114 Pamala Ct · Sanford, FL 32771

$300,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 8 Days on market

Built 1996 3,999 sqft lot Est $336k · 11% under $50/mo HOA · 2% 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).

• Cash flow +12.5/30.0
• ARV discount +12.3/15.0
• Schools +5.1/10.0
• DSCR +3.7/10.0
• 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 MLS

Located in a quiet little neighborhood just around the corner from I-4, Seminole Town Center Mall, and Colonial Park. Very well maintained home with new water heater, painted in and out within the last year.

Key facts

• Spacious patio
• 3,999 sq ft lot
• Garage

Tags

• SPACIOUS PATIO
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Zoning: PD
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Network Transaction Solutions); HOA dues $600 annually ($50/month equivalent); Association approval required; Association fee includes: Other; Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Security: Owned security system
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single Family Residence; One level; Faces south; Residential property
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.09 acres (approx. 0 to less than 1/4 acre)
• Exterior features: Exterior features: Other; Paved road access

Interior

• Kitchen: Dishwasher; Range hood
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Living room/dining room combo; Security system (owned)
• Laundry & utility: Laundry features: Other; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-47 ($-559/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (24.2% below list).
• Recommended offer: $227k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Market conditions: Rents flat; 561 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,979 units permitted in Seminole County in 2024 (1,191 in 5+ unit buildings).
• This rent runs 35% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $200k; list at $300k implies a 50% 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 $227,332 (24.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $335,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Pamala Ct	0.04mi	3/2.0	1,312 (0%)	9mo	$325,000	$248	91
124 Pamala Ct	0.04mi	3/2.0	1,332 (+2%)	20mo	$335,000	$252	79
124 Brushcreek	0.51mi	3/2.0	1,306 (-0%)	5mo	$355,000	$272	71
1041 Vihlen Rd	0.14mi	3/2.0	1,388 (+6%)	15mo	$355,000	$256	71
107 Sandpebble Pl	0.34mi	3/2.0	1,462 (+11%)	2mo	$415,000	$284	63
185 Brushcreek Dr	0.42mi	3/2.5	1,462 (+11%)	2mo	$370,000	$253	58
123 Brushcreek Dr	0.53mi	3/2.0	1,263 (-4%)	14mo	$339,900	$269	57
318 Satsuma Dr	0.71mi	3/2.0	1,328 (+1%)	16mo	$380,000	$286	52
116 Carmel Bay Dr	0.54mi	3/2.0	1,424 (+8%)	13mo	$340,000	$239	50
142 Brushcreek Dr	0.57mi	3/2.0	1,462 (+11%)	16mo	$393,000	$269	41
109 Brushcreek Dr	0.49mi	3/2.0	1,462 (+11%)	21mo	$375,000	$256	40
214 Citrus Dr	0.72mi	4/2.0 (+1)	1,505 (+15%)	12mo	$325,000	$216	27

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-57,529
• Equity at exit: $44,731

10-year hold

• IRR: -19.2%
• Equity multiple: 0.08×
• Total profit: $-77,095
• Equity at exit: $25,939

Cash invested: $84,000 (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: 561
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$125
• HOA: −$50
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-47

