2319 S Summerlin Ave · Sanford, FL 32771

$149,900

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 79 Days on market

Built 1954 6,600 sqft lot Est $213k · 30% under

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Why this score? — see what drove the B 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.0/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FIXER-UPPER. SOLD AS-IS. CASH ONLY. ON CORNER LOT ACROSS FROM PARK. GREAT LOCATION CLOSE TO DOWNTOWN SANFORD.

Key facts

• Across from park
• Corner lot
• 6,600 sq ft lot

Tags

• CORNER LOT
• ACROSS FROM PARK

Property features AI

Finance

• Other: Pets allowed with no restrictions; Active Under Contract

Exterior

• Parking: Driveway with room for 2 vehicles
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Faces west; Resale condition
• Construction: Built with wood frame construction; Shingle roof; Block foundation; 1 total story
• Exterior features: Corner lot; Not waterfront

Interior

• Bedrooms: 1 bedroom on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type: Other); Wall/Window cooling units
• Interior features: Other flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Market conditions: Rents flat; 561 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 79 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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 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?
6. 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?
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: 1.10% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $212,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2402 Stevens Ave	0.10mi	2/1.0	993 (+7%)	8mo	$140,000	$141	76
1501 Wynnewood Dr	0.22mi	3/1.0 (+1)	1,011 (+9%)	0mo	$196,000	$194	69
1500 S Summerlin Ave	0.58mi	2/1.0	952 (+3%)	2mo	$148,000	$155	67
1523 S Mellonville Ave	0.56mi	2/1.0	912 (-1%)	10mo	$210,000	$230	64
2001 Adams Ave	0.24mi	3/1.0 (+1)	850 (-8%)	21mo	$240,000	$282	53
1906 S Summerlin Ave	0.34mi	3/1.0 (+1)	1,015 (+10%)	12mo	$225,000	$222	53
1502 S Summerlin Ave	0.57mi	3/2.0 (+1)	952 (+3%)	11mo	$235,000	$247	51
2440 Grandview Ave	0.74mi	2/1.5	984 (+6%)	10mo	$265,000	$269	44
1807 S Summerlin Ave	0.44mi	3/1.0 (+1)	995 (+8%)	21mo	$228,000	$229	44
814 Rosalia Dr	0.63mi	3/1.0 (+1)	804 (-13%)	6mo	$169,900	$211	39
2519 Yale Ave	0.64mi	3/2.0 (+1)	1,059 (+14%)	3mo	$271,000	$256	35
1326 S Summerlin Ave	0.62mi	3/2.0 (+1)	1,008 (+9%)	16mo	$256,000	$254	34

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,493
• Equity at exit: $22,351

10-year hold

• IRR: 6.0%
• Equity multiple: 1.40×
• Total profit: $16,798
• Equity at exit: $12,961

Cash invested: $41,972 (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: 561
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$786
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $426

Break-even live

Break-even rent $1,113

Max offer price $149,900

Occupancy floor 69%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Langston Dr Sanford, FL	3.0	1.5	1082	$1,697	$1.57	20d	1	0.05mi
838 Rosalia Dr Sanford, FL	2.0	1.0	873	$1,600	$1.83	12d	1	0.53mi
1711 Roseberry Ln Sanford, FL	3.0	2.0	984	$2,150	$2.18	5d	1	0.57mi
619 San Lanta Cir Sanford, FL	3.0	2.0	1092	$1,796	$1.64	15d	1	0.72mi
1111 Willow Ave Sanford, FL	2.0	1.0	648	$1,050	$1.62	24d	1	0.85mi
2420 Daffadil Ter Sanford, FL	3.0	2.0	1097	$1,850	$1.69	18d	1	0.90mi
101 E 21st St Sanford, FL	3.0	2.0	896	$2,500	$2.79	24d	1	0.96mi
918 E 10th St Unit 918A Sanford, FL	2.0	1.0	745	$945	$1.27	24d	1	0.97mi
404 E 14th St Unit 202 Sanford, FL	1.0	1.0	600	$1,095	$1.82	16d	1	0.97mi
2628 Daffadil Ter Sanford, FL	3.0	2.0	1099	$1,995	$1.82	5d	1	0.99mi
1005 Pine Ave Unit A Sanford, FL	1.0	1.0	636	$850	$1.34	5d	1	1.06mi
2561 Daffadil Ter Sanford, FL	3.0	2.0	1099	$1,900	$1.73	24d	1	1.07mi
2441 Church St Sanford, FL	3.0	1.0	1057	$1,550	$1.47	24d	1	1.11mi
912 Pine Ave Sanford, FL	2.0	1.0	1122	$1,595	$1.42	24d	1	1.13mi
2522 S Oak Ave Unit A Sanford, FL	2.0	2.0	963	$1,300	$1.35	24d	1	1.15mi
2526 S Oak Ave Unit A Sanford, FL	2.0	2.0	962	$1,500	$1.56	15d	1	1.17mi
2541 Myrtle Ave Unit C Sanford, FL	2.0	2.0	1000	$1,465	$1.47	3d	1	1.17mi
2340 Broadway St Sanford, FL	3.0	1.0	1084	$800	$0.74	18d	1	1.31mi
517 E 5th St Unit B Sanford, FL	2.0	1.0	540	$1,050	$1.94	24d	1	1.35mi
3320 Lincoln St Sanford, FL	2.0	1.0	648	$700	$1.08	24d	1	1.38mi
612 S Park Ave Unit 4 Sanford, FL	2.0	1.0	720	$1,295	$1.80	22d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $149,900 Active 79 DOM
2. 2026-06-17
   days on market $149,900 Active 78 DOM
3. 2026-06-16
   days on market $149,900 Active 77 DOM
4. 2026-06-15
   days on market $149,900 Active 76 DOM
5. 2026-06-13
   days on market $149,900 Active 74 DOM
6. 2026-06-09
   days on market $149,900 Active 70 DOM
7. 2026-06-08
   days on market $149,900 Active 69 DOM
8. 2026-06-07
   days on market $149,900 Active 68 DOM
9. 2026-06-04
   days on market $149,900 Active 65 DOM
10. 2026-06-03
    days on market $149,900 Active 64 DOM
11. 2026-06-02
    days on market $149,900 Active 63 DOM
12. 2026-06-01
    days on market $149,900 Active 62 DOM
13. 2026-05-31
    days on market $149,900 Active 61 DOM
14. 2026-05-14
    historical Active Under Contract
15. 2026-03-31
    listed $149,900 Active
16. 2026-02-16
    soldstatus $115,000
17. 1988-11-01
    soldstatus $36,000

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$876/yr (+$73/mo · 237.9%)

ⓘ 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 4/10 Moderate
• 🌡 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: $19,821
• − Mortgage interest: −$8,397
• − Property taxes: −$368
• − Insurance: −$750
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$4,361
• Taxable income: $2,775
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $4,442/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

+316.4% since first listed

4 events — show timeline

• 2026-05-14 Contingent — Beaches MLS
• 2026-03-31 Listed $149,900 Beaches MLS
• 2026-02-16 Sold (Public Records) $115,000 Public Records
• 1988-11-01 Sold (Public Records) $36,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $368 · +9.5% YoY. Source: county tax records.