912 Lake Destiny Rd Unit F · Altamonte Springs, FL 32714

$150,000

3 bd · 2.0 ba · 1,112 sqft · Condo public records · 21 Days on market

Built 1973 $392/mo HOA · 22% of rent

---

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 +16.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +5.2/10.0
• Schools +5.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. SELLING FOR WAY UNDER APPRAISAL VALUE! Waterview living in a spacious 3-bedroom, 2-bath condo located in the prestigious Lake Destiny Condominiums full of nature. This spacious unit features serene lake views, a screened-in patio, private in-unit laundry, and an unbeatable location just minutes from I-4, Downtown Orlando, shopping, and dining. Major updates include a newer A/C (2024), newer roof, and newer gutters for added peace of mind. Residents enjoy access to incredible amenities including a beautiful clubhouse, lake access with boat ramp, picnic area, fitness center, multiple pools, and tennis courts. Rare opportunity to own a Waterview property

Key facts

• Waterview living
• Serene lake views
• Newer a/c

Tags

• WATERVIEW LIVING
• SERENE LAKE VIEWS
• SCREENED IN PATIO
• PRIVATE IN UNIT LAUNDRY
• UNBEATABLE LOCATION
• NEWER A/C

Property features AI

Finance

• Other: Homesteaded; Zoned MOR-1
• Financial info: Total monthly fees $392 (total annual $4,704); Lease restrictions apply
• HOA & community: HOA: Douglas E. Homes; Monthly HOA dues of $392; HOA includes pool, insurance, structure and grounds maintenance, and recreational facilities; Association approval required; Community amenities: fitness center, pool, tennis court(s); Pets allowed (max 40 lbs)

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential condominium; One story; Faces south; Second-floor unit
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of building F
• Exterior features: Balcony; Sidewalk; Sliding doors; Tennis court(s); Lake view

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.4% in Altamonte Springs — 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 82/100 on livability (#62 in FL, #1,095 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime D+, amenities D-.
• 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 soft (-0.8%/yr); 257 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $38k; list at $150k implies a 295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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 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: 1.16% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.45×
• Total profit: $-23,215
• Equity at exit: $22,365

10-year hold

• IRR: -16.0%
• Equity multiple: 0.25×
• Total profit: $-31,483
• Equity at exit: $12,969

Cash invested: $42,000 (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 32714

• Rents YoY: -0.8%
• Active inventory: 257
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$787
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$62
• HOA: −$392
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $95

