1407 Benwick Way · Casselberry, FL 32707

$249,900

3 bd · 2.0 ba · 1,256 sqft · SingleFamily public records · 3 Days on market

Built 1976 8,666 sqft lot Est $333k · 25% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +5.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HIGHEST AND BEST BY 5/7/26. INVESTOR SPECIAL with serious upside! This is a prime opportunity for investors, flippers, or buyers looking to create their dream home. This property requires a full interior clean-out and renovation, offering a blank slate to reimagine and maximize value. The major components have already been addressed, including a newer roof, AC, and water heater- giving you a strong head start on the renovation. With solid bones, a functional layout, and strong resale potential, this is an ideal project for a fix-and-flip, rental, or custom remodel. Located near shopping, dining, and major roadways, the location supports long-term value and desirability. Estimated ARV based

Key facts

• Newer ac
• Newer roof
• Newer water heater

Tags

• NEWER ROOF
• NEWER AC
• NEWER WATER HEATER
• FUNCTIONAL LAYOUT
• STRONG RESALE POTENTIAL
• LOCATION NEAR SHOPPING

Property features AI

Finance

• Other: Zoned R-9; Lot about 0.2 acre (approx. 0 to less than 1/4 acre); Paved road access
• Financial info: No lease restrictions; Tax information available (tax year 2025)
• HOA & community: No association (no HOA indicated)

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; One story; Faces northwest
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with public-records listed living area of 1,256 sq ft and total building area of 1,636 sq ft
• Exterior features: Sidewalk; Paved lot

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/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 $219k (12.5% below list).
• Recommended offer: $219k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Casselberry Elementary School (math 68% / reading 65%, grade B+, #473 of 2,144 statewide, top 23%, 766 students, 70% 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 59% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 38% 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $61k; list at $250k implies a 310% 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 $218,723 (12.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $332,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 Benwick Way	0.00mi	3/2.0	1,256 (0%)	1mo	$260,000	$207	99
1346 Quintuplet Dr	0.42mi	3/2.0	1,242 (-1%)	2mo	$360,000	$290	77
1370 Lancelot Way	0.19mi	3/2.0	1,310 (+4%)	15mo	$355,000	$271	72
344 Redwing Way	0.36mi	3/2.0	1,337 (+6%)	7mo	$369,900	$277	67
107 Thrush Ln	0.45mi	3/2.0	1,383 (+10%)	2mo	$360,000	$260	60
1210 Quintuplet Dr	0.46mi	3/2.0	1,170 (-7%)	10mo	$310,000	$265	59
1434 Lake Dr	0.42mi	3/2.0	1,080 (-14%)	0mo	$230,000	$213	57
611 Laurel Way	0.54mi	3/2.0	1,169 (-7%)	9mo	$299,000	$256	56
380 Brittany Cir	0.56mi	3/2.0	1,169 (-7%)	8mo	$360,000	$308	56
513 Woodfire Way	0.74mi	2/2.0 (-1)	1,266 (+1%)	8mo	$310,000	$245	53
323 Shadow Oak Dr	0.62mi	3/2.0	1,400 (+12%)	14mo	$420,000	$300	40
365 Kingsley Dr	0.57mi	3/2.0	1,436 (+14%)	13mo	$376,500	$262	38

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-28,317
• Equity at exit: $37,261

10-year hold

• IRR: -3.3%
• Equity multiple: 0.79×
• Total profit: $-14,707
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $224

Break-even live

Break-even rent $1,904

Max offer price $249,900

Occupancy floor 85%

Sensitivity live

Price	-10% $365	-5% $295	+0% $224	+5% $153	+10% $83
Rent	-10% $51	-5% $138	+0% $224	+5% $310	+10% $397
Rate	-1.0pp $350	-0.5pp $288	base $224	+0.5pp $159	+1.0pp $93

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 E Helm Way Casselberry, FL	3.0	1.0	1000	$1,995	$2.00	6d	1	0.87mi
512 El Dorado Way Casselberry, FL	3.0	1.0	1094	$1,895	$1.73	6d	1	1.06mi
661 Murphy Rd Winter Springs, FL	3.0	2.0	1320	$2,200	$1.67	25d	1	1.06mi
1131 Castle Wood Ter Casselberry, FL	1.0–3.0	1.0–2.0	1003	$1,571	$1.57	6d	1	1.07mi
2982 Embassy Ct Casselberry, FL	2.0	2.5	1238	$1,895	$1.53	3d	1	1.22mi
2982 Embassy Ct Casselberry, FL	2.0	2.5	1238	$1,895	$1.53	19d	1	1.22mi
660 Jasmine Rd Casselberry, FL	2.0	1.0	953	$1,725	$1.81	6d	1	1.25mi
986 Rollingwood Loop Casselberry, FL	2.0	1.0–2.0	669	$1,880	$2.81	25d	15	1.25mi
1141 Exceller Ct #103 Casselberry, FL	3.0	2.0	1151	$1,800	$1.56	25d	1	1.27mi
384 Coral Beach Cir Casselberry, FL	3.0	2.5	1565	$2,300	$1.47	25d	1	1.27mi
1445 Bird Rd Winter Springs, FL	3.0	2.0	1500	$2,500	$1.67	25d	1	1.33mi
102 Lago Vista Blvd Unit 1 Casselberry, FL	3.0	3.0	1532	$3,200	$2.09	25d	1	1.35mi
541 Moccasin Ct Casselberry, FL	2.0	2.0	1208	$2,095	$1.73	25d	1	1.36mi
1124 Shoreview Cir Casselberry, FL	1.0–3.0	1.0–2.0	1068	$2,784	$2.61	3d	23	1.44mi
421 S Hawthorn Cir Winter Springs, FL	3.0	2.0	1052	$2,070	$1.97	6d	1	1.48mi

Listing history 3 events

1. 2026-05-08
   status Pending
2. 2026-05-05
   listed $249,900 Active
3. 1985-10-01
   soldstatus $61,000

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$1,003/yr (+$84/mo · 93.6%)

ⓘ 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 ≥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: $26,247
• − Mortgage interest: −$13,998
• − Property taxes: −$1,071
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$7,270
• Taxable loss: −$1,542
• Est. tax savings @ 24.0%: +$370
• After-tax cash flow: $3,058/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

• Census place: Casselberry, FL
• 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

+309.7% since first listed

3 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 1985-10-01 Sold (Public Records) $61,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,071 · +7.3% YoY. Source: county tax records.