2525 Caper Ln #205 · Casselberry, FL 32751

$119,000

1 bd · 1.0 ba · 550 sqft · Condo public records · 82 Days on market

Built 1973 $215/mo HOA · 17% 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).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location and Price! Nice and bright condo facing the pool has (1) bedroom and (1) bathroom, living and dining areas. Kitchen has stainless steel appliances, pantry & light cabinets. Master bedroom suite with walk-in closet. Block and Brick construction. End-Unit. Central air. All appliances included. Condominium offers pool, gym, laundry facilities and playground. Supermarket and shops are just across the street. located in a very good part of town and convenient to all colleges! Affordable price for the Zip Code. Pet Friendly. Community requires background check for your safety. This one is good for everyone!

Key facts

• Fitness center
• Three swimming pools
• Spacious bathroom

Tags

• FULL SIZE KITCHEN
• SPACIOUS BATHROOM
• LARGE WALK-IN CLOSET
• THREE SWIMMING POOLS
• FITNESS CENTER
• ON-SITE LAUNDRY FACILITIES

Property features AI

Finance

• Financial info: Total monthly fees $215.81 (total annual fees $2,589.72); Lease restrictions apply
• HOA & community: Monthly HOA fee of $215.81; HOA includes pool and water; Buyer approval required for association; Association amenities: fitness center; Community features: community mailbox, fitness center, playground, pool; Pets allowed

Exterior

• Parking: Open parking area (park and walk to building)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; BB/HS Internet available
• Home design: Condominium; One story (single-level unit); Unit on 2nd floor; Facing south
• Construction: Brick construction; Shingle roof; Other foundation
• Exterior features: Rain gutters; Asphalt road access

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Blinds
• Laundry & utility: Common area laundry; Outside laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-61 ($-734/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (9.1% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $108k (9.1% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• Market conditions: Rents rising (+1.9%/yr); 197 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• This rent is only 15% of the median local income ($95k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 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 82 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 14y 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 $76k; list at $119k implies a 57% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,192 (9.1% 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. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.03% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-24,427
• Equity at exit: $17,743

10-year hold

• IRR: -18.4%
• Equity multiple: 0.06×
• Total profit: $-31,284
• Equity at exit: $10,289

Cash invested: $33,320 (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 32751

• Rents YoY: 1.9%
• Active inventory: 197
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$624
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$50
• HOA: −$215
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-61

Break-even live

Break-even rent $1,308

Max offer price $108,192

Occupancy floor 100%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2517 Caper Ln #205 Maitland, FL	1.0	1.0	550	$1,049	$1.91	4d	1	0.03mi
2525 Caper Ln Maitland, FL	1.0	1.0	620	$1,050	$1.69	3d	1	0.03mi
2529 Caper Ln Maitland, FL	1.0	1.0	550	$1,100	$2.00	3d	1	0.04mi
2422 Branch Way Maitland, FL	1.0	1.0	550	$1,125	$2.05	23d	1	0.06mi
296 Lewfield Cir Unit 1 Winter Park, FL	1.0	1.0	678	$1,300	$1.92	21d	1	0.23mi
2890 Red Lion Sq Winter Park, FL	1.0–2.0	1.0–2.0	765	$1,099	$1.44	2d	12	0.28mi
2500 Howell Branch Rd Winter Park, FL	1.0–3.0	1.0–2.0	920	$1,250	$1.36	1d	35	0.36mi
2037 Linden Rd Winter Park, FL	1.0	1.0	620	$1,300	$2.10	23d	1	0.46mi
1166 Pointe Newport Ter Casselberry, FL	1.0–3.0	1.0–2.0	961	$1,400	$1.46	4d	16	0.95mi
202 Esplanade Way Unit Esplanade Way-202 Casselberry, FL	1.0	1.0	722	$1,200	$1.66	23d	1	1.23mi
1124 Shoreview Cir Casselberry, FL	1.0–3.0	1.0–2.0	1068	$1,777	$1.66	1d	23	1.34mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $119,000 Active 82 DOM
2. 2026-06-17
   days on market $119,000 Active 81 DOM
3. 2026-06-16
   days on market $119,000 Active 80 DOM
4. 2026-06-15
   days on market $119,000 Active 79 DOM
5. 2026-06-13
   days on market $119,000 Active 77 DOM
6. 2026-06-09
   days on market $119,000 Active 73 DOM
7. 2026-06-08
   days on market $119,000 Active 72 DOM
8. 2026-06-07
   days on market $119,000 Active 71 DOM
9. 2026-06-04
   days on market $119,000 Active 68 DOM
10. 2026-06-03
    days on market $119,000 Active 67 DOM
11. 2026-06-02
    days on market $119,000 Active 66 DOM
12. 2026-06-01
    days on market $119,000 Active 65 DOM
13. 2026-05-31
    days on market $119,000 Active 64 DOM
14. 2026-03-28
    listed $119,000 Active
15. 2025-12-03
    historical
16. 2025-10-17
    historical $1,150
17. 2025-09-26
    price $1,150
18. 2025-09-25
    price $119,000
19. 2025-09-10
    listed $1,200
20. 2025-07-01
    historical $1,200
21. 2025-06-29
    listed $125,000 Active
22. 2025-06-06
    listed $1,200
23. 2025-05-10
    historical $1,200
24. 2025-05-03
    listed $1,200
25. 2021-02-24
    soldstatus $76,000
26. 2021-02-19
    soldstatus $76,000 Sold 631-char remark

