4000 Crossroads Pl · Casselberry, FL 32707

$229,900

2 bd · 2.5 ba · 1,260 sqft · Townhouse public records · 9 Days on market

Built 1985 2,240 sqft lot Est $265k · 13% under $337/mo HOA · 16% of rent

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Why this score? — see what drove the D+ 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 +13.4/15.0
• Cash flow +11.7/30.0
• Schools +5.1/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The town home is two stories with the well-sized master bedroom and on-suite bath on the first floor along with the kitchen, living room, dining area and half bath for guests and on the second floor is the guest bedroom, guest bath and a large bonus room/den that overlooks the first floor living area. The town home features a wood burning fireplace, volume ceilings in the living room and bedrooms, a screened-in porch and private, fenced backyard, a washer/dryer, and a wet bar. The living area, kitchen and baths feature ceramic tile and laminate floors with carpeting in the bedrooms and den. The community has great amenities such as swimming pool and tennis courts and lush mature landscaping, and is right near the golf course. This home has brand new carpet and paint! This home is located in the Deer Run Community off of Red Bug Lake Road and Tuskawilla and is just minutes from SR 436/Semoran Blvd, 417, 408, shopping, dining and entertainment.

Key facts

• $337 HOA
• Community pool
• Built 1985

Property features AI

Finance

• Other: Total living area about 1,260 square feet; Lot roughly 0.05 acres (about 208 m²)
• Financial info: No lease restrictions indicated
• HOA & community: HOA: Deer Run Homeowners' Association; Monthly HOA fee of $337; HOA includes pool and trash services; Community amenities: Pool, Tennis courts; Pets allowed: Cats and dogs

Exterior

• Parking: Paved road access
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available; Water available and connected; Sewer available and connected
• Home design: Townhouse; Residential property; Completed condition; Two stories; Faces southeast
• Construction: Vinyl siding; Shingle roof; Built on slab foundation
• Exterior features: Dog run; Sidewalk; Sliding doors; Other exterior features

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Slab foundation
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Kitchen/family room combo; Living room/dining room combo; Split bedroom floor plan; Living room fireplace
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $-66 ($-791/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (7.0% below list).
• Recommended offer: $214k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Sterling Park Elementary School (math 58% / reading 59%, grade B-, #735 of 2,144 statewide, top 35%, 780 students, 54% FRL); South Seminole Middle School (math 53% / reading 50%, grade C, #232 of 571 statewide, top 41%, 995 students, 69% FRL); Lake Howell High School (math 36% / reading 49%, grade F, #264 of 667 statewide, top 41%, 2,205 students, 51% FRL) — zoned schools average 58% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $172k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $213,751 (7.0% below list)

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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $264,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 S Wilderness Pt	0.18mi	2/2.5	1,260 (0%)	8mo	$230,000	$183	85
190 Post Way	0.05mi	3/2.5 (+1)	1,260 (0%)	11mo	$277,000	$220	83
4008 Crossroads Pl	0.01mi	2/2.5	1,166 (-8%)	13mo	$232,500	$199	76
205 S Wilderness Pt	0.18mi	2/2.5	1,166 (-8%)	6mo	$228,000	$196	74
4045 Crossroads Pl	0.07mi	2/2.0	1,166 (-8%)	12mo	$249,000	$214	72
4060 E Maryland Pl	0.13mi	2/2.0	1,166 (-8%)	12mo	$253,000	$217	70
4467 Brook Hollow Cir	0.44mi	3/2.5 (+1)	1,344 (+7%)	1mo	$255,000	$190	62
552 Shadow Glenn Pl	0.56mi	2/2.5	1,359 (+8%)	2mo	$260,000	$191	60
505 Shadow Glenn Pl	0.51mi	2/1.5	1,359 (+8%)	14mo	$210,000	$155	48
4249 E Weeping Willow Cir	0.53mi	3/2.5 (+1)	1,348 (+7%)	14mo	$287,500	$213	47
537 Shadow Glenn Pl	0.53mi	3/2.5 (+1)	1,359 (+8%)	16mo	$285,870	$210	44
4443 Brook Hollow Cir Unit 19A	0.47mi	3/1.5 (+1)	1,105 (-12%)	8mo	$238,000	$215	42

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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-43,259
• Equity at exit: $34,279

10-year hold

• IRR: -14.2%
• Equity multiple: 0.22×
• Total profit: $-50,346
• Equity at exit: $19,878

Cash invested: $64,372 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$96
• HOA: −$337
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-66

Break-even live

Break-even rent $2,221

Max offer price $218,253

Occupancy floor 98%

Sensitivity live

Price	-10% $64	-5% $-1	+0% $-66	+5% $-131	+10% $-196
Rent	-10% $-235	-5% $-150	+0% $-66	+5% $18	+10% $103
Rate	-1.0pp $50	-0.5pp $-7	base $-66	+0.5pp $-126	+1.0pp $-186

