1416 Southwest Rd · Sanford, FL 32771

$129,900

2 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 21 Days on market

Built 1935 4,778 sqft lot ↓ 45% since listing

---

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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Great investment property. Solid split plan 2/2. Would not take much to get it in good order. Would make a wonderful rental. Please refer to realtor only remarks prior to submitting an offer.

Key facts

• 4,778 sq ft lot
• Built 1935
• Listed 21 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; One story; Property faces east
• Construction: Stucco exterior; Shingle roof; Crawlspace foundation; Built on a 0.11-acre lot (approx. 69 x 68)
• Exterior features: Dog run; Private mailbox; Storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Solid wood cabinets; 6 total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $898 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $72k; list at $130k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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: 1.31% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.88%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $266,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1416 Southwest Rd	0.00mi	2/2.0	1,168 (0%)	1mo	$125,000	$107	100
1502 W 16th St	0.32mi	3/2.0 (+1)	1,160 (-1%)	0mo	$265,000	$228	79
136 Academy Ave	0.35mi	3/2.0 (+1)	1,152 (-1%)	0mo	$230,000	$200	76
135 Bob Thomas Cir	0.34mi	3/2.5 (+1)	1,240 (+6%)	1mo	$266,000	$215	66
1712 W 15th St	0.16mi	3/2.0 (+1)	1,014 (-13%)	1mo	$181,900	$179	64
1201 W 20th St	0.68mi	3/2.0 (+1)	1,152 (-1%)	2mo	$259,000	$225	59
2207 Mccarthy Ave	0.59mi	3/2.0 (+1)	1,107 (-5%)	1mo	$270,000	$244	58
101 Country Club Dr	0.54mi	3/2.0 (+1)	1,028 (-12%)	1mo	$292,000	$284	49
2005 Hartwell Ave	0.65mi	3/1.5 (+1)	1,057 (-10%)	0mo	$294,900	$279	47
107 Academy Ave	0.50mi	3/1.0 (+1)	1,021 (-13%)	2mo	$235,000	$230	45
3032 Truman Blvd	0.68mi	3/1.0 (+1)	1,268 (+9%)	1mo	$237,500	$187	45
115 Hays Dr	0.63mi	3/1.5 (+1)	1,038 (-11%)	3mo	$296,000	$285	43

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,309
• Equity at exit: $19,369

10-year hold

• IRR: 9.3%
• Equity multiple: 1.63×
• Total profit: $22,889
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $451

