1506 W 16th St · Sanford, FL 32771

$207,000

3 bd · 2.0 ba · 970 sqft · SingleFamily public records · 13 Days on market

Built 1950 7,100 sqft lot Est $261k · 21% 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 +13.8/30.0
• Schools +5.1/10.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled home. New paint inside and outside. Ceramic titles and laminate floors. Brand new roof 2019. Bathrooms remodeled.

Key facts

• Practical floor plan
• 7,100 sq ft lot
• Built 1950

Tags

• PRACTICAL FLOOR PLAN
• WELL-DEFINED LIVING SPACES
• MOVE-IN-READY PROPERTY

Property features AI

Finance

• Other: Lot about 0.16 acre (approximately 0 to less than 1/4 acre); Asphalt road access
• Financial info: Lease restrictions apply
• HOA & community: No association amenities; No community features

Exterior

• Parking: No designated parking
• Security: Owned security system
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water service available
• Home design: Single-family residence; One level (single story); Faces south; Residential property
• Construction: Block and wood siding construction; Shingle roof; Slab foundation; Built with approximately 970 square feet of living area
• Exterior features: Other exterior features; Other fencing

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Living room and dining room combined; Tile flooring; Security system (owned)
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $17 ($208/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 $171k (17.3% below list).
• Recommended offer: $171k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); Sanford Middle School (math 62% / reading 62%, grade B+, #122 of 571 statewide, top 21%, 1,372 students, 47% FRL); Seminole High School (math 35% / reading 51%, grade F, #255 of 667 statewide, top 39%, 4,036 students, 53% FRL) — zoned schools average 56% FRL vs 38% district-wide (18 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 20d 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 $1k of loan paydown is wiped out by about $6k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 7y 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 $129k; list at $207k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $171,113 (17.3% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $260,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1712 W 15th St	0.14mi	3/2.0	1,014 (+4%)	1mo	$181,900	$179	85
1306 W 16th St	0.15mi	3/1.5	923 (-5%)	4mo	$204,900	$222	79
101 Country Club Dr	0.31mi	3/2.0	1,028 (+6%)	1mo	$292,000	$284	75
1805 W 15th St	0.17mi	2/1.0 (-1)	1,001 (+3%)	5mo	$175,000	$175	74
1011 W 16th St	0.34mi	3/2.0	916 (-6%)	2mo	$249,000	$272	74
1809 Pear Ave	0.26mi	3/1.0	912 (-6%)	2mo	$199,000	$218	72
115 Hays Dr	0.41mi	3/1.5	1,038 (+7%)	3mo	$296,000	$285	65
2005 Hartwell Ave	0.38mi	3/1.5	1,057 (+9%)	0mo	$294,900	$279	65
100 Hays Dr	0.33mi	2/1.0 (-1)	852 (-12%)	5mo	$230,000	$270	51
127 Bob Thomas Cir	0.67mi	3/1.0	836 (-14%)	5mo	$215,000	$257	38
102 Mayrose Dr	0.57mi	2/1.0 (-1)	830 (-14%)	6mo	$223,000	$269	36
129 Mayfair Cir	0.65mi	2/1.0 (-1)	830 (-14%)	2mo	$205,000	$247	35

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-36,871
• Equity at exit: $30,864

10-year hold

• IRR: -16.8%
• Equity multiple: 0.17×
• Total profit: $-47,939
• Equity at exit: $17,898

Cash invested: $57,960 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$1,086
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $17

Break-even live

Break-even rent $1,689

Max offer price $207,000

Occupancy floor 94%

Sensitivity live

Price	-10% $134	-5% $76	+0% $17	+5% $-41	+10% $-100
Rent	-10% $-118	-5% $-50	+0% $17	+5% $85	+10% $152
Rate	-1.0pp $122	-0.5pp $70	base $17	+0.5pp $-36	+1.0pp $-91