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
541 Moccasin Ct Casselberry, FL	2.0	2.0	1208	$2,095	$1.73	25d	1	0.47mi
3747 Okeechobee Cir Casselberry, FL	3.0	2.5	1591	$2,600	$1.63	25d	1	0.81mi
1445 Bird Rd Winter Springs, FL	3.0	2.0	1500	$2,350	$1.57	0d	1	0.89mi
1345 Bridlebrook Dr Casselberry, FL	2.0	2.0	1445	$2,290	$1.58	0d	1	0.94mi
990 English Town Ln Winter Springs, FL	1.0–3.0	1.0–2.0	990	$2,091	$2.11	0d	16	1.16mi
986 Rollingwood Loop Casselberry, FL	2.0	1.0–2.0	669	$1,880	$2.81	25d	15	1.23mi
2982 Embassy Ct Casselberry, FL	2.0	2.5	1238	$1,895	$1.53	3d	1	1.24mi
2982 Embassy Ct Casselberry, FL	2.0	2.5	1238	$1,895	$1.53	19d	1	1.24mi
1020 Chatham Pines Cir Winter Springs, FL	1.0–3.0	1.0–2.0	865	$1,763	$2.04	0d	12	1.31mi
1141 Exceller Ct #103 Casselberry, FL	3.0	2.0	1151	$1,800	$1.56	25d	1	1.45mi
102 Lago Vista Blvd Unit 1 Casselberry, FL	3.0	3.0	1532	$3,200	$2.09	25d	1	1.49mi

HOA detail

• Monthly dues: $337 · $4,044/yr
• Likely covers: landscapingpool

Listing history 14 events

1. 2026-05-16
   status Pending
2. 2026-05-07
   listed $229,900 Active
3. 2026-03-23
   historical
4. 2026-03-16
   price $234,000
5. 2026-01-29
   price $239,000
6. 2026-01-12
   listed $249,000 Active
7. 2018-09-20
   soldstatus $172,000
8. 2018-09-11
   soldstatus $172,000 Sold 956-char remark

   Show marketing remark (956 chars)

   The town home is two stories with the well-sized master bedroom and on-suite bath on the first floor along with the kitchen, living room, dining area and half bath for guests and on the second floor is the guest bedroom, guest bath and a large bonus room/den that overlooks the first floor living area. The town home features a wood burning fireplace, volume ceilings in the living room and bedrooms, a screened-in porch and private, fenced backyard, a washer/dryer, and a wet bar. The living area, kitchen and baths feature ceramic tile and laminate floors with carpeting in the bedrooms and den. The community has great amenities such as swimming pool and tennis courts and lush mature landscaping, and is right near the golf course. This home has brand new carpet and paint! This home is located in the Deer Run Community off of Red Bug Lake Road and Tuskawilla and is just minutes from SR 436/Semoran Blvd, 417, 408, shopping, dining and entertainment.

9. 2018-07-23
   status Pending 956-char remark

   Show marketing remark (956 chars)

   The town home is two stories with the well-sized master bedroom and on-suite bath on the first floor along with the kitchen, living room, dining area and half bath for guests and on the second floor is the guest bedroom, guest bath and a large bonus room/den that overlooks the first floor living area. The town home features a wood burning fireplace, volume ceilings in the living room and bedrooms, a screened-in porch and private, fenced backyard, a washer/dryer, and a wet bar. The living area, kitchen and baths feature ceramic tile and laminate floors with carpeting in the bedrooms and den. The community has great amenities such as swimming pool and tennis courts and lush mature landscaping, and is right near the golf course. This home has brand new carpet and paint! This home is located in the Deer Run Community off of Red Bug Lake Road and Tuskawilla and is just minutes from SR 436/Semoran Blvd, 417, 408, shopping, dining and entertainment.

10. 2018-07-19
    listed $175,000 Active 956-char remark

    Show marketing remark (956 chars)

    The town home is two stories with the well-sized master bedroom and on-suite bath on the first floor along with the kitchen, living room, dining area and half bath for guests and on the second floor is the guest bedroom, guest bath and a large bonus room/den that overlooks the first floor living area. The town home features a wood burning fireplace, volume ceilings in the living room and bedrooms, a screened-in porch and private, fenced backyard, a washer/dryer, and a wet bar. The living area, kitchen and baths feature ceramic tile and laminate floors with carpeting in the bedrooms and den. The community has great amenities such as swimming pool and tennis courts and lush mature landscaping, and is right near the golf course. This home has brand new carpet and paint! This home is located in the Deer Run Community off of Red Bug Lake Road and Tuskawilla and is just minutes from SR 436/Semoran Blvd, 417, 408, shopping, dining and entertainment.

11. 2004-06-01
    soldstatus $120,000
12. 2003-01-09
    soldstatus $109,900
13. 1993-05-25
    soldstatus $65,000
14. 1985-03-01
    soldstatus $73,500

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,908 · $159/mo
• Expected delta: +$514/yr (+$43/mo · 36.9%)

ⓘ 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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,650
• − Mortgage interest: −$12,878
• − Property taxes: −$1,394
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − HOA: −$4,044
• − Depreciation: −$6,688
• Taxable loss: −$4,607
• Est. tax savings @ 24.0%: +$1,106
• After-tax cash flow: $315/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

• 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

+212.8% since first listed

14 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $234,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-20 Sold (Public Records) $172,000 Public Records
• 2018-09-11 Sold (MLS) $172,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-07-19 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2004-06-01 Sold (Public Records) $120,000 Public Records
• 2003-01-09 Sold (Public Records) $109,900 Public Records
• 1993-05-25 Sold (Public Records) $65,000 Public Records
• 1985-03-01 Sold (Public Records) $73,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,394 · -16.4% YoY. Source: county tax records.