604 E Church Ave · Longwood, FL 32750

$210,000

2 bd · 1.0 ba · 836 sqft · SingleFamily public records · 85 Days on market

Built 1959 6,100 sqft lot Est $238k · 12% 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 +18.1/30.0
• ARV discount +12.8/15.0
• DSCR +5.7/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale - 3/1 GREAT LOCATION, so convenient to 434, 17/92, shopping, etc. Sold As-Is.

Key facts

• New hot water heater
• No hoa restrictions
• Private laundry room

Tags

• CORNER LOT
• NEW ROOF
• NEW HOT WATER HEATER
• NEWLY INSTALLED FENCE
• PRIVATE LAUNDRY ROOM
• NO HOA RESTRICTIONS

Property features AI

Finance

• Other: Lot approximately 0.14 acres (61 x 100); Total acreage less than 1/4 acre
• HOA & community: No HOA association indicated

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single-family residence; Residential property; One story; Faces north; MDU zoning
• Construction: Block construction; Other roof type; Slab foundation; Built as a single-level residence
• Exterior features: Chain link fencing; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $180k (14.1% below list).
• Recommended offer: $180k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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+, schools A; 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.
• Market conditions: Rents rising (+3.9%/yr); 149 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 85 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 9 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.
• Current owner paid $85k; list at $210k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $180,301 (14.1% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.86% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $238,260
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 E Church Ave	0.10mi	3/1.0 (+1)	836 (0%)	2mo	$235,000	$281	88
633 E Church Ave	0.05mi	2/1.0	865 (+4%)	12mo	$269,900	$312	82
455 E Palmetto Ave	0.26mi	2/2.0	840 (+0%)	7mo	$259,900	$309	78
453 E Jessup Ave	0.21mi	2/1.0	864 (+3%)	18mo	$165,000	$191	70
1041 Hamilton Ave	0.59mi	3/1.5 (+1)	920 (+10%)	8mo	$248,000	$270	42
1062 Reams St	0.60mi	3/1.5 (+1)	920 (+10%)	12mo	$262,000	$285	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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-20,683
• Equity at exit: $31,312

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,597
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $186

Break-even live

Break-even rent $1,568

Max offer price $210,000

Occupancy floor 85%

Sensitivity live

Price	-10% $304	-5% $245	+0% $186	+5% $126	+10% $67
Rent	-10% $43	-5% $114	+0% $186	+5% $257	+10% $328
Rate	-1.0pp $291	-0.5pp $239	base $186	+0.5pp $131	+1.0pp $76

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 E Church Ave Longwood, FL	3.0	1.0	836	$1,795	$2.15	24d	1	0.04mi
564 N Wayman St Unit 564 Longwood, FL	2.0	1.0	800	$1,600	$2.00	5d	1	0.25mi
444 Georgia Ave Longwood, FL	3.0	2.0	1072	$1,900	$1.77	24d	1	0.36mi
300 Orange Ave Unit B Longwood, FL	2.0	1.0	833	$1,417	$1.70	24d	1	0.41mi
912 Bryan Ct Longwood, FL	2.0	1.0	900	$1,675	$1.86	5d	1	0.47mi
945 Bryan Ct Longwood, FL	2.0	2.0	834	$1,650	$1.98	21d	1	0.53mi
100 Myrtle St Longwood, FL	2.0–3.0	2.0	1087	$1,824	$1.68	3d	11	0.53mi
681 Addison Longwood Ter Longwood, FL	1.0–2.0	1.0–2.0	893	$2,323	$2.60	3d	15	0.54mi
211 W Bay Ave Unit A Longwood, FL	1.0	1.0	544	$1,590	$2.92	24d	1	0.80mi
1450 Sunshadow Dr Casselberry, FL	1.0–2.0	1.0–2.0	865	$1,744	$2.02	3d	8	0.83mi
1 Laurel Oaks Dr Winter Springs, FL	1.0–3.0	1.0–2.0	1030	$1,548	$1.50	2d	31	0.87mi
542 Colonnades Cv Casselberry, FL	2.0	2.0	840	$1,775	$2.11	2d	1	1.10mi
375 Summer Cypress Cv Longwood, FL	1.0–3.0	1.0–2.0	1012	$2,100	$2.08	2d	22	1.16mi
1050 S Ronald Reagan Blvd Longwood, FL	3.0	1.0–2.0	1014	$2,713	$2.67	5d	44	1.26mi
881 W Warren Ave Longwood, FL	3.0	1.0–2.0	1071	$2,380	$2.22	2d	26	1.31mi
300 Sheoah Blvd Winter Springs, FL	1.0–3.0	1.5–2.0	1183	$1,752	$1.48	2d	9	1.32mi
10 Sheoah Blvd #8 Winter Springs, FL	2.0	1.0	972	$1,650	$1.70	13d	1	1.36mi
400 Morrill Ter Casselberry, FL	2.0	1.0	1000	$1,550	$1.55	5d	1	1.46mi

