90 Hidden Lake Dr #151 · Sanford, FL 32773

$175,000

2 bd · 2.0 ba · 1,021 sqft · Condo public records · 54 Days on market

Built 1988 $270/mo HOA · 15% of rent ↓ 11% since listing

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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 +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ACT NOW BEFORE IT IS GONE!!!! FIRST TIME HOME BUYERS!!! Come check out this Beautiful 2 bed 2 bath condo in the heart of Sanford/Lake Mary area. LOW HOA!!! Very own screened in patio with storage.

Key facts

• Knockdown ceilings
• Vinyl flooring
• Freshly painted

Tags

• MOVE IN READY
• FRESHLY PAINTED
• KNOCKDOWN CEILINGS
• VINYL FLOORING
• CERAMIC TILING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Unfurnished; No lease restrictions reported
• Financial info: Total monthly fees $270; total annual fees $3,240
• HOA & community: Monthly condo fee $270 (includes pool, structure and grounds maintenance, management, pest control, trash); Community pool; Sidewalks; Pets allowed (up to 100 lbs)

Exterior

• Parking: Parking lot access (unit located off the parking lot)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity connected; Sewer connected
• Home design: Condominium; One story; Faces south; Unit on first floor
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building number 151
• Exterior features: Patio; Screened patio; Sidewalks; Mature landscaping; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments; 6 total rooms
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (9.3% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: Wicklow Elementary School (math 31% / reading 31%, grade F, #1,854 of 2,144 statewide, top 87%, 654 students, 83% FRL); Seminole High School (math 35% / reading 51%, grade F, #255 of 667 statewide, top 39%, 4,036 students, 53% FRL) — zoned schools average 68% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 59% district-wide (-22 pts) — the specific schools serving this property underperform the Seminole average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 286 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 30% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $5k 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 54 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• 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 $158,714 (9.3% 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 54 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.25×
• Total profit: $-36,767
• Equity at exit: $26,093

10-year hold

• IRR: -21.3%
• Equity multiple: -0.01×
• Total profit: $-49,651
• Equity at exit: $15,131

Cash invested: $49,000 (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 32773

• Home prices YoY: -27.8%
• Rents YoY: 1.4%
• Active inventory: 286
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$918
• Tax from tax record: −$244 /mo · $2,925/yr
• Insurance: −$73
• HOA: −$270
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-92

