792 · $149/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$574/yr (+$48/mo · 32.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,294
• − Mortgage interest: −$15,964
• − Property taxes: −$1,792
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$8,291
• Taxable loss: −$4,545
• Est. tax savings @ 24.0%: +$1,091
• After-tax cash flow: $1,502/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 — Winter Springs

• Score: 75/100
• State rank: #261
• US rank: #4187

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment A 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: 48,965
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 48,965
• Household income: $93,628
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 1023.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 23% Two or more races 11% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 11% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 15% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -188.76%
• Current HPI: 308.2797
• Rent YoY: ▲ 3.58%
• 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

+850.0% since first listed

6 events — show timeline

• 2026-06-02 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-19 Sold (Public Records) $107,000 Public Records
• 2001-12-17 Sold (Public Records) $89,000 Public Records
• 2001-06-05 Sold (Public Records) $58,000 Public Records
• 1992-06-01 Sold (Public Records) $45,000 Public Records
• 1984-01-01 Sold (Public Records) $30,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,792 · -10.6% YoY. Source: county tax records.