119 Georgetown Dr Unit D · Casselberry, FL 32707

$134,500

2 bd · 1.0 ba · 891 sqft · Condo public records · 65 Days on market

Built 1970 $499/mo HOA · 30% 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 +9.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment or primary use. This updated unit offers a spacious floor plan with 2 bedroom, 1 bathroom and laundry closet in unit. Enjoy lake views from the living room and back porch. The condo features beautiful tile floors in living room kitchen and dining room and wood laminate in bedrooms, freshly painted throughout (ceilings, walls, baseboards, new stackable washer/dryer, new refrigerator, newer dishwasher, newer range and microwave and the AC is 2 years old with 8 years left of a 10 year service plan that will transfer at closing, new light fixtures, new blinds, newer windows, new toilet and freshly painted wood cabinets. Lake Howell Arms offers a beautiful pool overlooking the l

Key facts

• $499 HOA
• Community pool
• Built 1970

Property features AI

Finance

• Other: Community features include sidewalks and pool
• Financial info: Total monthly fees $499; Total annual fees $5,988; Lease restrictions apply
• HOA & community: Lake Howell Arms Condominium association; Monthly condo fee of $499 (includes pool, structure maintenance, grounds maintenance, management, sewer, trash, water); Association approval required; Association amenities: clubhouse, laundry, pool, vehicle restrictions; Association fee paid monthly; Deed restrictions in the community; Pets allowed

Exterior

• Parking: Deeded parking; Guest parking available; Reserved parking
• Security: Lobby key required (association amenity)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected; Boat/trailer parking rental available ($400/year when space is available)
• Home design: Condominium; 2 total stories; Unit located on the 2nd floor; Faces east
• Construction: Brick construction; Shingle roof; Slab foundation; Built with public records living area of 891 square feet
• Exterior features: Balcony; Sidewalk; Sliding doors; Lake view; Lake access; Seawall and skiing allowed (water extras)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (unit on 2nd floor)
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Solid wood cabinets; Thermostat; Window treatments; Blinds
• Laundry & utility: Washer and dryer included; Laundry inside in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $134k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (12.5% below list).
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 4.1% in Casselberry — 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 (#314 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment C-, 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: Sterling Park Elementary School (math 58% / reading 59%, grade B-, #735 of 2,144 statewide, top 35%, 780 students, 54% FRL); Lake Howell High School (math 36% / reading 49%, grade F, #264 of 667 statewide, top 41%, 2,205 students, 51% FRL).
• Market conditions: Rents rising (+2.1%/yr); 189 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $930 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 65 days — a 6% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,713 (12.5% 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 65 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 5.45%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.09% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.23×
• Total profit: $-29,028
• Equity at exit: $20,054

10-year hold

• IRR: -20.0%
• Equity multiple: -0.00×
• Total profit: $-37,816
• Equity at exit: $11,629

Cash invested: $37,660 (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 32707

• Rents YoY: 2.1%
• Active inventory: 189
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$705
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$56
• HOA: −$499
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-95

Break-even live

Break-even rent $1,762

Max offer price $117,713

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-57	+0% $-95	+5% $-133	+10% $-171
Rent	-10% $-225	-5% $-160	+0% $-95	+5% $-30	+10% $35
Rate	-1.0pp $-27	-0.5pp $-61	base $-95	+0.5pp $-130	+1.0pp $-165

