613 E San Sebastian Ct #1 · Altamonte Springs, FL 32714

$117,500

1 bd · 1.0 ba · 774 sqft · Condo · 61 Days on market

Built 1979 Fair condition $367/mo HOA · 26% of rent ↓ 4% 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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +5.1/10.0
• Livability +4.1/5.0
• DSCR +3.3/10.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to Altamonte Village II! This well-located condo offers unbeatable convenience in the heart of Altamonte Springs. Just minutes from major shopping and dining including Walmart, Costco, Publix, and the Altamonte Mall. Enjoy the vibrant lifestyle of nearby Crane’s Roost Lake, scenic bike trails, and beautiful natural springs parks. Residents enjoy access to a community pool and the ease of low-maintenance condo living. With quick access to major roads and everyday essentials, this property is ideal for homeowners or investors seeking location, lifestyle, and value all in one.

Key facts

• Community pool
• Scenic bike trails
• $367 HOA

Tags

• COMMUNITY POOL
• SCENIC BIKE TRAILS
• NATURAL SPRINGS PARKS
• QUICK ACCESS TO MAJOR ROADS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $118k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-46 ($-552/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (5.7% below list).
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.4% in Altamonte Springs — 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 82/100 on livability (#62 in FL, #1,095 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime D+, amenities D-.
• 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: Forest City Elementary School (math 54% / reading 60%, grade C+, #781 of 2,144 statewide, top 38%, 793 students, 75% FRL); Teague Middle School (math 54% / reading 50%, grade C+, #217 of 571 statewide, top 40%, 1,206 students, 62% FRL); Lake Brantley High School (math 38% / reading 56%, grade D-, #207 of 667 statewide, top 32%, 2,719 students, 46% FRL) — zoned schools average 61% FRL vs 38% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 259 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $812 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 61 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,450 (6.0% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Crime grade is D 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.22% ✓
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.21×
• Total profit: $-25,924
• Equity at exit: $17,520

10-year hold

• IRR: -40.6%
• Equity multiple: -0.26×
• Total profit: $-41,584
• Equity at exit: $10,159

Cash invested: $32,900 (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 32714

• Rents YoY: -0.8%
• Active inventory: 259
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$616
• Tax est. 1.5%: −$147 /mo · $1,762/yr
• Insurance: −$49
• HOA: −$367
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-46

Break-even live

Break-even rent $1,492

Max offer price $110,847

Occupancy floor 98%

Sensitivity live

Price	-10% $35	-5% $-5	+0% $-46	+5% $-87	+10% $-127
Rent	-10% $-159	-5% $-103	+0% $-46	+5% $11	+10% $67
Rate	-1.0pp $13	-0.5pp $-16	base $-46	+0.5pp $-76	+1.0pp $-107