    Show marketing remark (631 chars)

    Great location and Price! Nice and bright condo facing the pool has (1) bedroom and (1) bathroom, living and dining areas. Kitchen has stainless steel appliances, pantry & light cabinets. Master bedroom suite with walk-in closet. Block and Brick construction. End-Unit. Central air. All appliances included. Condominium offers pool, gym, laundry facilities and playground. Supermarket and shops are just across the street. located in a very good part of town and convenient to all colleges! Affordable price for the Zip Code. Pet Friendly. Community requires background check for your safety. This one is good for everyone!

27. 2021-02-04
    status Pending 631-char remark

    Show marketing remark (631 chars)

    Great location and Price! Nice and bright condo facing the pool has (1) bedroom and (1) bathroom, living and dining areas. Kitchen has stainless steel appliances, pantry & light cabinets. Master bedroom suite with walk-in closet. Block and Brick construction. End-Unit. Central air. All appliances included. Condominium offers pool, gym, laundry facilities and playground. Supermarket and shops are just across the street. located in a very good part of town and convenient to all colleges! Affordable price for the Zip Code. Pet Friendly. Community requires background check for your safety. This one is good for everyone!

28. 2021-02-04
    status Active 631-char remark

    Show marketing remark (631 chars)

    Great location and Price! Nice and bright condo facing the pool has (1) bedroom and (1) bathroom, living and dining areas. Kitchen has stainless steel appliances, pantry & light cabinets. Master bedroom suite with walk-in closet. Block and Brick construction. End-Unit. Central air. All appliances included. Condominium offers pool, gym, laundry facilities and playground. Supermarket and shops are just across the street. located in a very good part of town and convenient to all colleges! Affordable price for the Zip Code. Pet Friendly. Community requires background check for your safety. This one is good for everyone!

29. 2021-01-08
    status Pending 631-char remark

    Show marketing remark (631 chars)

    Great location and Price! Nice and bright condo facing the pool has (1) bedroom and (1) bathroom, living and dining areas. Kitchen has stainless steel appliances, pantry & light cabinets. Master bedroom suite with walk-in closet. Block and Brick construction. End-Unit. Central air. All appliances included. Condominium offers pool, gym, laundry facilities and playground. Supermarket and shops are just across the street. located in a very good part of town and convenient to all colleges! Affordable price for the Zip Code. Pet Friendly. Community requires background check for your safety. This one is good for everyone!

