135 Springwood Cir Unit E · Longwood, FL 32750

$99,007

1 bd · 1.0 ba · 666 sqft · Condo public records · 58 Days on market

Built 1973 $370/mo HOA · 27% of rent

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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 +15.4/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Springwood Village, a well-located community just off Interstate 4 at the Longwood exit. Tucked just behind a convenient shopping plaza, this condo offers both accessibility and a comfortable place to call home. This spacious 1-bedroom, 1-bathroom unit features a single-floor layout, making it easy to live in and maintain. The open feel and functional design provide plenty of room to relax and unwind. Residents of Springwood Village enjoy a variety of amenities, including: Two swimming pools, Tennis court, Basketball court, Clubhouse with fitness center, Three on-site laundry facilities. Whether you’re a first-time buyer, downsizing, or looking for an investment property,

Key facts

• Two swimming pools
• Tennis court
• Basketball court

Tags

• TWO SWIMMING POOLS
• TENNIS COURT
• BASKETBALL COURT
• CLUBHOUSE WITH FITNESS CENTER

Property features AI

Finance

• Other: Association name listed; Unfurnished
• Financial info: Total annual fees (association): $4,440; Lease restrictions apply
• HOA & community: HOA with required association approval; Monthly condo fee: $370; Association fees include: common area taxes, pool, escrow reserves, structure maintenance, grounds maintenance, general maintenance, management, pest control, recreational facilities, sewer, trash, water; Community amenities: clubhouse, community mailbox, fitness center, pool, sidewalks, tennis courts, deed restrictions; Pets allowed with breed restrictions, max pet weight 20 lbs

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Condominium; Single-story; Faces northwest; First floor unit
• Construction: Stucco construction; Shingle roof; Block foundation; Built as part of Springwood Village
• Exterior features: Dog run; Exterior lighting; Sidewalks; Asphalt road surface

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $37 ($447/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Altamonte Elementary School (math 46% / reading 51%, grade D, #1,152 of 2,144 statewide, top 55%, 589 students, 78% FRL); Lyman High School (math 36% / reading 50%, grade F, #255 of 667 statewide, top 39%, 2,084 students, 53% FRL) — zoned schools average 66% FRL vs 38% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 46% at this address vs 59% district-wide (-13 pts) — the specific schools serving this property underperform the Seminole average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.9%/yr); 149 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $684 of loan paydown is wiped out by about $3k 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 58 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $99k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $96,036 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.37% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.89% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-12,216
• Equity at exit: $14,762

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,523
• Equity at exit: $8,560

Cash invested: $27,722 (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: 149
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$41
• HOA: −$370
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $37

Break-even live

Break-even rent $1,307

Max offer price $99,007

Occupancy floor 92%

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: $24,752
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Springwood Cir Unit D Longwood, FL	1.0	1.0	666	$1,100	$1.65	11d	1	0.02mi
127 Springwood Cir Unit F Longwood, FL	1.0	1.0	666	$1,200	$1.80	24d	1	0.11mi

HOA detail condo

• Monthly dues: $370 · $4,440/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $99,007 Active 58 DOM
2. 2026-06-17
   days on market $99,007 Active 57 DOM
3. 2026-06-16
   days on market $99,007 Active 56 DOM
4. 2026-06-15
   days on market $99,007 Active 55 DOM
5. 2026-06-13
   days on market $99,007 Active 53 DOM
6. 2026-06-09
   days on market $99,007 Active 49 DOM
7. 2026-06-08
   days on market $99,007 Active 48 DOM
8. 2026-06-07
   days on market $99,007 Active 47 DOM
9. 2026-06-04
   days on market $99,007 Active 44 DOM
10. 2026-06-03
    days on market $99,007 Active 43 DOM
11. 2026-06-02
    days on market $99,007 Active 42 DOM
12. 2026-06-01
    days on market $99,007 Active 41 DOM
13. 2026-05-31
    days on market $99,007 Active 40 DOM
14. 2026-05-13
    price $109,123
15. 2026-04-21
    listed $119,005 Active
16. 2003-07-31
    soldstatus $48,900
17. 1989-12-01
    soldstatus $23,500
18. 1989-03-01
    soldstatus $36,000
19. 1983-12-01
    soldstatus $37,000

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/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 · 23 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: $16,244
• − Mortgage interest: −$5,546
• − Property taxes: −$1,221
• − Insurance: −$495
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − HOA: −$4,440
• − Depreciation: −$2,880
• Taxable loss: −$937
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $671/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

• 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

+194.9% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $109,123 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Listed $119,005 Stellar MLS as Distributed by MLS Grid
• 2003-07-31 Sold (Public Records) $48,900 Public Records
• 1989-12-01 Sold (Public Records) $23,500 Public Records
• 1989-03-01 Sold (Public Records) $36,000 Public Records
• 1983-12-01 Sold (Public Records) $37,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,221 · +7.6% YoY. Source: county tax records.