3692 Okeechobee Cir · Winter Springs, FL 32707

$5,000

3 bd · 2.0 ba · 1,650 sqft · SingleFamily public records · 6 Days on market

Built 1986

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.5/30.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 2, 2026 at 11:00 AM EST. Explore this charming 3-bedroom, 2-bath residence set in a peaceful and well-located Casselberry community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• 2 garage spots
• Listed 6 days

Property features AI

Exterior

• Parking: 2-car garage
• Home design: Residential property
• Exterior features: Lot approximately 0.17 acres; Planned Development (PD) zoning; Directions: Red Bug Lake Rd to N on Dodd, L on St Lucie, R on Okeechobee to property

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-story layout

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $419,100 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-895 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).

Location & tenants

• Location reads 75/100 on livability (#261 in FL, #4,187 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute 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.
• Market conditions: Rents rising (+2.1%/yr); 186 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% 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 $3k of loan paydown is wiped out by about $13k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: property tax is 125.7% of price.
• 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 $5,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.60% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.15%
• DSCR: 0.59
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $419,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
887 Reedy Cv	0.13mi	3/2.5	1,591 (-4%)	8mo	$385,000	$242	79
3799 Sutters Mill Cir	0.45mi	4/2.0 (+1)	1,683 (+2%)	4mo	$394,000	$234	68
427 Hornbill Pl	0.27mi	4/2.5 (+1)	1,778 (+8%)	2mo	$490,000	$276	65
3605 S Saint Lucie Dr	0.14mi	2/2.0 (-1)	1,431 (-13%)	10mo	$326,400	$228	58
1057 Nodding Pines Way	0.60mi	3/2.0	1,775 (+8%)	4mo	$450,000	$254	56
904 Wesson Dr	0.73mi	3/2.0	1,609 (-2%)	8mo	$430,000	$267	55
640 Tuskawilla Point Ln	0.61mi	3/2.0	1,794 (+9%)	4mo	$505,000	$281	54
3742 Sutters Mill Cir	0.64mi	3/2.0	1,528 (-7%)	6mo	$465,000	$304	53
1073 Nodding Pines Way	0.67mi	2/2.0 (-1)	1,784 (+8%)	0mo	$370,000	$207	50
212 Hound Run Pl	0.69mi	3/2.0	1,796 (+9%)	9mo	$375,000	$209	46
841 Wesson Ct	0.60mi	4/2.0 (+1)	1,797 (+9%)	10mo	$440,000	$245	44
1017 Chesterfield Cir	0.67mi	3/3.0	1,882 (+14%)	2mo	$535,000	$284	40

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: -33.6%
• Equity multiple: -0.08×
• Total profit: $-127,149
• Equity at exit: $62,489

10-year hold

• IRR: -47.2%
• Equity multiple: -0.65×
• Total profit: $-193,192
• Equity at exit: $36,236

Cash invested: $117,348 (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: 186
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,534 high
• Mortgage (P&I): −$2,198
• Tax est. 1.5%: −$524 /mo · $6,286/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-895

Break-even live

Break-even rent $3,666

Max offer price $289,655

Occupancy floor —

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: $104,775
• Closing costs: $12,573
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3747 Okeechobee Cir Casselberry, FL	3.0	2.5	1591	$2,600	$1.63	24d	1	0.09mi
541 Moccasin Ct Casselberry, FL	2.0	2.0	1208	$2,095	$1.73	24d	1	0.36mi
780 Ortona Ct Winter Springs, FL	4.0	2.0	1966	$2,700	$1.37	5d	1	0.38mi
990 English Town Ln Winter Springs, FL	1.0–3.0	1.0–2.0	990	$2,559	$2.58	2d	15	0.45mi
1020 Chatham Pines Cir Winter Springs, FL	1.0–3.0	1.0–2.0	865	$2,121	$2.45	2d	12	0.58mi
1542 Sugarwood Cir Winter Park, FL	4.0	3.0	2130	$3,900	$1.83	24d	1	0.93mi
1239 La Mesa Ave Winter Springs, FL	3.0	2.0	1255	$2,079	$1.66	3d	1	1.28mi
1448 La Paloma Cir Winter Springs, FL	3.0	2.0	1407	$2,120	$1.51	20d	1	1.30mi
1445 Bird Rd Winter Springs, FL	3.0	2.0	1500	$2,500	$1.67	24d	1	1.38mi
1843 Shadyhill Ter Winter Park, FL	4.0	2.5	1891	$3,300	$1.75	24d	1	1.38mi
986 Rollingwood Loop Casselberry, FL	2.0	1.0–2.0	669	$1,880	$2.81	24d	15	1.42mi
2982 Embassy Ct Casselberry, FL	2.0	2.5	1238	$1,895	$1.53	18d	1	1.45mi
2982 Embassy Ct Casselberry, FL	2.0	2.5	1238	$1,895	$1.53	2d	1	1.45mi