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 S Oleander Ave Sanford, FL	2.0	2.0	1100	$1,500	$1.36	25d	1	0.03mi
1908 W 16th St Sanford, FL	3.0	2.0	1100	$1,500	$1.36	22d	1	0.23mi
1935 W 14th St Sanford, FL	3.0	1.5	1112	$1,900	$1.71	4d	1	0.27mi
106 Garrison Dr Sanford, FL	3.0	2.0	1080	$1,895	$1.75	6d	1	0.41mi
1001 W 8th St Unit 1 Sanford, FL	3.0	1.0	1075	$2,250	$2.09	23d	1	0.61mi
2450 Hartwell Ave Sanford, FL	2.0	2.0	784	$1,400	$1.79	25d	1	0.68mi
2450 Hartwell Ave Sanford, FL	2.0	2.0	784	$1,400	$1.79	19d	1	0.68mi
2450 Hartwell Ave Sanford, FL	2.0	2.0	784	$1,400	$1.79	14d	1	0.68mi
2406 S Lake Ave Sanford, FL	3.0	2.0	1111	$2,000	$1.80	16d	1	0.70mi
2420 S Lake Ave Unit B Sanford, FL	3.0	1.0	1100	$1,545	$1.40	19d	1	0.77mi
2420 S Lake Ave Sanford, FL	3.0	1.0	1100	$1,545	$1.40	16d	1	0.77mi
2417 Cedar Ave Unit B Sanford, FL	2.0	2.0	840	$1,500	$1.79	0d	1	0.79mi
2437 Chase Ave Unit A Sanford, FL	2.0	1.0	875	$1,199	$1.37	25d	1	0.83mi
2511 Ridgewood Ave Sanford, FL	2.0	1.0	1000	$1,395	$1.40	25d	1	0.86mi
1013 W 3rd St Unit B Sanford, FL	2.0	1.0	800	$1,195	$1.49	16d	1	0.87mi
2735 Bungalow Blvd Sanford, FL	2.0	1.0	700	$1,025	$1.46	6d	1	0.91mi
2735 Bungalow Blvd Sanford, FL	2.0	1.0	700	$1,025	$1.46	0d	1	0.91mi
2539 Ridgewood Ave Sanford, FL	2.0	2.0	816	$1,095	$1.34	22d	1	0.96mi
1704 Ridgewood Ln Sanford, FL	2.0	1.0	837	$1,350	$1.61	25d	1	1.02mi
101 E 21st St Sanford, FL	3.0	2.0	896	$2,500	$2.79	25d	1	1.05mi
612 S Park Ave Unit 4 Sanford, FL	2.0	1.0	720	$1,295	$1.80	23d	1	1.12mi
100 Windchase Blvd Sanford, FL	1.0–3.0	1.0–2.0	957	$1,695	$1.77	5d	1	1.17mi
2714 Ridgewood Ave Sanford, FL	1.0–2.0	1.0–2.0	987	$1,650	$1.67	0d	6	1.29mi
2541 Myrtle Ave Unit C Sanford, FL	2.0	2.0	1000	$1,465	$1.47	4d	1	1.30mi
2522 S Oak Ave Unit A Sanford, FL	2.0	2.0	963	$1,300	$1.35	25d	1	1.32mi
1324 S Pine Ridge Cir Unit D2 Sanford, FL	2.0	2.0	1025	$1,690	$1.65	25d	1	1.32mi
2995 Railside Loop Sanford, FL	1.0–3.0	1.0–2.0	961	$2,458	$2.56	6d	21	1.33mi
2995 Railside Loop Sanford, FL	1.0–2.0	1.0–2.0	938	$3,702	$3.95	0d	10	1.33mi
1512 S Pine Ridge Cir Sanford, FL	2.0	2.0	1025	$1,550	$1.51	25d	1	1.33mi
912 Pine Ave Sanford, FL	2.0	1.0	1122	$1,595	$1.42	25d	1	1.34mi
2526 S Oak Ave Unit A Sanford, FL	2.0	2.0	962	$1,500	$1.56	16d	1	1.34mi
401 W Seminole Blvd Sanford, FL	1.0–2.0	1.0–2.0	818	$1,824	$2.23	3d	12	1.35mi
1223 S Pine Ridge Cir #23 Sanford, FL	2.0	2.0	975	$1,575	$1.62	4d	1	1.37mi
1132 S Pine Ridge Cir Unit 108 Sanford, FL	2.0	2.0	800	$1,370	$1.71	25d	1	1.37mi
1134 S Pine Ridge Cir Unit 1134 Sanford, FL	2.0	2.0	800	$1,450	$1.81	25d	1	1.38mi
800 Marbella Ln Sanford, FL	1.0–2.0	1.0–2.0	737	$2,053	$2.78	3d	17	1.38mi
1114 S Pine Ridge Cir #14 Sanford, FL	2.0	2.0	800	$1,300	$1.62	16d	1	1.39mi
1114 S Pine Ridge Cir Unit D1 Sanford, FL	2.0	2.0	800	$1,300	$1.62	23d	1	1.39mi
1122 S Pine Ridge Cir #1122 Sanford, FL	2.0	2.0	800	$1,300	$1.62	25d	1	1.39mi
517 E 5th St Unit B Sanford, FL	2.0	1.0	540	$1,050	$1.94	25d	1	1.44mi

Listing history 8 events

1. 2026-06-21
   days on market $207,000 Active 13 DOM
2. 2026-06-18
   days on market $207,000 Active 10 DOM
3. 2026-06-17
   days on market $207,000 Active 9 DOM
4. 2026-06-16
   days on market $207,000 Active 8 DOM
5. 2026-06-15
   days on market $207,000 Active 7 DOM
6. 2026-06-13
   days on market $207,000 Active 5 DOM
7. 2026-06-08
   remarks 510-char remark
8. 2026-06-08
   listed $207,000 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: $1,953 · $163/mo
• Projected year-2 tax: $1,953 · $163/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 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: $20,534
• − Mortgage interest: −$11,595
• − Property taxes: −$1,953
• − Insurance: −$1,035
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$6,022
• Taxable loss: −$3,356
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $1,013/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

• Census place: Sanford, FL
• 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

+115.6% since first listed

18 events — show timeline

• 2026-06-08 Listed $207,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-10-21 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-23 Rental Removed $1,395 STELLARMLS
• 2023-08-18 Listed for Rent $1,395 STELLARMLS
• 2020-09-25 Sold (Public Records) $129,000 Public Records
• 2020-09-22 Sold (MLS) $129,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-08-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-08-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-07-29 Price Changed $133,947 Stellar MLS as Distributed by MLS Grid
• 2020-05-28 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-26 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2019-11-25 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2019-09-24 Sold (Public Records) $96,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,953 · +13.7% YoY. Source: county tax records.