None · Sanford, FL 32773

$120,000

3 bd · 1.5 ba · 1,323 sqft · SingleFamily public records · 10 Days on market

Built 1973 7,440 sqft lot

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

Listing remarks

Short Sale. 3 BEDROOM SPLIT PLAN HOME WITH 2 BATHROOMS. FAMILY ROOM IS CONVERTED GARAGE. LAUNDRY CLOSET IN FAMILY ROOM. HOME IS LOCATED A SHORT DISTANCE TO SENIOR HIGH SCHOOL AND MAJOR HIGHWAYS.

Key facts

• 7,440 sq ft lot
• Garage
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 12.5% 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: Seminole High School (math 35% / reading 51%, grade F, #255 of 667 statewide, top 39%, 4,036 students, 53% FRL).
• Zoned-school proficiency averages 43% at this address vs 59% district-wide (-16 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); 287 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 31% 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 $830 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $120,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.22%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $304,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2615 EL Portal Ave	0.24mi	3/2.0	1,332 (+1%)	1mo	$237,000	$178	85
2529 EL Portal Ave	0.21mi	3/1.0	1,232 (-7%)	4mo	$275,000	$223	73
2512 S Elm Ave	0.59mi	3/2.0	1,314 (-1%)	5mo	$289,900	$221	65
2606 S Elm Ave	0.53mi	3/2.0	1,391 (+5%)	2mo	$340,000	$244	62
119 Gleason Cv	0.71mi	3/2.0	1,292 (-2%)	1mo	$330,000	$255	60
107 Orion Way	0.67mi	3/2.0	1,292 (-2%)	7mo	$297,500	$230	57
147 Country Club Dr	0.59mi	3/2.0	1,454 (+10%)	8mo	$285,000	$196	47
904 W 22nd St	0.72mi	3/2.0	1,184 (-10%)	3mo	$292,800	$247	45
103 Gleason Cv	0.65mi	3/2.0	1,158 (-12%)	8mo	$324,000	$280	40
2647 S Myrtle Ave	0.66mi	3/2.0	1,509 (+14%)	5mo	$185,000	$123	40
2638 S Myrtle Ave	0.61mi	4/2.0 (+1)	1,500 (+13%)	6mo	$280,700	$187	38
2109 Hartwell Ave	0.67mi	4/2.0 (+1)	1,158 (-12%)	7mo	$305,000	$263	35

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.52×
• Total profit: $17,416
• Equity at exit: $17,892

10-year hold

• IRR: 20.9%
• Equity multiple: 2.64×
• Total profit: $55,203
• Equity at exit: $10,375

Cash invested: $33,600 (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: 287
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$629
• Tax from tax record: −$125 /mo · $1,499/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $622

Break-even live

Break-even rent $1,018

Max offer price $120,000

Occupancy floor 61%

Sensitivity live

Price	-10% $690	-5% $656	+0% $622	+5% $588	+10% $554
Rent	-10% $479	-5% $551	+0% $622	+5% $693	+10% $765
Rate	-1.0pp $683	-0.5pp $653	base $622	+0.5pp $591	+1.0pp $559