Break-even live

Break-even rent $2,332

Max offer price $291,765

Occupancy floor 97%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Rustic Loop Sanford, FL	3.0	3.5	1724	$2,350	$1.36	18d	1	0.58mi
1451 Travertine Ter Sanford, FL	3.0	2.0	1386	$2,095	$1.51	12d	1	0.68mi
260 Evertree Loop Sanford, FL	4.0	3.0	1745	$2,600	$1.49	11d	1	0.72mi
4101 Acorn Oak Cir Sanford, FL	1.0–2.0	1.0–2.0	920	$2,125	$2.31	2d	15	0.75mi
110 Yorktown Pl Sanford, FL	3.0	2.0	1281	$2,319	$1.81	5d	1	0.81mi
1000 Cardinal Cove Cir Sanford, FL	1.0–3.0	1.0–2.0	997	$2,445	$2.45	2d	26	0.84mi
1151 Travertine Ter Sanford, FL	3.0	2.5	1680	$2,200	$1.31	24d	1	0.85mi
1151 Travertine Ter Sanford, FL	3.0	2.5	1680	$2,200	$1.31	20d	1	0.85mi
105 Cobblestone Way Sanford, FL	3.0	2.0	1314	$1,975	$1.50	24d	1	0.91mi
305 Sunset Dr Sanford, FL	4.0	2.0	1783	$2,495	$1.40	5d	1	0.94mi
2520 Retreat View Cir Sanford, FL	3.0	2.5	1203	$1,700	$1.41	24d	1	1.00mi
4200 Symphony Cir Sanford, FL	1.0–3.0	1.0–2.0	1090	$2,917	$2.68	12d	24	1.01mi
2015 Jones Ave Sanford, FL	3.0	1.5	1291	$1,895	$1.47	12d	1	1.03mi
2006 Williams Ave Sanford, FL	3.0	2.0	1546	$3,200	$2.07	5d	1	1.04mi
1161 Long Oak Way Sanford, FL	3.0	2.5	1409	$2,190	$1.55	24d	1	1.07mi
2160 Retreat View Cir Sanford, FL	3.0	2.5	1409	$2,050	$1.45	24d	1	1.09mi
1751 Rinehart Rd Sanford, FL	1.0–3.0	1.0–2.0	1002	$2,410	$2.41	2d	12	1.11mi
12500 Solstice Loop Sanford, FL	1.0–2.0	1.0–2.0	949	$2,350	$2.47	2d	23	1.18mi
4100 Geranium Ln Sanford, FL	1.0–2.0	1.0–2.0	967	$1,645	$1.70	3d	1	1.19mi
2995 Railside Loop Sanford, FL	1.0–3.0	1.0–2.0	961	$2,458	$2.56	5d	21	1.20mi
107 Quail Ridge Ct Sanford, FL	3.0	2.0	1494	$2,165	$1.45	2d	1	1.22mi
3187 Emerald Acres Ln Sanford, FL	3.0	2.5	1699	$2,375	$1.40	11d	1	1.28mi
2630 Cahill Way Lake Mary, FL	3.0	2.0	1496	$2,330	$1.56	18d	1	1.29mi
3129 Emerald Acres Ln Sanford, FL	3.0	2.5	1782	$2,599	$1.46	24d	1	1.31mi
11500 Myrtlewood Dr Sanford, FL	1.0–3.0	1.0–2.0	907	$2,233	$2.46	2d	33	1.31mi
497 Brightview Dr Lake Mary, FL	3.0	2.0	1535	$2,300	$1.50	11d	1	1.34mi
1514 Arbor Lakes Cir #1514 Sanford, FL	3.0	2.0	1333	$1,995	$1.50	24d	1	1.45mi
2616 River Landing Dr Sanford, FL	3.0	2.5	1642	$2,190	$1.33	24d	1	1.46mi
1000 Plantation Lakes Cir Sanford, FL	1.0–3.0	1.0–2.0	1105	$2,410	$2.18	3d	13	1.48mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: water

Listing history 6 events

1. 2026-06-18
   days on market $300,000 Active 8 DOM
2. 2026-06-17
   days on market $300,000 Active 7 DOM
3. 2026-06-16
   days on market $300,000 Active 6 DOM
4. 2026-06-15
   days on market $300,000 Active 5 DOM
5. 2026-06-13
   remarks 445-char remark
6. 2026-06-13
   listed $300,000 Active 3 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: $1,132 · $94/mo
• Projected year-2 tax: $2,490 · $208/mo
• Expected delta: +$1,358/yr (+$113/mo · 120.0%)

ⓘ 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 9/10 Extreme 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,280
• − Mortgage interest: −$16,805
• − Property taxes: −$1,132
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − HOA: −$600
• − Depreciation: −$8,727
• Taxable loss: −$5,849
• Est. tax savings @ 24.0%: +$1,404
• After-tax cash flow: $844/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

+733.3% since first listed

7 events — show timeline

• 2026-06-10 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-17 Sold (Public Records) $199,900 Public Records
• 2007-02-16 Sold (MLS) $199,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-31 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2000-04-07 Sold (Public Records) $86,600 Public Records
• 1997-11-03 Sold (Public Records) $82,900 Public Records
• 1996-05-03 Sold (Public Records) $36,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,132 · +6.5% YoY. Source: county tax records.