608 E Warren Ave · Longwood, FL 32750

$240,000

2 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 80 Days on market

Built 1985 3,385 sqft lot Est $292k · 18% under

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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 +15.0/15.0
• Cash flow +12.4/30.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location close to everything Seminole county has to offer. This 2 bedroom 2 bath duplex has a attached garage and it's own back yard!HUD PROPERTY SOLD "AS-IS". INFORMATION FROM SOURCES DEEMED TO BE RELIABLE, BUT NOT GUARANTEED. BUYER TO VERIFY ALL INFORMATION. HUD PROPERTY CASE- 094-329080

Key facts

• Private backyard
• No hoa
• Garage

Tags

• PRIVATE BACKYARD
• NO HOA

Property features AI

Finance

• Other: Unfurnished; Unit 1 of multi-unit property
• Financial info: No lease restrictions
• HOA & community: No HOA; Pets allowed; Full-time on-site management

Exterior

• Parking: Driveway; Attached garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Phone available; Broadband/high-speed internet available
• Home design: Residential half duplex; One story; Faces north
• Construction: Block construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Patio; Exterior lighting; Sidewalk; Sliding doors

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Thermostat; Blinds; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-41 ($-490/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (19.7% below list).
• Recommended offer: $193k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in Longwood — 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 81/100 on livability (#92 in FL, #1,438 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, cost of living B+; Watch: 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: Longwood Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 631 students, 62% FRL); Milwee Middle School (math 55% / reading 56%, grade B-, #178 of 571 statewide, top 31%, 1,426 students, 64% FRL); Winter Springs High School (math 43% / reading 55%, grade D, #193 of 667 statewide, top 29%, 2,038 students, 47% FRL) — zoned schools average 58% FRL vs 38% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 154 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).

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 80 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $41k; list at $240k implies a 485% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,822 (19.7% 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 80 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $291,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 E Church Ave	0.31mi	2/1.0	1,050 (-3%)	3mo	$195,000	$186	74
348 E Palmetto Ave	0.38mi	3/2.0 (+1)	1,096 (+2%)	4mo	$240,000	$219	71
401 Longwood Cir	0.48mi	3/2.0 (+1)	1,080 (0%)	6mo	$270,000	$250	67
376 Orange Ave	0.38mi	3/2.0 (+1)	1,040 (-4%)	11mo	$335,000	$322	62
735 Land Ave	0.55mi	3/2.0 (+1)	1,095 (+1%)	6mo	$297,000	$271	62
280 E Bay Ave	0.40mi	3/2.0 (+1)	1,128 (+4%)	11mo	$350,000	$310	60
110 W Magnolia Ave	0.69mi	2/1.0	1,032 (-4%)	7mo	$245,000	$237	50
891 N Wayman St	0.52mi	3/2.0 (+1)	1,158 (+7%)	11mo	$279,000	$241	50
528 Winding Oak Ln	0.68mi	3/2.0 (+1)	1,142 (+6%)	9mo	$319,000	$279	46
918 Lormann Cir	0.68mi	3/1.5 (+1)	969 (-10%)	7mo	$275,000	$284	39
757 Longdale Ave	0.66mi	3/2.0 (+1)	1,238 (+15%)	5mo	$320,000	$258	36
1041 Hamilton Ave	0.64mi	3/1.5 (+1)	920 (-15%)	8mo	$248,000	$270	32

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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-39,776
• Equity at exit: $35,785

10-year hold

• IRR: -6.9%
• Equity multiple: 0.54×
• Total profit: $-30,821
• Equity at exit: $20,751

Cash invested: $67,200 (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 32750

• Rents YoY: 3.9%
• Active inventory: 154
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$206 /mo · $2,466/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-41

Break-even live

Break-even rent $1,980

Max offer price $232,793

Occupancy floor 97%

Sensitivity live

Price	-10% $95	-5% $27	+0% $-41	+5% $-109	+10% $-177
Rent	-10% $-193	-5% $-117	+0% $-41	+5% $35	+10% $112
Rate	-1.0pp $80	-0.5pp $20	base $-41	+0.5pp $-103	+1.0pp $-166