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 69%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1935 W 14th St Sanford, FL	3.0	1.5	1112	$1,900	$1.71	3d	1	0.05mi
1908 W 16th St Sanford, FL	3.0	2.0	1100	$1,500	$1.36	20d	1	0.11mi
1320 S Oleander Ave Sanford, FL	3.0	2.0	1200	$1,850	$1.54	24d	1	0.30mi
1515 S Oleander Ave Sanford, FL	2.0	2.0	1100	$1,500	$1.36	24d	1	0.34mi
106 Garrison Dr Sanford, FL	3.0	2.0	1080	$1,895	$1.75	5d	1	0.59mi
107 Garrison Dr Sanford, FL	3.0	2.0	1439	$1,800	$1.25	18d	1	0.61mi
2735 Bungalow Blvd Sanford, FL	2.0	1.0	700	$1,025	$1.46	5d	1	0.75mi
2015 Jones Ave Sanford, FL	3.0	1.5	1291	$1,895	$1.47	13d	1	0.75mi
1001 W 8th St Unit 1 Sanford, FL	3.0	1.0	1075	$2,250	$2.09	22d	1	0.79mi
2008 William Clark Ave Sanford, FL	3.0	2.0	1328	$2,199	$1.66	3d	1	0.81mi
2450 Hartwell Ave Sanford, FL	2.0	2.0	784	$1,400	$1.79	24d	1	0.87mi
2450 Hartwell Ave Sanford, FL	2.0	2.0	784	$1,400	$1.79	13d	1	0.87mi
2450 Hartwell Ave Sanford, FL	2.0	2.0	784	$1,400	$1.79	18d	1	0.87mi
153 Cape Honeysuckle Pl Sanford, FL	3.0	2.5	1380	$2,395	$1.74	24d	1	0.90mi
2405 Chase Ave Sanford, FL	3.0	2.0	1200	$2,095	$1.75	15d	1	0.92mi
2406 S Lake Ave Sanford, FL	3.0	2.0	1111	$2,000	$1.80	15d	1	0.95mi
1505 W 25th St Sanford, FL	3.0	2.0	1150	$1,753	$1.52	13d	1	0.96mi
1013 W 3rd St Unit B Sanford, FL	2.0	1.0	800	$1,195	$1.49	15d	1	0.98mi
2511 Ridgewood Ave Sanford, FL	2.0	1.0	1000	$1,395	$1.40	24d	1	0.99mi
2441 Marshall Ave Sanford, FL	3.0	2.0	1462	$2,235	$1.53	5d	1	1.01mi
2420 S Lake Ave Sanford, FL	3.0	1.0	1100	$1,545	$1.40	15d	1	1.01mi
2420 S Lake Ave Unit B Sanford, FL	3.0	1.0	1100	$1,545	$1.40	18d	1	1.01mi
2437 Chase Ave Unit A Sanford, FL	2.0	1.0	875	$1,199	$1.37	24d	1	1.06mi
2995 Railside Loop Sanford, FL	1.0–3.0	1.0–2.0	961	$1,926	$2.00	5d	21	1.07mi
2539 Ridgewood Ave Sanford, FL	2.0	2.0	816	$1,095	$1.34	20d	1	1.08mi
100 Windchase Blvd Sanford, FL	1.0–3.0	1.0–2.0	957	$1,459	$1.52	3d	1	1.09mi
1704 Ridgewood Ln Sanford, FL	2.0	1.0	837	$1,350	$1.61	24d	1	1.13mi
365 Placid Lake Dr Unit Lo Sanford, FL	3.0	2.0	1158	$1,900	$1.64	18d	1	1.14mi
832 W 25th St Sanford, FL	2.0	2.0	1134	$1,500	$1.32	20d	1	1.15mi
832 W 25th St Sanford, FL	2.0	2.0	1134	$1,475	$1.30	3d	1	1.15mi
828 W 25th St Sanford, FL	2.0	1.5	1134	$1,350	$1.19	16d	1	1.16mi
828 W 25th St Sanford, FL	2.0	1.5	1134	$1,350	$1.19	24d	1	1.16mi
816 W 25th St Sanford, FL	2.0	1.5	1134	$1,299	$1.15	3d	1	1.17mi
2530 Georgia Ave Unit B Sanford, FL	2.0	2.0	1400	$1,650	$1.18	24d	1	1.24mi
331 Placid Lake Dr Sanford, FL	3.0	2.0	1292	$1,960	$1.52	20d	1	1.24mi
1512 S Pine Ridge Cir Sanford, FL	2.0	2.0	1025	$1,550	$1.51	24d	1	1.26mi
1324 S Pine Ridge Cir Unit D2 Sanford, FL	2.0	2.0	1025	$1,690	$1.65	24d	1	1.26mi
800 Marbella Ln Sanford, FL	1.0–2.0	1.0–2.0	737	$2,053	$2.78	2d	17	1.26mi
1132 S Pine Ridge Cir Unit 108 Sanford, FL	2.0	2.0	800	$1,370	$1.71	24d	1	1.29mi
1134 S Pine Ridge Cir Unit 1134 Sanford, FL	2.0	2.0	800	$1,450	$1.81	24d	1	1.29mi

Listing history 4 events

1. 2026-05-05
   status Pending
2. 2026-04-20
   status Active
3. 2026-04-16
   soldstatus $72,000
4. 2026-04-10
   listed $129,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $20,485
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$3,779
• Taxable income: $3,554
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $4,558/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

-44.6% since first listed

4 events — show timeline

• 2026-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Sold (Public Records) $72,000 Public Records
• 2026-04-10 Listed $129,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $95 · +26.6% YoY. Source: county tax records.