486 N Pin Oak Pl #206 · Wekiwa Springs, FL 32779

$159,000

2 bd · 1.0 ba · 969 sqft · Condo public records · 2 Days on market

Built 1991 $412/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 +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a condo just minutes from Wekiva Springs and Uptown Altamonte. This 2nd floor condo has 2 Bedrooms, 1 Bath with a Spacious Living Room and open Kitchen with breakfast bar and separate dining area, wood cabinets, vinyl, and laminate flooring and washer and dryer hookup. Enjoy your morning coffee on the screened and covered lanai with outdoor storage. Water included in HOA. Community has beautiful pool, clubhouse, Fitness center, and great trails. Zoned for top Seminole County schools. Close to schools, shopping, dining, medical facilities, Wekiva Springs State park, Wekvia Landings, Cranes Roost and Uptown Altamonte Springs. Easy access to I-4, SR 434 & SR 436. Property is sold "AS-IS" including any existing appliances, plumbing, heating and air conditioning and electrical systems. Information from sources deemed reliable but not warranted. Buyer/Buyer's agent to verify all information. Room sizes are estimates only

Key facts

• $412 HOA
• Built 1991
• Listed 2 days

Property features AI

Finance

• Other: Unfurnished; No lease restrictions indicated
• Financial info: Total annual fees $4,944
• HOA & community: HOA managed by Sentry Mgt; Monthly HOA fee $412 (includes sewer, trash, water); Association fee required; Community clubhouse; Community fitness center; Deed restrictions; Cats and dogs allowed

Exterior

• Utilities: Public sewer; Sewer connected; No water source specified
• Home design: Condominium; Residential property; One story; Southeast facing; Second-floor unit
• Construction: Brick and cement siding construction; Shingle roof; Slab foundation; Built area approximately 1,100 (building area total provided)
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; 3 total rooms
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-45 ($-545/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (5.0% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $151k (5.0% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 2.9% in Wekiwa 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 75/100 on livability (#264 in FL, #4,232 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute 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: Sabal Point Elementary School (math 81% / reading 81%, grade A+, #95 of 2,144 statewide, top 5%, 886 students, 34% FRL); Rock Lake Middle School (math 72% / reading 63%, grade A-, #77 of 571 statewide, top 14%, 933 students, 33% FRL); Lyman High School (math 36% / reading 50%, grade F, #255 of 667 statewide, top 39%, 2,084 students, 53% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents soft (-0.6%/yr); 223 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $85k; list at $159k implies a 87% 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 $150,977 (5.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 7.2

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: -22.9%
• Equity multiple: 0.24×
• Total profit: $-33,772
• Equity at exit: $23,707

10-year hold

• IRR: -34.4%
• Equity multiple: -0.19×
• Total profit: $-52,843
• Equity at exit: $13,747

Cash invested: $44,520 (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 32779

• Rents YoY: -0.6%
• Active inventory: 223
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$834
• Tax from tax record: −$186 /mo · $2,226/yr
• Insurance: −$66
• HOA: −$412
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-45

Break-even live

Break-even rent $1,896

Max offer price $150,977

Occupancy floor 97%

Sensitivity live

Price	-10% $45	-5% $0	+0% $-45	+5% $-90	+10% $-135
Rent	-10% $-191	-5% $-118	+0% $-45	+5% $27	+10% $100
Rate	-1.0pp $35	-0.5pp $-5	base $-45	+0.5pp $-87	+1.0pp $-129

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
486 N Pin Oak Pl #202 Longwood, FL	2.0	2.0	1110	$1,750	$1.58	12d	1	0.01mi
525 Sabal Lake Dr Longwood, FL	1.0–2.0	1.0–2.5	1155	$2,002	$1.73	0d	20	0.24mi
263 Crown Oaks Way Unit 263 Longwood, FL	1.0	1.0	900	$1,700	$1.89	5d	1	0.99mi
675 Jamestown Blvd Altamonte Springs, FL	1.0–2.0	1.0–2.0	827	$1,689	$2.04	6d	12	1.17mi
575 Bloomington Ct #24 Altamonte Springs, FL	2.0	2.0	804	$1,600	$1.99	0d	1	1.31mi
575 Bloomington Ct #24 Altamonte Springs, FL	2.0	2.0	804	$1,600	$1.99	25d	1	1.31mi
505 Sun Ridge Pl Altamonte Springs, FL	2.0	2.5	1124	$1,900	$1.69	25d	1	1.32mi
682 Youngstown Pkwy #334 Altamonte Springs, FL	2.0	2.0	1044	$1,698	$1.63	19d	1	1.34mi
626 Cambridge Way #98 Altamonte Springs, FL	2.0	2.0	1040	$1,650	$1.59	25d	1	1.35mi
534 Sun Valley Vlg Altamonte Springs, FL	1.0–3.0	1.0–2.0	1117	$1,871	$1.68	0d	8	1.37mi

HOA detail condo

• Monthly dues: $412 · $4,944/yr
• Likely covers: waterelectricpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-21
   remarks 274-char remark
2. 2026-06-21
   listed $159,000 Active 2 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: $2,226 · $186/mo
• Projected year-2 tax: $2,226 · $186/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 2/10 Low
• 🌡 Heat 8/10 Severe 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: $22,059
• − Mortgage interest: −$8,906
• − Property taxes: −$2,226
• − Insurance: −$795
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − HOA: −$4,944
• − Depreciation: −$4,625
• Taxable loss: −$2,968
• Est. tax savings @ 24.0%: +$712
• 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 — Wekiwa Springs

• Score: 75/100
• State rank: #264
• US rank: #4232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wekiwa Springs, FL
• County: Seminole County · 436,154 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,924
• Household income: $121,826
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 678.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Two or more races 10% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 2%
• Common ancestry: Lithuanian 4% Scotch-Irish 3% Romanian 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% German/W. Germanic 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: ▼ -233.51%
• Current HPI: 287.1801
• Rent YoY: ▼ -0.55%
• 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

+76.9% since first listed

14 events — show timeline

• 2026-06-19 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-15 Rental Removed $1,495 STELLARMLS
• 2024-06-06 Price Changed $1,495 STELLARMLS
• 2024-05-10 Listed for Rent $1,595 STELLARMLS
• 2018-07-23 Sold (Public Records) $85,105 Public Records
• 2018-07-13 Sold (MLS) $85,105 Stellar MLS as Distributed by MLS Grid
• 2018-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-07-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-07-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-05-30 Listed $89,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+23.7%/yr

Latest (2025): $2,226 · +9.5% YoY. Source: county tax records.