Break-even live

Break-even rent $1,624

Max offer price $150,000

Occupancy floor 90%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Lake Destiny Rd Unit F Altamonte Springs, FL	3.0	2.0	1112	$1,650	$1.48	23d	1	0.02mi
908 Lake Destiny Rd Unit Main Altamonte Springs, FL	3.0	2.0	1112	$1,950	$1.75	23d	1	0.04mi
924 Lake Destiny Rd Unit A Altamonte Springs, FL	2.0	1.0	826	$1,300	$1.57	23d	1	0.07mi
922 Lake Destiny Rd Unit C Altamonte Springs, FL	2.0	2.0	897	$1,325	$1.48	12d	1	0.07mi
922 Lake Destiny Rd Altamonte Springs, FL	2.0	2.0	897	$1,350	$1.51	23d	1	0.07mi
902 Lake Destiny Rd Unit C Altamonte Springs, FL	2.0	2.0	897	$1,550	$1.73	10d	1	0.08mi
940 Lake Destiny Rd Unit H Altamonte Springs, FL	2.0	1.0	826	$1,400	$1.69	23d	1	0.12mi
895 Wymore Rd Altamonte Springs, FL	1.0–4.0	1.0–2.5	1304	$1,518	$1.16	1d	21	0.13mi
1000 Winderley Pl #128 Maitland, FL	2.0	2.0	1275	$2,400	$1.88	4d	1	0.34mi
693 Wymore Rd Altamonte Springs, FL	1.0–2.0	1.0–2.0	860	$1,679	$1.95	3d	15	0.52mi
219 Debora Ct Altamonte Springs, FL	3.0	2.5	1407	$1,800	$1.28	10d	1	0.56mi
631 Northlake Blvd Unit 631 Altamonte Springs, FL	2.0	2.0	1177	$1,760	$1.50	21d	1	0.57mi
725 Northlake Blvd #67 Altamonte Springs, FL	3.0	2.0	1200	$2,095	$1.75	4d	1	0.58mi
725 Northlake Blvd Altamonte Springs, FL	3.0	2.0	1200	$2,048	$1.71	23d	2	0.61mi
605 Northlake Blvd #31 Altamonte Springs, FL	3.0	2.0	1200	$1,500	$1.25	23d	1	0.65mi
230 Country Walk Pl Altamonte Springs, FL	1.0–3.0	1.0–2.5	1068	$2,368	$2.22	1d	52	0.73mi
555 Northlake Blvd Altamonte Springs, FL	3.0	2.0	1230	$1,930	$1.57	21d	1	0.76mi
351 Northlake Blvd Altamonte Springs, FL	1.0–2.0	1.0–2.0	837	$1,933	$2.31	1d	26	0.87mi
115 Orienta Dr Altamonte Springs, FL	3.0	2.0	1080	$1,900	$1.76	23d	1	0.89mi
355 Wymore Rd #202 Altamonte Springs, FL	2.0	1.0	828	$1,380	$1.67	16d	1	0.89mi
304 Wymore Rd Altamonte Springs, FL	2.0	1.0	858	$1,428	$1.66	14d	1	0.99mi
360 Wymore Rd Altamonte Springs, FL	1.0–3.0	1.0–2.0	1108	$1,695	$1.53	1d	6	0.99mi
302 Wymore Rd Altamonte Springs, FL	3.0	2.0	1150	$1,610	$1.40	21d	1	1.00mi
285 Wymore Rd Unit 285-202 Altamonte Springs, FL	2.0	1.0	828	$1,375	$1.66	23d	1	1.01mi
294 Wymore Rd Altamonte Springs, FL	3.0	2.0	1150	$1,595	$1.39	21d	1	1.03mi
9000 Summit Centre Way Orlando, FL	1.0–3.0	1.0–2.0	1116	$2,375	$2.13	2d	15	1.04mi
264 Springs Colony Cir Altamonte Springs, FL	1.0–3.0	1.0–2.0	1000	$1,994	$1.99	2d	9	1.06mi
8636 Villa Pt Orlando, FL	1.0–3.0	1.0–2.0	1156	$2,225	$1.92	1d	38	1.08mi
1939 Grand Isle Cir Orlando, FL	1.0–4.0	1.0–2.0	1157	$1,980	$1.71	2d	36	1.09mi
912 Innovation Way Altamonte Springs, FL	1.0–3.0	1.0–2.0	1055	$2,654	$2.52	2d	28	1.13mi
895 Broadstone Way Altamonte Springs, FL	3.0	1.0–2.0	1025	$2,771	$2.70	1d	33	1.15mi
601 Trelago Way Maitland, FL	3.0	1.0–2.0	1058	$3,250	$3.07	1d	16	1.16mi
9301 Summit Centre Way Orlando, FL	3.0	1.0–2.0	1012	$2,945	$2.91	4d	1	1.27mi
305 Lakepointe Dr #104 Altamonte Springs, FL	2.0	2.0	924	$1,749	$1.89	4d	1	1.28mi
542 Orange Dr #26 Altamonte Springs, FL	3.0	2.0	1252	$1,799	$1.44	3d	1	1.29mi
1798 Shadow View Cir Maitland, FL	2.0	2.0	1280	$1,750	$1.37	23d	1	1.29mi
2603 Maitland Crossing Way Orlando, FL	2.0	2.0	1064	$1,550	$1.46	7d	1	1.30mi
1150 Lake Shadow Cir Maitland, FL	2.0	2.0	1111	$1,638	$1.47	4d	1	1.31mi
1150 Lake Shadow Cir Maitland, FL	2.0	2.0	1079	$1,638	$1.52	1d	2	1.31mi
2549 Maitland Crossing Way #11207 Orlando, FL	4.0	2.0	1313	$1,950	$1.49	23d	1	1.32mi

