801 S Bay Ave · Sanford, FL 32771

$190,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 51 Days on market

Built 1926 5,850 sqft lot Est $215k · 12% under

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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 +15.3/30.0
• ARV discount +12.8/15.0
• Schools +5.1/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see this move in ready home priced for either a new homeowner or investor. The open floor plan is absolutely amazing for a home priced so low. New Central A/C has warranty transferable to purchaser. Call your Realtor for a personal showing today before it is gone! Owner will entertain both Cash and Conventionally financed offers from bank qualified buyers.

Key facts

• Open floor plan
• 2 parking spaces
• Corner unit

Tags

• HISTORIC GEORGETOWN AREA
• OPEN FLOOR PLAN
• INSIDE LAUNDRY
• 2 PARKING SPACES
• CORNER UNIT

Property features AI

Finance

• Other: No lease restrictions; Property type: Residential (Single Family Residence)
• HOA & community: Senior community; Pets allowed; No HOA/association

Exterior

• Parking: Use GPS for directions
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single-family residence; One story; Homestead exempt; Faces west
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built as a completed property
• Exterior features: Front porch; Rear porch; Private mailbox; Oak trees on the property; Corner lot in city limits, paved road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan with living room/dining room combo; Inside utility room
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $68 ($821/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 $151k (20.7% below list).
• Recommended offer: $151k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.6% in Sanford — 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 (#316 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, 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: Midway Elementary School (math 44% / reading 46%, grade D-, #1,271 of 2,144 statewide, top 60%, 786 students, 86% FRL); Markham Woods Middle School (math 61% / reading 60%, grade B+, #131 of 571 statewide, top 23%, 961 students, 51% FRL); Seminole High School (math 35% / reading 51%, grade F, #255 of 667 statewide, top 39%, 4,036 students, 53% FRL) — zoned schools average 63% FRL vs 38% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 570 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 51 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $190k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,596 (20.7% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $215,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Orange Ave	0.16mi	3/1.0 (+1)	930 (-1%)	1mo	$210,000	$226	86
805 Willow Ave	0.06mi	2/1.0	868 (-7%)	3mo	$198,000	$228	82
1500 S Summerlin Ave	0.52mi	2/1.0	952 (+2%)	2mo	$148,000	$155	71
405 Willow Ave	0.20mi	2/1.0	1,030 (+10%)	4mo	$254,900	$247	70
1105 S Locust Ave	0.27mi	2/1.0	848 (-9%)	6mo	$100,000	$118	67
1523 S Mellonville Ave	0.51mi	2/1.0	912 (-3%)	10mo	$210,000	$230	64
409 Orange Ave	0.22mi	3/1.0 (+1)	820 (-12%)	1mo	$219,000	$267	63
812 S Locust Ave	0.22mi	3/2.0 (+1)	1,029 (+10%)	9mo	$253,000	$246	57
104 W 10th St	0.67mi	3/1.0 (+1)	892 (-5%)	1mo	$140,000	$157	55
328 San Lanta Cir	0.50mi	3/2.0 (+1)	1,064 (+14%)	4mo	$285,000	$268	42
1102 S Oak Ave	0.74mi	2/1.0	830 (-11%)	8mo	$300,000	$361	40
814 Rosalia Dr	0.57mi	3/1.0 (+1)	804 (-14%)	6mo	$169,900	$211	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 · 0.38% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.43×
• Total profit: $-30,393
• Equity at exit: $28,330

10-year hold

• IRR: -13.0%
• Equity multiple: 0.32×
• Total profit: $-36,304
• Equity at exit: $16,428

Cash invested: $53,200 (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 32771

• Rents YoY: 0.4%
• Active inventory: 570
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$996
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $68

Break-even live

Break-even rent $1,419

Max offer price $190,000

Occupancy floor 90%

Sensitivity live

Price	-10% $176	-5% $122	+0% $68	+5% $15	+10% $-39
Rent	-10% $-51	-5% $9	+0% $68	+5% $128	+10% $187
Rate	-1.0pp $164	-0.5pp $117	base $68	+0.5pp $19	+1.0pp $-31

