4490 Brook Hollow Cir · Winter Springs, FL 32708

$230,000

3 bd · 2.0 ba · 1,359 sqft · Townhouse public records · 44 Days on market

Built 1991 4,762 sqft lot Est $270k · 15% under $512/mo HOA · 21% 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).

• ARV discount +14.2/15.0
• Cash flow +9.4/30.0
• 1% rule +5.5/10.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4490 Brook Hollow, a beautifully maintained property nestled in a quiet and desirable Florida community. This home offers the perfect blend of comfort, functionality, and Florida lifestyle living. Step inside to find a light-filled interior with an open and inviting floor plan, ideal for both everyday living and entertaining. The spacious living areas flow seamlessly into a well-appointed kitchen featuring ample cabinetry, generous counter space, and a layout designed for convenience. The primary suite provides a relaxing retreat with a private bath and ample closet space, while additional bedrooms offer flexibility for guests, a home office, or growing households. Outside, enjoy

Key facts

• Ample cabinetry
• Private bath
• $512 HOA

Tags

• LIGHT FILLED INTERIOR
• OPEN INVITING FLOOR PLAN
• WELL APPOINTED KITCHEN
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• PRIVATE BATH

Property features AI

Finance

• Other: Third-party listing; Directions available
• Financial info: Total monthly fees shown elsewhere as $512 (may include other fees); Total annual fees shown elsewhere as $6,144; Lease restrictions apply
• HOA & community: HOA managed by Signature Management; Monthly HOA fee $275; Association fee required; Pets allowed

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Residential townhouse; Planned Unit Development (PUD); 2 stories; Faces west
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building number 4990
• Exterior features: Asphalt road access; Lot approximately 0.11 acres

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Solid surface counters; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (12.7% below list).
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $201k (12.7% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• Market conditions: Rents rising (+3.6%/yr); 274 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 31% of the median local income ($94k/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 $7k 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 44 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,697 (12.7% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.05% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $270,441
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4467 Brook Hollow Cir	0.02mi	3/2.5	1,344 (-1%)	1mo	$255,000	$190	94
552 Shadow Glenn Pl	0.20mi	2/2.5 (-1)	1,359 (0%)	2mo	$260,000	$191	82
4249 E Weeping Willow Cir	0.16mi	3/2.5	1,348 (-1%)	14mo	$287,500	$213	77
537 Shadow Glenn Pl	0.18mi	3/2.5	1,359 (0%)	16mo	$285,870	$210	77
505 Shadow Glenn Pl	0.15mi	2/1.5 (-1)	1,359 (0%)	14mo	$210,000	$155	75
576 Shadow Glenn Pl	0.21mi	3/2.5	1,343 (-1%)	16mo	$260,000	$194	73
190 Post Way	0.41mi	3/2.5	1,260 (-7%)	11mo	$277,000	$220	57
237 S Wilderness Pt	0.60mi	2/2.5 (-1)	1,260 (-7%)	8mo	$230,000	$183	46
4045 Crossroads Pl	0.36mi	2/2.0 (-1)	1,166 (-14%)	12mo	$249,000	$214	44
4060 E Maryland Pl	0.40mi	2/2.0 (-1)	1,166 (-14%)	12mo	$253,000	$217	43
4008 Crossroads Pl	0.42mi	2/2.5 (-1)	1,166 (-14%)	13mo	$232,500	$199	39
205 S Wilderness Pt	0.61mi	2/2.5 (-1)	1,166 (-14%)	6mo	$228,000	$196	36

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: -20.4%
• Equity multiple: 0.28×
• Total profit: $-46,081
• Equity at exit: $34,294

10-year hold

• IRR: -11.6%
• Equity multiple: 0.28×
• Total profit: $-46,478
• Equity at exit: $19,886

Cash invested: $64,400 (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: 274
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,417 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$262 /mo · $3,139/yr
• Insurance: −$96
• HOA: −$512
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-166

