240 Spring Wind Way · Casselberry, FL 32707

$279,000

3 bd · 2.0 ba · 1,451 sqft · Townhouse public records · 18 Days on market

Built 1979 2,799 sqft lot Est $305k · 8% under $114/mo HOA · 5% of rent

---

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 +13.7/30.0
• ARV discount +11.3/15.0
• Schools +5.1/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. There’s something special about a home that just feels right the moment you walk in. Located in the desirable Pinetree Village section of Deer Run, this 3 bedroom, 2 bathroom home offers comfortable living with soaring 18-foot ceilings and a warm, welcoming layout that makes the space feel open and inviting. Natural light fills the main living area, while thoughtful improvements throughout give the home a fresh, well-cared-for feel. Two private patios give you extra space to enjoy your morning coffee, unwind in the evenings, add container gardens, or create cozy outdoor seating areas for relaxing and entertaining. The kitchen features upgraded c

Key facts

• $114 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approximately 0.06 acres); Living area about 1,451 square feet; total building area about 1,975 square feet
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $114 (includes pool and grounds maintenance); Community amenities: clubhouse, playground, pool, tennis courts, street lights; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage with garage door opener (1 garage space); Carport (1 carport space)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Townhouse; Residential property; Southeast-facing; One story; Entry level: One
• Construction: Block and wood siding construction; Shingle roof; Slab foundation; Built as part of a planned unit development
• Exterior features: Patio; Sliding doors; Paved road access

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Vaulted ceilings; Walk-in closets; Window treatments (blinds, drapes)
• Laundry & utility: Washer and dryer included; Laundry inside in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $279k.

Deal economics

• At list price, monthly cash flow is $21 ($252/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 $225k (19.4% below list).
• Recommended offer: $225k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); South Seminole Middle School (math 53% / reading 50%, grade C, #232 of 571 statewide, top 41%, 995 students, 69% FRL); Lake Howell High School (math 36% / reading 49%, grade F, #264 of 667 statewide, top 41%, 2,205 students, 51% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 189 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,979 units permitted in Seminole County in 2024 (1,191 in 5+ unit buildings).
• This rent runs 39% of the median local income ($69k/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 $8k 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 18 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $279k implies a 299% 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 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,757 (19.4% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.81% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $304,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Pinesong Dr	0.10mi	3/2.0	1,451 (0%)	3mo	$277,000	$191	92
271 Raintree Dr	0.03mi	3/2.0	1,344 (-7%)	9mo	$350,000	$260	78
545 Mystic Wood St	0.23mi	3/2.0	1,403 (-3%)	10mo	$369,000	$263	75
2821 Revere Ct	0.19mi	3/2.5	1,329 (-8%)	8mo	$292,000	$220	69
2992 Lowell Ct	0.22mi	3/2.5	1,315 (-9%)	8mo	$275,000	$209	65
2817 Revere Ct	0.19mi	2/2.5 (-1)	1,350 (-7%)	10mo	$287,000	$213	64
982 Congress Ct	0.34mi	2/2.5 (-1)	1,350 (-7%)	4mo	$227,000	$168	62
2978 Embassy Ct	0.29mi	3/2.5	1,308 (-10%)	8mo	$275,000	$210	61
161 Lago Vista Blvd	0.55mi	3/2.5	1,519 (+5%)	6mo	$276,000	$182	60
2984 Lowell Ct	0.21mi	2/2.5 (-1)	1,238 (-15%)	4mo	$271,000	$219	55
935 Northern Dancer Way #107	0.43mi	2/2.0 (-1)	1,282 (-12%)	9mo	$217,000	$169	48
1570 Barking Deer Cv	0.45mi	3/2.5	1,664 (+15%)	10mo	$320,000	$192	44

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 · 2.09% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-45,985
• Equity at exit: $41,600

10-year hold

• IRR: -10.2%
• Equity multiple: 0.40×
• Total profit: $-46,832
• Equity at exit: $24,123

Cash invested: $78,120 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,248 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$116
• HOA: −$114
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $21

