1307 Historic Goldsboro Blvd · Sanford, FL 32771

$224,999

3 bd · 2.0 ba · 1,984 sqft · SingleFamily public records · 54 Days on market

Built 1972 0.39 ac lot Est $373k · 40% under ↓ 6% since listing

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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).

• Cash flow +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Schools +5.1/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this unique 4-bedroom home just minutes from the charm and energy of Downtown Sanford. Tucked behind a gated entry, this property offers privacy, space, and a rare opportunity to create something truly special. Inside, you’ll find a spacious layout ready for your vision—ideal for investors, renovators, or buyers looking to customize their dream home from the ground up. With four full bedrooms, there’s plenty of flexibility for families, rental income potential, or creative redesign. The property itself offers ample room to expand, enhance, or reimagine, making it a standout opportunity in a growing area. Located near local dining, shopping, and ente

Key facts

• Convenient access
• Ample room to expand
• Gated entry

Tags

• GATED ENTRY
• SPACIOUS LAYOUT
• AMPLE ROOM TO EXPAND
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Lot size about 0.39 acres (approx. 1/4 to less than 1/2 acre); Living area approximately 1,984 square feet
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; Residential property; North-facing; Two stories; Entry level: Two-level home
• Construction: Block and brick construction; Shingle roof; Crawlspace foundation; Built on two levels
• Exterior features: Balcony; Exterior lighting; Paved road access; Lot dimensions approximately 120 x 140

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ductless heating; Central air conditioning; Wall/window air conditioning units
• Interior features: Ceiling fans; Fireplace in family room
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $222k (1.4% below list).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 14 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).
• This rent runs 34% 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 $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 54 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

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 $218,249 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $372,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 W 9th St	0.27mi	4/2.0 (+1)	1,800 (-9%)	0mo	$378,000	$210	67
1320 S Oleander Ave	0.14mi	4/3.5 (+1)	1,905 (-4%)	11mo	$186,000	$98	66
1211 W 15th St	0.16mi	3/2.0	1,708 (-14%)	5mo	$353,000	$207	65
1013 W 11th St	0.24mi	3/3.0	1,705 (-14%)	0mo	$326,800	$192	61
1707 Merthie Dr	0.50mi	4/3.0 (+1)	2,066 (+4%)	5mo	$382,500	$185	57
1012 S Holly Ave	0.43mi	4/3.0 (+1)	2,150 (+8%)	3mo	$405,000	$188	55
1604 Peach Ave	0.40mi	4/3.0 (+1)	1,879 (-5%)	13mo	$270,000	$144	53
801 Pecan Ave	0.37mi	4/3.0 (+1)	2,142 (+8%)	13mo	$403,000	$188	50
300 W 12th St	0.72mi	4/3.0 (+1)	2,038 (+3%)	5mo	$355,000	$174	49
1402 Persimmon Ave	0.44mi	4/3.0 (+1)	2,211 (+11%)	5mo	$405,000	$183	47
2006 S Maple Ave	0.68mi	3/2.0	1,708 (-14%)	2mo	$370,000	$217	44
615 S Laurel Ave	0.74mi	4/3.0 (+1)	1,802 (-9%)	2mo	$354,000	$196	39

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: -14.7%
• Equity multiple: 0.49×
• Total profit: $-32,202
• Equity at exit: $33,548

10-year hold

• IRR: -11.2%
• Equity multiple: 0.41×
• Total profit: $-37,243
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$323 /mo · $3,879/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $155

Break-even live

Break-even rent $2,021

Max offer price $224,999

Occupancy floor 88%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2008 William Clark Ave Sanford, FL	3.0	2.0	1328	$2,199	$1.66	3d	1	0.61mi
107 Garrison Dr Sanford, FL	3.0	2.0	1439	$1,800	$1.25	18d	1	0.63mi
153 Cape Honeysuckle Pl Sanford, FL	3.0	2.5	1380	$2,395	$1.74	24d	1	0.93mi
164 Cape Honeysuckle Pl Sanford, FL	3.0	2.5	1587	$2,395	$1.51	24d	1	0.95mi
2441 Marshall Ave Sanford, FL	3.0	2.0	1462	$2,235	$1.53	5d	1	0.96mi
129 Oakman Way Unit 1 Sanford, FL	3.0	3.0	1652	$2,349	$1.42	5d	1	1.13mi
2006 Williams Ave Sanford, FL	3.0	2.0	1546	$3,200	$2.07	5d	1	1.16mi
2015 Jones Ave Sanford, FL	3.0	1.5	1291	$1,895	$1.47	13d	1	1.19mi
2530 Georgia Ave Unit B Sanford, FL	2.0	2.0	1400	$1,650	$1.18	24d	1	1.28mi
700 E 7th St Sanford, FL	4.0	2.0	1440	$2,200	$1.53	24d	1	1.30mi
2995 Railside Loop Sanford, FL	1.0–3.0	1.0–2.0	961	$2,458	$2.56	5d	21	1.30mi
2616 River Landing Dr Sanford, FL	3.0	2.5	1642	$2,190	$1.33	24d	1	1.35mi
2752 River Landing Dr Sanford, FL	2.0	2.5	1575	$1,990	$1.26	17d	1	1.37mi
331 Placid Lake Dr Sanford, FL	3.0	2.0	1292	$1,960	$1.52	20d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $224,999 Active 54 DOM
2. 2026-06-17
   days on market $224,999 Active 53 DOM
3. 2026-06-16
   days on market $224,999 Active 52 DOM
4. 2026-06-15
   days on market $224,999 Active 51 DOM
5. 2026-06-13
   days on market $224,999 Active 49 DOM
6. 2026-06-09
   days on market $224,999 Active 45 DOM
7. 2026-06-08
   days on market $224,999 Active 44 DOM
8. 2026-06-07
   days on market $224,999 Active 43 DOM
9. 2026-06-04
   days on market $224,999 Active 40 DOM
10. 2026-06-03
    days on market $224,999 Active 39 DOM
11. 2026-06-02
    days on market $224,999 Active 38 DOM
12. 2026-06-01
    days on market $224,999 Active 37 DOM
13. 2026-05-31
    days on market $224,999 Active 36 DOM
14. 2026-05-21
    price $224,999
15. 2026-04-25
    listed $239,999 Active

ⓘ 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: $3,879 · $323/mo
• Projected year-2 tax: $3,879 · $323/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: $26,617
• − Mortgage interest: −$12,603
• − Property taxes: −$3,879
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$6,545
• Taxable loss: −$1,794
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $2,295/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

-6.3% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $224,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $239,999 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $3,879 · +5.9% YoY. Source: county tax records.