Listing history 34 events

1. 2026-06-01
   days on market $5,000 Active 6 DOM
2. 2026-05-31
   days on market $5,000 Active 5 DOM
3. 2026-05-26
   listed $5,000 Active
4. 2025-06-25
   status Pending
5. 2025-06-20
   historical
6. 2025-04-14
   status Active
7. 2025-03-27
   status Pending
8. 2025-02-18
   price $389,000
9. 2025-01-01
   listed $399,000 Active
10. 2024-12-11
    historical
11. 2024-11-19
    price $394,000
12. 2024-10-23
    price $395,000
13. 2024-09-10
    price $399,000
14. 2024-09-05
    price $410,000
15. 2024-07-22
    price $415,000
16. 2024-06-23
    price $495,000
17. 2024-06-07
    listed $499,990 Active
18. 2006-09-20
    soldstatus $258,000
19. 2006-09-14
    soldstatus $258,000
20. 2006-07-13
    listed $258,900
21. 2006-07-13
    historical
22. 2006-06-08
    listed $267,900
23. 2006-06-08
    historical
24. 2006-05-06
    listed $274,900
25. 2006-05-06
    historical
26. 2006-04-22
    listed $269,900
27. 2006-04-22
    historical
28. 2006-02-11
    listed $269,900
29. 2006-02-11
    listed $279,900
30. 2006-02-11
    historical
31. 2002-06-04
    soldstatus $131,500
32. 1997-09-02
    soldstatus $99,900
33. 1996-03-07
    soldstatus $95,000
34. 1991-11-01
    soldstatus $92,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $30,406
• − Mortgage interest: −$23,476
• − Property taxes: −$6,286
• − Insurance: −$2,096
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − Depreciation: −$12,192
• Taxable loss: −$18,509
• Est. tax savings @ 24.0%: +$4,442
• After-tax cash flow: $-6,293/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 — Winter Springs

• Score: 75/100
• State rank: #261
• US rank: #4187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Seminole County · 436,154 people
• City population: 48,965
• 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

-94.6% since first listed

32 events — show timeline

• 2026-05-26 Listed $5,000 NFMLS
• 2025-06-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-18 Price Changed $389,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-01 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-19 Price Changed $394,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-23 Price Changed $395,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-10 Price Changed $399,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-05 Price Changed $410,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-22 Price Changed $415,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-23 Price Changed $495,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-07 Listed $499,990 Stellar MLS as Distributed by MLS Grid
• 2006-09-20 Sold (Public Records) $258,000 Public Records
• 2006-09-14 Sold (MLS) $258,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-07-13 Listed $258,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-06-08 Listed $267,900 Stellar MLS as Distributed by MLS Grid
• 2006-05-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-05-06 Listed $274,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-04-22 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-02-11 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-11 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2002-06-04 Sold (Public Records) $131,500 Public Records
• 1997-09-02 Sold (Public Records) $99,900 Public Records
• 1996-03-07 Sold (Public Records) $95,000 Public Records
• 1991-11-01 Sold (Public Records) $92,500 Public Records

Property tax history

+10.5%/yr

Latest (2025): $4,135 · -1.4% YoY. Source: county tax records.