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 E 10th St Unit 918A Sanford, FL	2.0	1.0	745	$945	$1.27	26d	1	0.14mi
1111 Willow Ave Sanford, FL	2.0	1.0	648	$1,050	$1.62	26d	1	0.23mi
619 San Lanta Cir Sanford, FL	3.0	2.0	1092	$1,796	$1.64	17d	1	0.31mi
1005 Pine Ave Unit A Sanford, FL	1.0	1.0	636	$850	$1.34	7d	1	0.36mi
912 Pine Ave Sanford, FL	2.0	1.0	1122	$1,595	$1.42	26d	1	0.38mi
517 E 5th St Unit B Sanford, FL	2.0	1.0	540	$1,050	$1.94	26d	1	0.43mi
711 E 1st St Sanford, FL	1.0	1.0	720	$1,525	$2.12	7d	2	0.50mi
711 E 1st St Unit 15w Sanford, FL	1.0	1.0	720	$1,525	$2.12	17d	1	0.50mi
711 E 1st St Sanford, FL	1.0	1.0	720	$1,525	$2.12	18d	1	0.50mi
838 Rosalia Dr Sanford, FL	2.0	1.0	873	$1,600	$1.83	15d	1	0.54mi
404 E 14th St Unit 202 Sanford, FL	1.0	1.0	600	$1,095	$1.82	18d	1	0.55mi
201 Sanford Ave Sanford, FL	1.0	1.0	779	$1,795	$2.30	5d	1	0.61mi
612 S Park Ave Unit 4 Sanford, FL	2.0	1.0	720	$1,295	$1.80	24d	1	0.69mi
1711 Roseberry Ln Sanford, FL	3.0	2.0	984	$2,150	$2.18	7d	1	0.86mi
131 Langston Dr Sanford, FL	3.0	1.5	1082	$1,697	$1.57	22d	1	1.01mi
101 E 21st St Sanford, FL	3.0	2.0	896	$2,500	$2.79	26d	1	1.06mi
401 W Seminole Blvd Sanford, FL	1.0–2.0	1.0–2.0	818	$1,824	$2.23	4d	12	1.12mi
2420 Daffadil Ter Sanford, FL	3.0	2.0	1097	$1,850	$1.69	20d	1	1.26mi
1001 W 8th St Unit 1 Sanford, FL	3.0	1.0	1075	$2,250	$2.09	24d	1	1.28mi
1013 W 3rd St Unit B Sanford, FL	2.0	1.0	800	$1,195	$1.49	17d	1	1.34mi
2628 Daffadil Ter Sanford, FL	3.0	2.0	1099	$1,995	$1.82	7d	1	1.35mi
2561 Daffadil Ter Sanford, FL	3.0	2.0	1099	$1,900	$1.73	26d	1	1.38mi

Listing history 13 events

1. 2026-05-24
   price $199,900
2. 2026-05-06
   price $205,000
3. 2026-04-07
   listed $210,000 Active
4. 2016-04-26
   soldstatus $73,000
5. 2016-04-25
   soldstatus $73,000 Sold 366-char remark

   Show marketing remark (366 chars)

   Must see this move in ready home priced for either a new homeowner or investor. The open floor plan is absolutely amazing for a home priced so low. New Central A/C has warranty transferable to purchaser. Call your Realtor for a personal showing today before it is gone! Owner will entertain both Cash and Conventionally financed offers from bank qualified buyers.

6. 2016-02-24
   historical Active with Contract 366-char remark

   Show marketing remark (366 chars)

   Must see this move in ready home priced for either a new homeowner or investor. The open floor plan is absolutely amazing for a home priced so low. New Central A/C has warranty transferable to purchaser. Call your Realtor for a personal showing today before it is gone! Owner will entertain both Cash and Conventionally financed offers from bank qualified buyers.

7. 2016-02-04
   listed $75,000 Active 366-char remark

   Show marketing remark (366 chars)

   Must see this move in ready home priced for either a new homeowner or investor. The open floor plan is absolutely amazing for a home priced so low. New Central A/C has warranty transferable to purchaser. Call your Realtor for a personal showing today before it is gone! Owner will entertain both Cash and Conventionally financed offers from bank qualified buyers.

8. 2008-11-19
   historical
9. 2008-10-01
   listed $119,000
10. 2005-08-22
    soldstatus $85,700
11. 2005-08-12
    soldstatus $85,674
12. 2005-05-29
    listed $84,900
13. 1990-07-01
    soldstatus $18,000

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$1,028/yr (+$86/mo · 187.4%)

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

Taxation est. · year 1

• Rental income: $18,072
• − Mortgage interest: −$10,643
• − Property taxes: −$549
• − Insurance: −$950
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$5,527
• Taxable loss: −$2,489
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $1,419/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 — Sanford

• Score: 73/100
• State rank: #316
• US rank: #5359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanford, FL
• County: Seminole County · 436,154 people
• City population: 96,638
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 62,606
• Household income: $77,868
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 2645.0

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 0.70)
• Race & ethnicity: White 43% Black 24% Hispanic / Latino 23% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 15% Other Indo-European 3% Other Asian/Pacific 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: ▼ -281.27%
• Current HPI: 299.2738
• Rent YoY: ▲ 0.38%
• 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

+1010.6% since first listed

13 events — show timeline

• 2026-05-24 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-26 Sold (Public Records) $73,000 Public Records
• 2016-04-25 Sold (MLS) $73,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-24 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-02-04 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2008-11-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-10-01 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-22 Sold (Public Records) $85,700 Public Records
• 2005-08-12 Sold (MLS) $85,674 Stellar MLS as Distributed by MLS Grid
• 2005-05-29 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 1990-07-01 Sold (Public Records) $18,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $549 · +4.0% YoY. Source: county tax records.