Break-even live

Break-even rent $2,627

Max offer price $200,697

Occupancy floor —

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
541 Moccasin Ct Casselberry, FL	2.0	2.0	1208	$2,095	$1.73	23d	1	0.41mi
3747 Okeechobee Cir Casselberry, FL	3.0	2.5	1591	$2,600	$1.63	23d	1	0.47mi
990 English Town Ln Winter Springs, FL	1.0–3.0	1.0–2.0	990	$2,559	$2.58	2d	15	0.76mi
1020 Chatham Pines Cir Winter Springs, FL	1.0–3.0	1.0–2.0	865	$2,121	$2.45	1d	12	0.94mi
1445 Bird Rd Winter Springs, FL	3.0	2.0	1500	$2,500	$1.67	23d	1	0.96mi
1013 Taproot Dr Winter Springs, FL	4.0	2.0	1764	$2,565	$1.45	23d	1	1.16mi
1239 La Mesa Ave Winter Springs, FL	3.0	2.0	1255	$2,079	$1.66	2d	1	1.41mi
1448 La Paloma Cir Winter Springs, FL	3.0	2.0	1407	$2,120	$1.51	20d	1	1.47mi

HOA detail

• Monthly dues: $512 · $6,144/yr

Listing history 26 events

1. 2026-06-18
   price $230,000 Active 44 DOM
2. 2026-06-18
   days on market $245,000 Active 44 DOM
3. 2026-06-17
   days on market $245,000 Active 43 DOM
4. 2026-06-16
   days on market $245,000 Active 42 DOM
5. 2026-06-15
   days on market $245,000 Active 41 DOM
6. 2026-06-13
   days on market $245,000 Active 39 DOM
7. 2026-06-09
   days on market $245,000 Active 35 DOM
8. 2026-06-08
   days on market $245,000 Active 34 DOM
9. 2026-06-07
   days on market $245,000 Active 33 DOM
10. 2026-06-04
    days on market $245,000 Active 30 DOM
11. 2026-06-03
    days on market $245,000 Active 29 DOM
12. 2026-06-02
    days on market $245,000 Active 28 DOM
13. 2026-06-01
    days on market $245,000 Active 27 DOM
14. 2026-05-31
    days on market $245,000 Active 26 DOM
15. 2026-05-05
    listed $245,000 Active
16. 2024-03-14
    historical $1,975
17. 2024-02-20
    listed $1,975
18. 2024-02-19
    historical $1,975
19. 2024-02-13
    price $1,975
20. 2024-02-03
    listed $2,050
21. 2024-02-03
    historical $2,050
22. 2024-01-31
    listed $2,050
23. 2019-06-26
    soldstatus $160,000
24. 2006-05-04
    soldstatus $193,000
25. 1995-01-03
    soldstatus $71,600
26. 1990-11-01
    soldstatus $58,100

ⓘ 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: $3,139 · $262/mo
• Projected year-2 tax: $3,139 · $262/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $29,007
• − Mortgage interest: −$12,884
• − Property taxes: −$3,139
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − HOA: −$6,144
• − Depreciation: −$6,691
• Taxable loss: −$5,641
• Est. tax savings @ 24.0%: +$1,354
• After-tax cash flow: $-637/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

+321.7% since first listed

12 events — show timeline

• 2026-05-05 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-14 Rental Removed $1,975 APPFOLIO
• 2024-02-20 Listed for Rent $1,975 APPFOLIO
• 2024-02-19 Rental Removed $1,975 STELLARMLS
• 2024-02-13 Price Changed $1,975 STELLARMLS
• 2024-02-03 Listed for Rent $2,050 STELLARMLS
• 2024-02-03 Rental Removed $2,050 APPFOLIO
• 2024-01-31 Listed for Rent $2,050 APPFOLIO
• 2019-06-26 Sold (Public Records) $160,000 Public Records
• 2006-05-04 Sold (Public Records) $193,000 Public Records
• 1995-01-03 Sold (Public Records) $71,600 Public Records
• 1990-11-01 Sold (Public Records) $58,100 Public Records

Property tax history

+12.5%/yr

Latest (2025): $3,139 · +7.8% YoY. Source: county tax records.