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2530 Georgia Ave Unit B Sanford, FL	2.0	2.0	1400	$1,650	$1.18	25d	1	0.09mi
2511 Ridgewood Ave Sanford, FL	2.0	1.0	1000	$1,395	$1.40	25d	1	0.32mi
1505 W 25th St Sanford, FL	3.0	2.0	1150	$1,753	$1.52	14d	1	0.33mi
2441 Marshall Ave Sanford, FL	3.0	2.0	1462	$2,235	$1.53	6d	1	0.37mi
2437 Chase Ave Unit A Sanford, FL	2.0	1.0	875	$1,199	$1.37	25d	1	0.38mi
832 W 25th St Sanford, FL	2.0	2.0	1134	$1,475	$1.30	4d	1	0.41mi
832 W 25th St Sanford, FL	2.0	2.0	1134	$1,500	$1.32	21d	1	0.41mi
828 W 25th St Sanford, FL	2.0	1.5	1134	$1,350	$1.19	25d	1	0.42mi
828 W 25th St Sanford, FL	2.0	1.5	1134	$1,350	$1.19	17d	1	0.42mi
816 W 25th St Sanford, FL	2.0	1.5	1134	$1,299	$1.15	4d	1	0.43mi
2714 Ridgewood Ave Sanford, FL	1.0–2.0	1.0–2.0	987	$1,650	$1.67	0d	6	0.45mi
2420 S Lake Ave Sanford, FL	3.0	1.0	1100	$1,545	$1.40	16d	1	0.46mi
2420 S Lake Ave Unit B Sanford, FL	3.0	1.0	1100	$1,545	$1.40	19d	1	0.46mi
2406 S Lake Ave Sanford, FL	3.0	2.0	1111	$2,000	$1.80	16d	1	0.55mi
2405 Chase Ave Sanford, FL	3.0	2.0	1200	$2,095	$1.75	16d	1	0.55mi
365 Placid Lake Dr Unit Lo Sanford, FL	3.0	2.0	1158	$1,900	$1.64	19d	1	0.62mi
2816 S French Ave Sanford, FL	3.0	2.0	1693	$2,450	$1.45	14d	1	0.64mi
2541 Myrtle Ave Unit C Sanford, FL	2.0	2.0	1000	$1,465	$1.47	4d	1	0.65mi
2526 S Oak Ave Unit A Sanford, FL	2.0	2.0	962	$1,500	$1.56	16d	1	0.66mi
2522 S Oak Ave Unit A Sanford, FL	2.0	2.0	963	$1,300	$1.35	25d	1	0.67mi
331 Placid Lake Dr Sanford, FL	3.0	2.0	1292	$1,960	$1.52	21d	1	0.68mi
107 Garrison Dr Sanford, FL	3.0	2.0	1439	$1,800	$1.25	19d	1	0.71mi
106 Garrison Dr Sanford, FL	3.0	2.0	1080	$1,895	$1.75	6d	1	0.72mi
500 W Airport Blvd Sanford, FL	1.0–3.0	1.0–2.0	862	$2,049	$2.38	3d	7	0.73mi
506 Wilton Cir Sanford, FL	2.0	2.5	1144	$1,675	$1.46	19d	1	0.76mi
2008 William Clark Ave Sanford, FL	3.0	2.0	1328	$2,199	$1.66	4d	1	0.78mi
135 Pinecrest Dr Sanford, FL	3.0	1.0	1132	$1,750	$1.55	25d	1	0.80mi
429 Wilton Cir Sanford, FL	3.0	2.5	1420	$1,950	$1.37	25d	1	0.81mi
102 Wilton Cir Unit 102 Sanford, FL	3.0	2.5	1420	$1,800	$1.27	12d	1	0.81mi
102 Wilton Cir Unit 102 Sanford, FL	3.0	2.5	1420	$1,800	$1.27	14d	1	0.81mi
423 Wilton Cir Sanford, FL	2.0	2.5	1144	$1,700	$1.49	17d	1	0.82mi
1000 Stonebrook Dr Sanford, FL	1.0–3.0	1.0–2.0	1000	$2,266	$2.27	0d	19	0.86mi
1324 S Pine Ridge Cir Unit D2 Sanford, FL	2.0	2.0	1025	$1,690	$1.65	25d	1	0.94mi
100 Windchase Blvd Sanford, FL	1.0–3.0	1.0–2.0	957	$1,695	$1.77	4d	1	0.95mi
700 E Airport Blvd Sanford, FL	1.0–2.0	1.0–2.0	869	$1,595	$1.84	0d	3	0.98mi
1223 S Pine Ridge Cir #23 Sanford, FL	2.0	2.0	975	$1,575	$1.62	4d	1	0.98mi
1512 S Pine Ridge Cir Sanford, FL	2.0	2.0	1025	$1,550	$1.51	25d	1	0.99mi
124 Clear Lake Cir Sanford, FL	2.0	2.0	1116	$1,650	$1.48	21d	1	0.99mi
124 Clear Lake Cir Sanford, FL	2.0	2.0	1116	$1,650	$1.48	23d	1	0.99mi
3141 Windleshore Way Sanford, FL	2.0	2.5	1144	$1,800	$1.57	19d	1	1.05mi

Listing history 6 events

1. 2021-04-01
   status Pending
2. 2020-03-05
   soldstatus $120,000
3. 2019-05-11
   status Pending
4. 2019-05-01
   listed $120,000 Active
5. 1986-11-01
   soldstatus $48,000
6. 1978-12-01
   soldstatus $25,800

ⓘ 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: $1,499 · $125/mo
• Projected year-2 tax: $1,499 · $125/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $21,666
• − Mortgage interest: −$6,722
• − Property taxes: −$1,499
• − Insurance: −$600
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$3,491
• Taxable income: $5,887
• Est. tax owed @ 24.0%: −$1,413
• After-tax cash flow: $6,052/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

+365.1% since first listed

6 events — show timeline

• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-05 Sold (Public Records) $120,000 Public Records
• 2019-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-01 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 1986-11-01 Sold (Public Records) $48,000 Public Records
• 1978-12-01 Sold (Public Records) $25,800 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,499 · +6.3% YoY. Source: county tax records.