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 E San Sebastian Ct Altamonte Springs, FL	2.0	2.0	1082	$1,550	$1.43	0d	1	0.00mi
623 E San Sebastian Ct Altamonte Springs, FL	2.0	2.0	1082	$1,550	$1.43	25d	1	0.00mi
232 Riverbend Dr #204 Altamonte Springs, FL	2.0	2.0	950	$1,595	$1.68	25d	1	0.16mi
180 Waterfall Way Altamonte Springs, FL	1.0	1.0	800	$1,495	$1.87	25d	1	0.17mi
185 Waterfall Way #201 Altamonte Springs, FL	2.0	2.0	1030	$1,475	$1.43	16d	1	0.22mi
202 Riverbend Dr #201 Altamonte Springs, FL	2.0	1.0	1000	$1,495	$1.50	6d	1	0.23mi
801 Ravens Cir Altamonte Springs, FL	1.0–3.0	1.0–2.0	884	$1,147	$1.30	0d	8	0.36mi
826 Camargo Way Unit 5-104 Altamonte Springs, FL	2.0	2.0	990	$1,650	$1.67	25d	1	0.42mi
831 Camargo Way Altamonte Springs, FL	2.0	2.0	1102	$1,700	$1.54	23d	1	0.42mi
831 Camargo Way Altamonte Springs, FL	2.0	2.0	1155	$1,700	$1.47	5d	2	0.42mi
823 Camargo Way #104 Altamonte Springs, FL	2.0	2.0	990	$1,750	$1.77	19d	1	0.46mi
832 Camargo Way #303 Altamonte Springs, FL	1.0	1.0	767	$1,150	$1.50	25d	1	0.48mi
525 Heatherton Vlg Altamonte Springs, FL	2.0	1.0	912	$1,395	$1.53	5d	1	0.59mi
439 S Netherwood Cres Unit 439 Altamonte Springs, FL	2.0	2.0	1121	$2,000	$1.78	19d	1	0.66mi
216 Afton Sq Altamonte Springs, FL	1.0	1.0	668	$1,388	$2.08	5d	2	0.73mi
956 Salt Pond Pl #304 Altamonte Springs, FL	2.0	2.0	1019	$1,500	$1.47	0d	1	0.75mi
956 Salt Pond Pl Altamonte Springs, FL	2.0	2.0	1019	$1,475	$1.45	14d	2	0.75mi
958 Salt Pond Pl Altamonte Springs, FL	2.0	2.0	1000	$1,420	$1.42	16d	2	0.75mi
958 Salt Pond Pl #103 Altamonte Springs, FL	2.0	2.0	982	$1,525	$1.55	6d	1	0.75mi
224 Afton Sq #104 Altamonte Springs, FL	1.0	1.0	540	$1,300	$2.41	6d	1	0.75mi
224 Afton Sq #205 Altamonte Springs, FL	1.0	1.0	552	$1,350	$2.45	25d	1	0.75mi
208 Afton Sq Altamonte Springs, FL	1.0–2.0	1.0–2.0	757	$1,050	$1.39	5d	2	0.75mi
208 Afton Sq #208 Altamonte Springs, FL	2.0	2.0	962	$1,500	$1.56	19d	1	0.76mi
951 Salt Pond Pl #201 Altamonte Springs, FL	2.0	2.0	1019	$1,400	$1.37	0d	1	0.77mi
951 Salt Pond Pl #201 Altamonte Springs, FL	2.0	2.0	1019	$1,400	$1.37	4d	1	0.77mi
951 Salt Pond Pl Unit 1304 Altamonte Springs, FL	2.0	2.0	1019	$1,450	$1.42	25d	1	0.77mi
232 Afton Sq Altamonte Springs, FL	1.0–2.0	1.0	794	$1,100	$1.39	22d	2	0.78mi
199 Afton Sq #309 Altamonte Springs, FL	1.0	1.0	552	$1,380	$2.50	21d	1	0.79mi
311 Los Altos Way Altamonte Springs, FL	1.0–3.0	1.0–2.0	928	$1,266	$1.36	0d	11	0.80mi
637 Buoy Ln Altamonte Springs, FL	2.0	2.0	1019	$1,450	$1.42	0d	2	0.80mi
249 Afton Sq Altamonte Springs, FL	1.0	1.0	614	$1,272	$2.07	16d	3	0.81mi
249 Afton Sq Altamonte Springs, FL	1.0	1.0	669	$1,275	$1.91	4d	2	0.81mi
155 N Pearl Lake Cswy #200 Altamonte Springs, FL	2.0	2.0	1053	$1,545	$1.47	16d	1	0.81mi
642 Dory Ln #203 Altamonte Springs, FL	2.0	2.0	1019	$1,475	$1.45	0d	1	0.83mi
642 Dory Ln #203 Altamonte Springs, FL	2.0	2.0	1019	$1,475	$1.45	6d	1	0.83mi
238 Afton Sq #207 Altamonte Springs, FL	2.0	2.0	968	$1,350	$1.39	6d	1	0.85mi
236 Afton Sq Altamonte Springs, FL	1.0	1.0	552	$1,050	$1.90	14d	1	0.86mi
682 Youngstown Pkwy #334 Altamonte Springs, FL	2.0	2.0	1044	$1,698	$1.63	19d	1	0.96mi
520 Terraceview Cv Altamonte Springs, FL	1.0–3.0	1.0–2.0	1015	$1,257	$1.24	0d	25	0.99mi
626 Cambridge Way #98 Altamonte Springs, FL	2.0	2.0	1040	$1,650	$1.59	25d	1	1.00mi

HOA detail condo

• Monthly dues: $367 · $4,404/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-04-19
   status Pending
2. 2026-04-03
   price $117,500
3. 2026-02-16
   listed $123,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 22 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: $17,211
• − Mortgage interest: −$6,582
• − Property taxes: −$1,762
• − Insurance: −$588
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − HOA: −$4,404
• − Depreciation: −$3,418
• Taxable loss: −$2,297
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $0/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.

Condition & rehab AI · 1 photo

Fair 45/100 Cosmetic rehab

The property is in fair condition with cosmetic needs, primarily in landscaping and painting. A fresh coat of paint and some landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Major Landscaping — Overgrown grass and bushes need trimming and planting
• Major Landscaping — Overgrown grass and bushes need trimming and planting

Value-add opportunities

• Both Landscaping — Aesthetic improvement and increased curb appeal
• Both Painting — Fresh paint can make the home look more inviting and well-maintained

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass and bushes need trimming and planting	Major	$15,000–50,000
Landscaping · Overgrown grass and bushes need trimming and planting	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping — Aesthetic improvement and increased curb appeal ↑
• Both Painting — Fresh paint can make the home look more inviting and well-maintained ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Altamonte Springs

• Score: 82/100
• State rank: #62
• US rank: #1095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altamonte Springs, FL
• County: Seminole County · 436,154 people
• City population: 62,497
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 37,905
• Household income: $70,955
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1961.0

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 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 31% Two or more races 17% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Cuban 3% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 3% Scotch-Irish 2%
• Foreign-born: 18% · Canada, Jamaica, South Korea
• Languages at home: 71% English-only · Spanish 22% French/Haitian/Cajun 3% 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: ▼ -200.78%
• Current HPI: 338.6894
• Rent YoY: ▼ -0.79%
• 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

-4.5% since first listed

3 events — show timeline

• 2026-04-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $117,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Listed $123,000 Stellar MLS as Distributed by MLS Grid