173 Springwood Cir Unit D · Longwood, FL 32750

$179,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 6 Days on market

Built 1973 $370/mo HOA · 22% 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 +10.0/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable, move in condition condo won't be around for long!! You will love the location, the quiet area, the beautiful view of woods and listening to the birds sing as you sit out on the screened balcony. The entire condo has bamboo laminate flooring, newer kitchen and baths, Corian countertops and very nice appliances; including a high end Bosch dishwasher. There is a separate eating area in the Kitchen and also a Living Room/ Dining Room combo that the Kitchen overlooks. You will enjoy sitting in the Living Room with the pretty views out the sliding doors to the patio. There is a storage closet off the balcony area and an inside laundry room that many units don't have. You can walk to 2 pools, the tennis court and basketball court. The association also has a fitness room, a clubhouse and 2 rooms that families can rent out when they come to visit. Easy jump on I-4, walk to restaurants or short drive to the Altamonte Mall, Cranes Roost and more restaurants. Take advantage of this great opportunity to own a nice condo in the perfect location!!

Key facts

• Corian countertops
• Newer a/c system
• Screened porch

Tags

• SCREENED PORCH
• BAMBOO LAMINATE FLOORING
• CORIAN COUNTERTOPS
• INSIDE LAUNDRY CLOSET
• EXTERIOR PATIO STORAGE CLOSET
• NEWER A/C SYSTEM

Property features AI

Finance

• Other: Unfurnished unit
• Financial info: Total annual fees $4,440; Lease restrictions apply
• HOA & community: Monthly HOA $370; HOA covers pool, insurance, structure maintenance, grounds maintenance, pest control, recreational facilities, sewer, trash, and water; Association requires approval; Association amenities: clubhouse, fitness center, pool, basketball court, tennis courts, community mailbox, sidewalks; Buyer approval required; Pets allowed (maximum 20 lbs)

Exterior

• Parking: Paved asphalt access
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; 2 total stories; Unit on 2nd floor; Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 1/100 acre (approximate)
• Exterior features: Covered rear porch; Screened porch; Sidewalk; Storage; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (7.1% below list).
• Recommended offer: $160k (10.6% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.0% in Longwood — 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 81/100 on livability (#92 in FL, #1,438 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, cost of living B+; Watch: 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: Altamonte Elementary School (math 46% / reading 51%, grade D, #1,152 of 2,144 statewide, top 55%, 589 students, 78% FRL); Lyman High School (math 36% / reading 50%, grade F, #255 of 667 statewide, top 39%, 2,084 students, 53% FRL) — zoned schools average 66% FRL vs 38% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 46% at this address vs 59% district-wide (-13 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 (+3.9%/yr); 149 active listings in the ZIP; 19 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $115k; list at $179k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,112 (10.6% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.89% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-34,174
• Equity at exit: $26,689

10-year hold

• IRR: -9.8%
• Equity multiple: 0.37×
• Total profit: $-31,685
• Equity at exit: $15,477

Cash invested: $50,120 (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 32750

• Rents YoY: 3.9%
• Active inventory: 149
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$939
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$75
• HOA: −$370
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-107

Break-even live

Break-even rent $1,799

Max offer price $160,112

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-56	+0% $-107	+5% $-158	+10% $-208
Rent	-10% $-238	-5% $-173	+0% $-107	+5% $-41	+10% $25
Rate	-1.0pp $-17	-0.5pp $-61	base $-107	+0.5pp $-153	+1.0pp $-200

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 Springwood Cir Unit 172 Longwood, FL	2.0	2.0	1054	$1,550	$1.47	24d	1	0.01mi
151 Springwood Cir Unit C Longwood, FL	2.0	1.0	1020	$1,520	$1.49	5d	1	0.07mi
151 Springwood Cir Unit C Longwood, FL	2.0	1.0	1020	$1,520	$1.49	2d	1	0.07mi
163 Springwood Cir Unit A Longwood, FL	2.0	2.0	1180	$1,650	$1.40	24d	1	0.09mi
940 Douglas Ave #185 Altamonte Springs, FL	2.0	2.0	1199	$1,600	$1.33	5d	1	0.92mi
940 Douglas Ave Altamonte Springs, FL	1.0–2.0	1.0–2.0	1020	$1,600	$1.57	11d	2	1.01mi
205 Fairway Dr Longwood, FL	2.0	1.0	1141	$1,795	$1.57	13d	1	1.03mi
222 Crown Oaks Way Longwood, FL	2.0	2.0	1143	$1,750	$1.53	24d	1	1.04mi
108 Fairway Dr #108 Longwood, FL	2.0	2.0	1216	$1,900	$1.56	24d	1	1.05mi
116 Fairway Dr Longwood, FL	2.0	1.0	1200	$1,900	$1.58	24d	1	1.06mi
263 Crown Oaks Way Unit 263 Longwood, FL	1.0	1.0	900	$1,700	$1.89	3d	1	1.11mi
413 Summit Ridge Pl #111 Longwood, FL	2.0	1.0	1271	$1,550	$1.22	2d	1	1.36mi
505 Sun Ridge Pl Altamonte Springs, FL	2.0	2.5	1124	$1,900	$1.69	24d	1	1.39mi
524 Sun Valley Vlg #105 Altamonte Springs, FL	2.0	2.0	1139	$2,100	$1.84	18d	1	1.42mi
420 Summit Ridge Pl Longwood, FL	2.0	1.0–2.5	1274	$1,674	$1.31	22d	2	1.45mi
420 Summit Ridge Pl Longwood, FL	2.0	1.0–2.5	1274	$1,624	$1.28	20d	2	1.45mi
420 Summit Ridge Pl #306 Longwood, FL	2.0	1.0	1271	$1,599	$1.26	18d	1	1.45mi
385 Golf Brook Cir Longwood, FL	2.0–3.0	2.0	1495	$2,240	$1.50	3d	4	1.47mi
534 Sun Valley Vlg Altamonte Springs, FL	1.0–3.0	1.0–2.0	1117	$1,871	$1.68	3d	9	1.47mi

HOA detail condo

• Monthly dues: $370 · $4,440/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $179,000 Active 6 DOM
2. 2026-06-17
   days on market $179,000 Active 5 DOM
3. 2026-06-16
   days on market $179,000 Active 4 DOM
4. 2026-06-15
   days on market $179,000 Active 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $179,000 Active 1 DOM

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$1,030/yr (+$86/mo · 226.2%)

ⓘ 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 ≥108°F today · 23 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: $19,964
• − Mortgage interest: −$10,027
• − Property taxes: −$456
• − Insurance: −$895
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − HOA: −$4,440
• − Depreciation: −$5,207
• Taxable loss: −$4,255
• Est. tax savings @ 24.0%: +$1,021
• After-tax cash flow: $-262/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 — Longwood

• Score: 81/100
• State rank: #92
• US rank: #1438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Seminole County · 436,154 people
• City population: 55,088
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,164
• Household income: $86,125
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 774.0

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 17% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 13% Russian/Polish/Slavic 1% 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: ▼ -250.13%
• Current HPI: 335.7221
• Rent YoY: ▲ 3.89%
• 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

+331.3% since first listed

9 events — show timeline

• 2026-06-12 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-12 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-09 Sold (Public Records) $115,000 Public Records
• 2018-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-04-06 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-01 Sold (Public Records) $107,500 Public Records
• 1994-11-21 Sold (Public Records) $43,400 Public Records
• 1981-04-01 Sold (Public Records) $41,500 Public Records

Property tax history

+16.4%/yr

Latest (2025): $456 · +5.0% YoY. Source: county tax records.