30. 2021-01-08
    status Active 631-char remark

    Show marketing remark (631 chars)

    Great location and Price! Nice and bright condo facing the pool has (1) bedroom and (1) bathroom, living and dining areas. Kitchen has stainless steel appliances, pantry & light cabinets. Master bedroom suite with walk-in closet. Block and Brick construction. End-Unit. Central air. All appliances included. Condominium offers pool, gym, laundry facilities and playground. Supermarket and shops are just across the street. located in a very good part of town and convenient to all colleges! Affordable price for the Zip Code. Pet Friendly. Community requires background check for your safety. This one is good for everyone!

31. 2021-01-07
    historical 631-char remark

    Show marketing remark (631 chars)

    Great location and Price! Nice and bright condo facing the pool has (1) bedroom and (1) bathroom, living and dining areas. Kitchen has stainless steel appliances, pantry & light cabinets. Master bedroom suite with walk-in closet. Block and Brick construction. End-Unit. Central air. All appliances included. Condominium offers pool, gym, laundry facilities and playground. Supermarket and shops are just across the street. located in a very good part of town and convenient to all colleges! Affordable price for the Zip Code. Pet Friendly. Community requires background check for your safety. This one is good for everyone!

32. 2021-01-02
    listed $75,000 Active 631-char remark

    Show marketing remark (631 chars)

    Great location and Price! Nice and bright condo facing the pool has (1) bedroom and (1) bathroom, living and dining areas. Kitchen has stainless steel appliances, pantry & light cabinets. Master bedroom suite with walk-in closet. Block and Brick construction. End-Unit. Central air. All appliances included. Condominium offers pool, gym, laundry facilities and playground. Supermarket and shops are just across the street. located in a very good part of town and convenient to all colleges! Affordable price for the Zip Code. Pet Friendly. Community requires background check for your safety. This one is good for everyone!

33. 2018-03-15
    soldstatus $59,000
34. 2018-03-01
    soldstatus $59,000 Sold
35. 2018-02-14
    status Pending
36. 2018-02-07
    listed $62,000 Active
37. 2015-10-20
    historical
38. 2015-07-22
    listed $49,000 Active
39. 2014-09-13
    historical
40. 2014-08-22
    listed $49,000 Active
41. 2012-08-24
    soldstatus $41,000
42. 2012-06-04
    soldstatus $32,500
43. 2012-04-27
    listed $27,900

ⓘ 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: $1,738 · $145/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥107°F today · 24 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: $14,769
• − Mortgage interest: −$6,666
• − Property taxes: −$1,738
• − Insurance: −$595
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − HOA: −$2,580
• − Depreciation: −$3,462
• Taxable loss: −$2,635
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $-102/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: Orange County · 1,471,359 people
• City population: 45,584
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 22,103
• Household income: $95,387
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 950.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 15% Black 13% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 1% Dominican 1%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 2% Chinese 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: ▼ -342.25%
• Current HPI: 316.2808
• Rent YoY: ▲ 1.86%
• 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

+326.5% since first listed

30 events — show timeline

• 2026-03-28 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Rental Removed $1,150 STELLARMLS
• 2025-09-26 Price Changed $1,150 STELLARMLS
• 2025-09-25 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Listed for Rent $1,200 STELLARMLS
• 2025-07-01 Rental Removed $1,200 STELLARMLS
• 2025-06-29 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-06 Listed for Rent $1,200 STELLARMLS
• 2025-05-10 Rental Removed $1,200 STELLARMLS
• 2025-05-03 Listed for Rent $1,200 STELLARMLS
• 2021-02-24 Sold (Public Records) $76,000 Public Records
• 2021-02-19 Sold (MLS) $76,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-01-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-01-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-01-02 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-15 Sold (Public Records) $59,000 Public Records
• 2018-03-01 Sold (MLS) $59,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-02-07 Listed $62,000 Stellar MLS as Distributed by MLS Grid
• 2015-10-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-07-22 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2014-09-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-08-22 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2012-08-24 Sold (Public Records) $41,000 Public Records
• 2012-06-04 Sold (MLS) $32,500 Stellar MLS as Distributed by MLS Grid
• 2012-04-27 Listed $27,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.8%/yr

Latest (2025): $1,738 · +12.8% YoY. Source: county tax records.