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 E Church Ave Longwood, FL	3.0	1.0	836	$1,795	$2.15	26d	1	0.06mi
564 N Wayman St Unit 564 Longwood, FL	2.0	1.0	800	$1,600	$2.00	7d	1	0.32mi
444 Georgia Ave Longwood, FL	3.0	2.0	1072	$1,900	$1.77	26d	1	0.42mi
509 East St Longwood, FL	3.0	2.0	1215	$1,940	$1.60	26d	1	0.44mi
300 Orange Ave Unit B Longwood, FL	2.0	1.0	833	$1,417	$1.70	26d	1	0.45mi
912 Bryan Ct Longwood, FL	2.0	1.0	900	$1,675	$1.86	7d	1	0.51mi
681 Addison Longwood Ter Longwood, FL	1.0–2.0	1.0–2.0	893	$2,323	$2.60	1d	17	0.51mi
77 Myrtle St Longwood, FL	3.0	2.5	1488	$2,275	$1.53	22d	1	0.54mi
553 John L Mica Way Longwood, FL	3.0	3.0	1488	$2,500	$1.68	26d	1	0.54mi
100 Myrtle St Longwood, FL	2.0–3.0	2.0	1087	$1,824	$1.68	1d	12	0.54mi
963 N Wayman St Longwood, FL	3.0	2.0	1352	$2,050	$1.52	7d	1	0.56mi
945 Bryan Ct Longwood, FL	2.0	2.0	834	$1,650	$1.98	22d	1	0.57mi
829 E Wildmere Ave Longwood, FL	3.0	2.0	1342	$2,000	$1.49	18d	1	0.59mi
829 E Wildmere Ave Unit 845-103 Longwood, FL	3.0	2.0	1342	$2,000	$1.49	26d	1	0.59mi
907 Tidewater Ln Longwood, FL	1.0–3.0	1.0–3.0	1301	$1,887	$1.45	1d	7	0.73mi
1450 Sunshadow Dr Casselberry, FL	1.0–2.0	1.0–2.0	865	$1,744	$2.02	1d	10	0.80mi
714 Eagle Ave Longwood, FL	3.0	2.0	1266	$2,285	$1.80	26d	1	0.84mi
265 W Bay Ave Longwood, FL	3.0	1.0	1160	$3,250	$2.80	26d	1	0.85mi
1 Laurel Oaks Dr Winter Springs, FL	1.0–3.0	1.0–2.0	1030	$1,523	$1.48	1d	37	0.87mi
542 Colonnades Cv Casselberry, FL	2.0	2.0	840	$1,775	$2.11	4d	1	1.08mi
375 Summer Cypress Cv Longwood, FL	1.0–3.0	1.0–2.0	1012	$2,100	$2.08	1d	19	1.09mi
506 Parson Brown Way Longwood, FL	3.0	2.0	1500	$2,275	$1.52	24d	1	1.17mi
1050 S Ronald Reagan Blvd Longwood, FL	3.0	1.0–2.0	1014	$2,714	$2.67	1d	43	1.20mi
881 W Warren Ave Longwood, FL	3.0	1.0–2.0	1071	$2,415	$2.25	1d	25	1.31mi
300 Sheoah Blvd Winter Springs, FL	1.0–3.0	1.0–2.0	1133	$1,658	$1.46	1d	12	1.34mi
10 Sheoah Blvd #8 Winter Springs, FL	2.0	1.0	972	$1,650	$1.70	14d	1	1.36mi
400 Morrill Ter Casselberry, FL	2.0	1.0	1000	$1,550	$1.55	7d	1	1.39mi
105 Keith Ct Winter Springs, FL	3.0	2.5	1457	$2,150	$1.48	5d	1	1.40mi
407 Sheoah Blvd #9 Winter Springs, FL	3.0	2.5	1400	$1,750	$1.25	1d	1	1.43mi
429 Sheoah Blvd #9 Winter Springs, FL	3.0	2.0	1187	$1,900	$1.60	26d	1	1.48mi

Listing history 19 events

1. 2026-06-22
   days on market $240,000 Active 80 DOM
2. 2026-06-21
   days on market $240,000 Active 79 DOM
3. 2026-06-18
   days on market $240,000 Active 76 DOM
4. 2026-06-17
   days on market $240,000 Active 75 DOM
5. 2026-06-16
   days on market $240,000 Active 74 DOM
6. 2026-06-15
   days on market $240,000 Active 73 DOM
7. 2026-06-13
   days on market $240,000 Active 71 DOM
8. 2026-06-09
   days on market $240,000 Active 67 DOM
9. 2026-06-08
   days on market $240,000 Active 66 DOM
10. 2026-06-07
    days on market $240,000 Active 65 DOM
11. 2026-06-04
    days on market $240,000 Active 62 DOM
12. 2026-06-03
    days on market $240,000 Active 61 DOM
13. 2026-06-02
    days on market $240,000 Active 60 DOM
14. 2026-06-01
    days on market $240,000 Active 59 DOM
15. 2026-05-31
    days on market $240,000 Active 58 DOM
16. 2026-05-05
    price $240,000
17. 2026-04-03
    listed $245,000 Active
18. 2011-07-29
    soldstatus $41,000 306-char remark

    Show marketing remark (306 chars)

    Great location close to everything Seminole county has to offer. This 2 bedroom 2 bath duplex has a attached garage and it's own back yard!HUD PROPERTY SOLD "AS-IS". INFORMATION FROM SOURCES DEEMED TO BE RELIABLE, BUT NOT GUARANTEED. BUYER TO VERIFY ALL INFORMATION. HUD PROPERTY CASE- 094-329080

19. 2011-05-24
    listed $40,000 306-char remark

    Show marketing remark (306 chars)

    Great location close to everything Seminole county has to offer. This 2 bedroom 2 bath duplex has a attached garage and it's own back yard!HUD PROPERTY SOLD "AS-IS". INFORMATION FROM SOURCES DEEMED TO BE RELIABLE, BUT NOT GUARANTEED. BUYER TO VERIFY ALL INFORMATION. HUD PROPERTY CASE- 094-329080

ⓘ 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: $2,466 · $206/mo
• Projected year-2 tax: $2,466 · $206/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: $23,139
• − Mortgage interest: −$13,444
• − Property taxes: −$2,466
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$6,982
• Taxable loss: −$4,655
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $628/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 — Longwood

• Score: 81/100
• State rank: #92
• US rank: #1438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longwood, FL
• County: Seminole County · 436,154 people
• City population: 55,088
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,164
• Household income: $86,125
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 774.0

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 22% Two or more races 17% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 13% Russian/Polish/Slavic 1% 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: ▼ -250.13%
• Current HPI: 335.7221
• Rent YoY: ▲ 3.89%
• 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

+500.0% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2011-07-29 Sold (MLS) $41,000 Stellar MLS as Distributed by MLS Grid
• 2011-05-24 Listed $40,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $2,466 · +11.4% YoY. Source: county tax records.