HOA detail condo

• Monthly dues: $392 · $4,704/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-09
   status $150,000 Pending 21 DOM
2. 2026-06-08
   days on market $150,000 Active 21 DOM
3. 2026-06-07
   days on market $150,000 Active 20 DOM
4. 2026-06-04
   days on market $150,000 Active 17 DOM
5. 2026-06-03
   days on market $150,000 Active 16 DOM
6. 2026-06-02
   days on market $150,000 Active 15 DOM
7. 2026-06-01
   days on market $150,000 Active 14 DOM
8. 2026-05-31
   days on market $150,000 Active 13 DOM
9. 2026-05-18
   listed $150,000 Active
10. 2026-01-07
    historical
11. 2025-11-01
    price $172,000
12. 2025-11-01
    price $173,000
13. 2025-08-25
    status Active
14. 2025-08-20
    historical
15. 2025-07-28
    price $177,000
16. 2025-06-26
    price $180,000
17. 2025-05-20
    listed $185,000 Active
18. 2024-11-13
    price $185,000
19. 2024-10-19
    price $190,000
20. 2024-10-09
    price $192,000
21. 2024-09-13
    listed $195,000 Active
22. 2024-06-05
    status Pending
23. 2024-06-03
    historical
24. 2024-04-18
    status Active
25. 2024-04-17
    status Pending
26. 2024-04-14
    price $182,000
27. 2024-04-03
    price $185,000
28. 2024-03-26
    status Active
29. 2024-03-23
    status Pending
30. 2024-03-13
    price $187,000
31. 2024-03-06
    listed $195,000 Active
32. 2015-06-02
    historical
33. 2015-06-01
    soldstatus $38,000 Sold
34. 2015-04-23
    status Pending
35. 2015-04-12
    listed $39,900 Active
36. 2005-01-03
    soldstatus $90,000
37. 1987-07-01
    soldstatus $45,000

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$746/yr (+$62/mo · 149.5%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,920
• − Mortgage interest: −$8,402
• − Property taxes: −$499
• − Insurance: −$750
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − HOA: −$4,704
• − Depreciation: −$4,364
• Taxable loss: −$1,146
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $1,410/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 — Altamonte Springs

• Score: 82/100
• State rank: #62
• US rank: #1095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altamonte Springs, FL
• County: Seminole County · 436,154 people
• City population: 62,497
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 37,905
• Household income: $70,955
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1961.0

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 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 31% Two or more races 17% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Cuban 3% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 3% Scotch-Irish 2%
• Foreign-born: 18% · Canada, Jamaica, South Korea
• Languages at home: 71% English-only · Spanish 22% French/Haitian/Cajun 3% 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: ▼ -200.78%
• Current HPI: 338.6894
• Rent YoY: ▼ -0.79%
• 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

+233.3% since first listed

29 events — show timeline

• 2026-05-18 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-01 Price Changed $172,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-01 Price Changed $173,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Price Changed $177,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-26 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-20 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-13 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-19 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-09 Price Changed $192,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-13 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-14 Price Changed $182,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-03 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-13 Price Changed $187,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-06 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-06-01 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-04-12 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2005-01-03 Sold (Public Records) $90,000 Public Records
• 1987-07-01 Sold (Public Records) $45,000 Public Records

Property tax history

+18.1%/yr

Latest (2025): $499 · +4.3% YoY. Source: county tax records.