Break-even live

Break-even rent $1,904

Max offer price $158,714

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Lakeside Dr Sanford, FL	3.0	1.0	1250	$2,065	$1.65	4d	1	0.36mi
100 Sweet Gum Ct Sanford, FL	3.0	2.0	1315	$1,995	$1.52	4d	1	0.46mi
120 Bent Oak Ct Sanford, FL	3.0	2.0	1064	$2,150	$2.02	17d	1	0.49mi
801 Northlake Dr #801 Sanford, FL	2.0	2.0	912	$1,400	$1.54	23d	1	0.58mi
305 Northlake Dr Sanford, FL	2.0	2.0	912	$1,345	$1.47	23d	1	0.63mi
120 Sandpoint Ct Sanford, FL	3.0	2.0	1462	$2,300	$1.57	20d	1	0.76mi
124 Clear Lake Cir Sanford, FL	2.0	2.0	1116	$1,650	$1.48	20d	1	0.90mi
124 Clear Lake Cir Sanford, FL	2.0	2.0	1116	$1,650	$1.48	21d	1	0.90mi
104 Hazel Blvd Sanford, FL	3.0	2.0	1478	$2,081	$1.41	4d	1	1.01mi
423 Wilton Cir Sanford, FL	2.0	2.5	1144	$1,700	$1.49	16d	1	1.04mi
429 Wilton Cir Sanford, FL	3.0	2.5	1420	$1,950	$1.37	23d	1	1.05mi
500 W Airport Blvd Sanford, FL	1.0–3.0	1.0–2.0	862	$1,734	$2.01	1d	7	1.08mi
102 Wilton Cir Unit 102 Sanford, FL	3.0	2.5	1420	$1,800	$1.27	12d	1	1.10mi
102 Wilton Cir Unit 102 Sanford, FL	3.0	2.5	1420	$1,800	$1.27	10d	1	1.10mi
506 Wilton Cir Sanford, FL	2.0	2.5	1144	$1,675	$1.46	17d	1	1.11mi
1000 Stonebrook Dr Sanford, FL	1.0–3.0	1.0–2.0	1000	$1,861	$1.86	1d	19	1.13mi
300 W Airport Blvd Sanford, FL	2.0	1.0	687	$1,595	$2.32	16d	9	1.16mi
2865 Woodlands Park Ct Unit 2865 Lake Mary, FL	2.0	1.5	1095	$1,650	$1.51	2d	1	1.24mi
902 Vineland Pl Lake Mary, FL	2.0	2.5	1095	$1,650	$1.51	23d	1	1.24mi
3560 Windleshore Way Sanford, FL	3.0	2.5	1420	$1,795	$1.26	1d	1	1.26mi
2912 Woodlands Park Ct Lake Mary, FL	2.0	2.5	1095	$1,780	$1.63	23d	1	1.26mi
3360 Windleshore Way Sanford, FL	3.0	2.5	1420	$2,000	$1.41	3d	1	1.27mi
3036 Dellcrest Pl Lake Mary, FL	3.0	2.0	1369	$2,200	$1.61	16d	1	1.28mi
500 Fox Quarry Ln Sanford, FL	1.0–4.0	1.0–3.0	1134	$1,372	$1.21	1d	16	1.29mi
3251 Windleshore Way Sanford, FL	2.0	2.5	1056	$1,950	$1.85	10d	1	1.30mi
3141 Windleshore Way Sanford, FL	2.0	2.5	1144	$1,800	$1.57	17d	1	1.30mi
5361 Windsor Lake Cir Sanford, FL	3.0	2.5	1420	$1,950	$1.37	4d	1	1.32mi
7021 Kirkland Way Lake Mary, FL	2.0	2.0	1020	$1,850	$1.81	4d	1	1.32mi
188 E Crystal Lake Ave Lake Mary, FL	1.0–3.0	1.0–2.0	950	$1,870	$1.97	4d	6	1.41mi
929 Old Mail Ln Sanford, FL	3.0	2.0	1429	$2,225	$1.56	10d	1	1.44mi
2714 Ridgewood Ave Sanford, FL	1.0–2.0	1.0–2.0	987	$1,650	$1.67	2d	7	1.45mi
1114 S Pine Ridge Cir #14 Sanford, FL	2.0	2.0	800	$1,300	$1.62	14d	1	1.46mi
1114 S Pine Ridge Cir Unit D1 Sanford, FL	2.0	2.0	800	$1,300	$1.62	21d	1	1.46mi
1223 S Pine Ridge Cir #23 Sanford, FL	2.0	2.0	975	$1,575	$1.62	2d	1	1.46mi
1122 S Pine Ridge Cir #1122 Sanford, FL	2.0	2.0	800	$1,300	$1.62	23d	1	1.47mi
331 Placid Lake Dr Sanford, FL	3.0	2.0	1292	$1,960	$1.52	20d	1	1.49mi
1324 S Pine Ridge Cir Unit D2 Sanford, FL	2.0	2.0	1025	$1,690	$1.65	23d	1	1.49mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Active 54 DOM
2. 2026-06-17
   days on market $175,000 Active 53 DOM
3. 2026-06-16
   days on market $175,000 Active 52 DOM
4. 2026-06-15
   days on market $175,000 Active 51 DOM
5. 2026-06-13
   days on market $175,000 Active 49 DOM
6. 2026-06-09
   days on market $175,000 Active 45 DOM
7. 2026-06-08
   days on market $175,000 Active 44 DOM
8. 2026-06-07
   days on market $175,000 Active 43 DOM
9. 2026-06-04
   days on market $175,000 Active 40 DOM
10. 2026-06-03
    days on market $175,000 Active 39 DOM
11. 2026-06-02
    days on market $175,000 Active 38 DOM
12. 2026-06-01
    days on market $175,000 Active 37 DOM
13. 2026-05-31
    days on market $175,000 Active 36 DOM
14. 2026-04-25
    listed $175,000 Active
15. 2022-11-23
    historical
16. 2022-08-31
    soldstatus $185,000
17. 2022-08-30
    soldstatus $185,000 Closed 197-char remark

    Show marketing remark (197 chars)

    ACT NOW BEFORE IT IS GONE!!!! FIRST TIME HOME BUYERS!!! Come check out this Beautiful 2 bed 2 bath condo in the heart of Sanford/Lake Mary area. LOW HOA!!! Very own screened in patio with storage.

18. 2022-08-18
    status Pending 197-char remark

    Show marketing remark (197 chars)

    ACT NOW BEFORE IT IS GONE!!!! FIRST TIME HOME BUYERS!!! Come check out this Beautiful 2 bed 2 bath condo in the heart of Sanford/Lake Mary area. LOW HOA!!! Very own screened in patio with storage.

19. 2022-05-14
    listed $196,000 Active 197-char remark

    Show marketing remark (197 chars)

    ACT NOW BEFORE IT IS GONE!!!! FIRST TIME HOME BUYERS!!! Come check out this Beautiful 2 bed 2 bath condo in the heart of Sanford/Lake Mary area. LOW HOA!!! Very own screened in patio with storage.

ⓘ 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: $2,925 · $244/mo
• Projected year-2 tax: $2,925 · $244/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 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: $21,451
• − Mortgage interest: −$9,803
• − Property taxes: −$2,925
• − Insurance: −$875
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − HOA: −$3,240
• − Depreciation: −$5,091
• Taxable loss: −$3,915
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $-167/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): 34,032
• Household income: $70,442
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1516.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Hispanic / Latino 26% Black 20% Two or more races 16% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 12% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Slovak 1% Hispanic 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 21% Vietnamese 3% Other Indo-European 2%

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: ▼ -126.55%
• Current HPI: 328.5485
• Rent YoY: ▲ 1.45%
• 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

-10.7% since first listed

6 events — show timeline

• 2026-04-25 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-23 Rental Removed — RENT.
• 2022-08-31 Sold (Public Records) $185,000 Public Records
• 2022-08-30 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-14 Listed $196,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+30.4%/yr

Latest (2025): $2,925 · +2.7% YoY. Source: county tax records.