Break-even live

Break-even rent $2,221

Max offer price $279,000

Occupancy floor 94%

Sensitivity live

Price	-10% $179	-5% $100	+0% $21	+5% $-58	+10% $-137
Rent	-10% $-157	-5% $-68	+0% $21	+5% $110	+10% $199
Rate	-1.0pp $162	-0.5pp $92	base $21	+0.5pp $-51	+1.0pp $-125

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1345 Bridlebrook Dr Casselberry, FL	2.0	2.0	1445	$2,290	$1.58	0d	1	0.23mi
2982 Embassy Ct Casselberry, FL	2.0	2.5	1238	$1,895	$1.53	4d	1	0.26mi
2982 Embassy Ct Casselberry, FL	2.0	2.5	1238	$1,895	$1.53	19d	1	0.26mi
986 Rollingwood Loop Casselberry, FL	2.0	1.0–2.0	669	$1,880	$2.81	25d	15	0.29mi
1141 Exceller Ct #103 Casselberry, FL	3.0	2.0	1151	$1,800	$1.56	25d	1	0.35mi
102 Lago Vista Blvd Unit 1 Casselberry, FL	3.0	3.0	1532	$3,200	$2.09	25d	1	0.41mi
1124 Shoreview Cir Casselberry, FL	1.0–3.0	1.0–2.0	1068	$2,784	$2.61	0d	21	0.54mi
617 E Helm Way Casselberry, FL	3.0	1.0	1000	$1,995	$2.00	6d	1	0.65mi
512 El Dorado Way Casselberry, FL	3.0	1.0	1094	$1,895	$1.73	6d	1	0.72mi
660 Jasmine Rd Casselberry, FL	2.0	1.0	953	$1,725	$1.81	6d	1	0.88mi
602 Desoto Dr Casselberry, FL	3.0	2.0	1405	$2,500	$1.78	6d	1	0.96mi
602 Desoto Dr Casselberry, FL	3.0	2.0	1405	$2,475	$1.76	0d	1	0.96mi
117 Georgetown Dr Unit C Casselberry, FL	2.0	2.0	1095	$1,550	$1.42	25d	1	1.05mi
541 Moccasin Ct Casselberry, FL	2.0	2.0	1208	$2,095	$1.73	25d	1	1.12mi
1177 Paseo del Mar Unit C Casselberry, FL	2.0	2.0	1040	$1,950	$1.88	19d	1	1.18mi
1160 Calle del Norte Unit C Casselberry, FL	2.0	2.0	1040	$1,650	$1.59	25d	1	1.19mi
310 Kentia Rd Casselberry, FL	3.0	1.0	1034	$1,800	$1.74	16d	1	1.28mi
1166 Carmel Cir #100 Casselberry, FL	3.0	2.0	1443	$2,200	$1.52	25d	1	1.30mi
2111 Kewannee Trl Casselberry, FL	3.0	2.0	1836	$3,200	$1.74	25d	1	1.33mi
1166 Pointe Newport Ter Casselberry, FL	1.0–3.0	1.0–2.0	961	$2,135	$2.22	6d	16	1.36mi
2401 Harleyford Pl Casselberry, FL	3.0	2.5	1333	$1,995	$1.50	23d	1	1.37mi
6 Carriage Hill Cir Casselberry, FL	4.0	2.0	1787	$2,795	$1.56	22d	1	1.49mi

HOA detail

• Monthly dues: $114 · $1,368/yr

Listing history 3 events

1. 2026-05-08
   listed $279,000 Active
2. 1988-02-01
   soldstatus $70,000
3. 1979-03-01
   soldstatus $121,000

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $2,316 · $193/mo
• Expected delta: +$1,581/yr (+$132/mo · 215.2%)

ⓘ 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 3 d/yr ≥108°F today · 9 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: $26,971
• − Mortgage interest: −$15,628
• − Property taxes: −$735
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − HOA: −$1,368
• − Depreciation: −$8,116
• Taxable loss: −$4,587
• Est. tax savings @ 24.0%: +$1,101
• After-tax cash flow: $1,353/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

+130.6% since first listed

3 events — show timeline

• 2026-05-08 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 1988-02-01 Sold (Public Records) $70,000 Public Records
• 1979-03-01 Sold (Public Records) $121,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $735 · -27.4% YoY. Source: county tax records.