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Georgetown Dr Unit C Casselberry, FL	2.0	2.0	1095	$1,550	$1.42	25d	1	0.01mi
1157 Calle del Norte Unit B Casselberry, FL	1.0	1.0	751	$1,175	$1.56	6d	1	0.24mi
1160 Calle del Norte Unit C Casselberry, FL	2.0	2.0	1040	$1,650	$1.59	25d	1	0.24mi
1167 Calle del Rey Unit A Casselberry, FL	1.0	1.0	781	$1,250	$1.60	25d	1	0.27mi
1177 Paseo del Mar Unit C Casselberry, FL	2.0	2.0	1040	$1,950	$1.88	18d	1	0.27mi
1166 Pointe Newport Ter Casselberry, FL	1.0–3.0	1.0–2.0	961	$1,768	$1.84	6d	16	0.31mi
202 Esplanade Way Unit Esplanade Way-202 Casselberry, FL	1.0	1.0	722	$1,200	$1.66	25d	1	0.34mi
1124 Shoreview Cir Casselberry, FL	1.0–3.0	1.0–2.0	1068	$2,288	$2.14	0d	21	0.54mi
660 Jasmine Rd Casselberry, FL	2.0	1.0	953	$1,725	$1.81	6d	1	0.76mi
512 El Dorado Way Casselberry, FL	3.0	1.0	1094	$1,895	$1.73	6d	1	0.85mi
310 Kentia Rd Casselberry, FL	3.0	1.0	1034	$1,800	$1.74	16d	1	0.90mi
986 Rollingwood Loop Casselberry, FL	2.0	1.0–2.0	669	$1,880	$2.81	25d	15	0.97mi
472 Banyon Tree Cir Maitland, FL	1.0	1.0	759	$1,150	$1.52	21d	1	1.00mi
617 E Helm Way Casselberry, FL	3.0	1.0	1000	$1,995	$2.00	6d	1	1.01mi
2525 Caper Ln Maitland, FL	1.0	1.0	620	$1,050	$1.69	5d	1	1.06mi
2529 Caper Ln Maitland, FL	1.0	1.0	550	$1,100	$2.00	5d	1	1.06mi
2517 Caper Ln #205 Maitland, FL	1.0	1.0	550	$1,049	$1.91	6d	1	1.06mi
2422 Branch Way Maitland, FL	1.0	1.0	550	$1,125	$2.05	25d	1	1.09mi
2890 Red Lion Sq Winter Park, FL	1.0–2.0	1.0–2.0	765	$1,839	$2.40	0d	12	1.15mi
210 Welcome Way Fern Park, FL	2.0	1.0–2.0	880	$1,469	$1.67	0d	13	1.19mi
2075 Howell Branch Rd Unit 101 Maitland, FL	2.0	1.0	875	$1,450	$1.66	5d	1	1.19mi
2075 Howell Branch Rd Unit 1UNIT 101 Maitland, FL	2.0	1.0	875	$1,450	$1.66	5d	1	1.19mi
296 Lewfield Cir Unit 1 Winter Park, FL	1.0	1.0	678	$1,300	$1.92	23d	1	1.26mi
2500 Howell Branch Rd Winter Park, FL	1.0–3.0	1.0–2.0	1005	$1,580	$1.57	0d	30	1.33mi
1699 Semoran North Cir Winter Park, FL	1.0–3.0	1.0–2.0	1064	$1,819	$1.71	0d	22	1.36mi
1000 Lake of the Woods Blvd Fern Park, FL	1.0–2.0	1.0–2.0	886	$1,600	$1.80	6d	3	1.41mi
1000 Lake of the Woods Blvd Fern Park, FL	2.0	1.0–2.0	945	$1,525	$1.61	25d	2	1.41mi
2174 Sharp Ct Fern Park, FL	1.0–2.0	1.0	664	$1,379	$2.08	0d	18	1.47mi
2037 Linden Rd Winter Park, FL	1.0	1.0	620	$1,300	$2.10	25d	1	1.49mi
3254 Howell Branch Rd Winter Park, FL	2.0	2.0	964	$1,600	$1.66	6d	1	1.49mi
3254 Howell Branch Rd Winter Park, FL	2.0	2.0	964	$1,749	$1.81	25d	1	1.49mi

HOA detail condo

• Monthly dues: $499 · $5,988/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $134,500 Active 65 DOM
2. 2026-06-18
   days on market $134,500 Active 62 DOM
3. 2026-06-17
   days on market $134,500 Active 61 DOM
4. 2026-06-16
   days on market $134,500 Active 60 DOM
5. 2026-06-15
   days on market $134,500 Active 59 DOM
6. 2026-06-13
   days on market $134,500 Active 57 DOM
7. 2026-06-09
   days on market $134,500 Active 53 DOM
8. 2026-06-08
   days on market $134,500 Active 52 DOM
9. 2026-06-07
   days on market $134,500 Active 51 DOM
10. 2026-06-04
    days on market $134,500 Active 48 DOM
11. 2026-06-03
    days on market $134,500 Active 47 DOM
12. 2026-06-02
    days on market $134,500 Active 46 DOM
13. 2026-06-01
    days on market $134,500 Active 45 DOM
14. 2026-05-31
    days on market $134,500 Active 44 DOM
15. 2026-05-11
    price $134,500
16. 2026-04-17
    listed $139,900 Active
17. 2006-04-28
    soldstatus $135,000
18. 1993-10-08
    soldstatus $43,500
19. 1985-04-01
    soldstatus $44,000

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $1,575 · $131/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 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,695
• − Mortgage interest: −$7,534
• − Property taxes: −$1,575
• − Insurance: −$672
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − HOA: −$5,988
• − Depreciation: −$3,913
• Taxable loss: −$3,138
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $-387/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 — Casselberry

• Score: 73/100
• State rank: #314
• US rank: #5320

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C- Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Seminole County · 436,154 people
• City population: 45,584
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 39,493
• Household income: $69,113
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 1482.0

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 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 27% Two or more races 14% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 12% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 18% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -251.90%
• Current HPI: 342.1006
• Rent YoY: ▲ 2.09%
• 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

+205.7% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $134,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-28 Sold (Public Records) $135,000 Public Records
• 1993-10-08 Sold (Public Records) $43,500 Public Records
• 1985-04-01 Sold (Public Records) $44,000 Public Records

Property tax history

+27.4%/yr

Latest (2025): $1,575 · +3.4% YoY. Source: county tax records.