Listing history 26 events

1. 2026-05-22
   status Pending
2. 2026-04-24
   status Active
3. 2026-04-17
   status Pending
4. 2026-04-03
   price $210,000
5. 2026-03-13
   status Active
6. 2026-03-04
   status Pending
7. 2026-02-16
   status Active
8. 2026-02-11
   status Pending
9. 2026-02-05
   listed $220,000 Active
10. 2014-06-11
    soldstatus $85,000
11. 2010-02-24
    soldstatus $50,000
12. 2010-02-19
    soldstatus $50,000 88-char remark

    Show marketing remark (88 chars)

    Short Sale - 3/1 GREAT LOCATION, so convenient to 434, 17/92, shopping, etc. Sold As-Is.

13. 2009-05-22
    listed $56,000 88-char remark

    Show marketing remark (88 chars)

    Short Sale - 3/1 GREAT LOCATION, so convenient to 434, 17/92, shopping, etc. Sold As-Is.

14. 2007-06-13
    listed $169,900
15. 2007-05-29
    historical
16. 2007-04-02
    listed $167,900
17. 2006-11-27
    historical
18. 2006-09-05
    listed $169,900
19. 2006-05-19
    soldstatus $121,000
20. 2006-05-09
    soldstatus $121,000
21. 2006-03-27
    listed $156,400
22. 1995-04-04
    soldstatus $49,900
23. 1990-09-01
    soldstatus $41,000
24. 1985-12-01
    soldstatus $40,000
25. 1981-11-01
    soldstatus $41,500
26. 1981-08-01
    soldstatus $38,000

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$1,143/yr (+$95/mo · 190.4%)

ⓘ 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 · 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: $21,636
• − Mortgage interest: −$11,763
• − Property taxes: −$600
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$6,109
• Taxable loss: −$1,348
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $2,551/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

• Census place: Longwood, FL
• 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

+452.6% since first listed

26 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-11 Sold (Public Records) $85,000 Public Records
• 2010-02-24 Sold (Public Records) $50,000 Public Records
• 2010-02-19 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2009-05-22 Listed $56,000 Stellar MLS as Distributed by MLS Grid
• 2007-06-13 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2007-05-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-04-02 Listed $167,900 Stellar MLS as Distributed by MLS Grid
• 2006-11-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-09-05 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2006-05-19 Sold (Public Records) $121,000 Public Records
• 2006-05-09 Sold (MLS) $121,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-27 Listed $156,400 Stellar MLS as Distributed by MLS Grid
• 1995-04-04 Sold (Public Records) $49,900 Public Records
• 1990-09-01 Sold (Public Records) $41,000 Public Records
• 1985-12-01 Sold (Public Records) $40,000 Public Records
• 1981-11-01 Sold (Public Records) $41,500 Public Records
• 1981-08-01 Sold (Public Records) $38,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $600 · -80.3% YoY. Source: county tax records.