2009 S Summerlin Ave · Sanford, FL 32771

$170,000

2 bd · 2.0 ba · 1,031 sqft · SingleFamily public records · 38 Days on market

Built 1972 8,400 sqft lot Est $237k · 28% under

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Why this score? — see what drove the C 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• 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

Under contract-accepting backup offers. PARTITION SALE - ONE DAY GROUP SHOWING, Contact agent for the time and date. Cash Only. Sold AS-IS, NO assignable contracts. Opportunity awaits at 2009 Summerlin for investors or buyers ready to take on a full renovation project. This property is in need of repairs and is being sold AS-IS with cash offers only. No HOA. With the right remodel, this home has the potential to become an excellent primary residence or rental property. Ideally located just minutes from Lake Monroe, the Sanford Zoo, and historic downtown Sanford with its charming shops, restaurants, and waterfront attractions. Convenient access to major highways makes commuting and travel a

Key facts

• No hoa
• 8,400 sq ft lot
• Built 1972

Tags

• FULL RENOVATION PROJECT
• NO HOA
• MINUTES FROM LAKE MONROE
• HISTORIC DOWNTOWN SANFORD
• WATERFRONT ATTRACTIONS
• VALUE-ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 flat; 561 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• It's been on market 38 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $170k implies a 799% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.03% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $237,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 S Summerlin Ave	0.15mi	3/1.0 (+1)	1,015 (-2%)	12mo	$225,000	$222	71
2402 Stevens Ave	0.26mi	2/1.0	993 (-4%)	8mo	$140,000	$141	71
1920 S Summerlin Ave	0.08mi	3/1.0 (+1)	1,122 (+9%)	4mo	$257,000	$229	69
1501 Wynnewood Dr	0.41mi	3/1.0 (+1)	1,011 (-2%)	0mo	$196,000	$194	68
1500 S Summerlin Ave	0.38mi	2/1.0	952 (-8%)	2mo	$148,000	$155	64
328 San Lanta Cir	0.53mi	3/2.0 (+1)	1,064 (+3%)	4mo	$285,000	$268	62
1326 S Summerlin Ave	0.43mi	3/2.0 (+1)	1,008 (-2%)	16mo	$256,000	$254	58
2408 Decottes Ave	0.34mi	3/1.0 (+1)	1,125 (+9%)	3mo	$292,000	$260	57
1502 S Summerlin Ave	0.38mi	3/2.0 (+1)	952 (-8%)	11mo	$235,000	$247	56
1523 S Mellonville Ave	0.38mi	2/1.0	912 (-12%)	10mo	$210,000	$230	51
416 N Grandview Ave N	0.74mi	2/1.0	887 (-14%)	3mo	$324,500	$366	36
905 S Scott Ave	0.73mi	3/2.0 (+1)	1,152 (+12%)	16mo	$247,000	$214	28

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-21,505
• Equity at exit: $25,348

10-year hold

• IRR: -8.7%
• Equity multiple: 0.53×
• Total profit: $-22,564
• Equity at exit: $14,698

Cash invested: $47,600 (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 32771

• Rents YoY: 0.4%
• Active inventory: 561
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$891
• Tax from tax record: −$262 /mo · $3,149/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $165

Break-even live

Break-even rent $1,550

Max offer price $170,000

Occupancy floor 86%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	0.13mi
838 Rosalia Dr Sanford, FL	2.0	1.0	873	$1,600	$1.83	12d	1	0.43mi
1711 Roseberry Ln Sanford, FL	3.0	2.0	984	$2,150	$2.18	5d	1	0.47mi
810 E 20th St Sanford, FL	2.0	1.0	1204	$1,750	$1.45	5d	1	0.49mi
1574 Effra Way Sanford, FL	3.0	2.0	1429	$2,270	$1.59	23d	1	0.58mi
619 San Lanta Cir Sanford, FL	3.0	2.0	1092	$1,796	$1.64	14d	1	0.59mi
918 E 10th St Unit 918A Sanford, FL	2.0	1.0	745	$945	$1.27	23d	1	0.85mi
2420 Daffadil Ter Sanford, FL	3.0	2.0	1097	$1,850	$1.69	17d	1	0.85mi
2628 Daffadil Ter Sanford, FL	3.0	2.0	1099	$1,995	$1.82	5d	1	0.94mi
101 E 21st St Sanford, FL	3.0	2.0	896	$2,500	$2.79	23d	1	0.95mi
308 E 13th St Sanford, FL	2.0	2.0	1129	$1,750	$1.55	5d	1	0.99mi
308 E 13th St Sanford, FL	2.0	2.0	1129	$1,850	$1.64	23d	1	0.99mi
1201 S Palmetto Ave Sanford, FL	2.0	1.0	1200	$2,500	$2.08	23d	1	1.02mi
912 Pine Ave Sanford, FL	2.0	1.0	1122	$1,595	$1.42	23d	1	1.02mi
2561 Daffadil Ter Sanford, FL	3.0	2.0	1099	$1,900	$1.73	23d	1	1.02mi
2441 Church St Sanford, FL	3.0	1.0	1057	$1,550	$1.47	23d	1	1.14mi
2522 S Oak Ave Unit A Sanford, FL	2.0	2.0	963	$1,300	$1.35	23d	1	1.22mi
2541 Myrtle Ave Unit C Sanford, FL	2.0	2.0	1000	$1,465	$1.47	2d	1	1.23mi
2526 S Oak Ave Unit A Sanford, FL	2.0	2.0	962	$1,500	$1.56	14d	1	1.23mi
2340 Broadway St Sanford, FL	3.0	1.0	1084	$800	$0.74	17d	1	1.34mi
612 S Park Ave Unit 4 Sanford, FL	2.0	1.0	720	$1,295	$1.80	21d	1	1.37mi
711 E 1st St Sanford, FL	1.0	1.0	720	$1,525	$2.12	16d	1	1.38mi
711 E 1st St Unit 15w Sanford, FL	1.0	1.0	720	$1,525	$2.12	14d	1	1.38mi
711 E 1st St Sanford, FL	1.0	1.0	720	$1,525	$2.12	5d	2	1.38mi
2847 Gale Pl Sanford, FL	3.0	1.5	1217	$1,750	$1.44	10d	1	1.39mi
201 Sanford Ave Sanford, FL	1.0	1.0	779	$1,795	$2.30	2d	1	1.44mi
816 W 25th St Sanford, FL	2.0	1.5	1134	$1,299	$1.15	2d	1	1.49mi

Listing history 3 events

1. 2026-02-15
   status Pending
2. 2026-01-08
   listed $170,000 Active
3. 1983-08-01
   soldstatus $18,900

ⓘ 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: $3,149 · $262/mo
• Projected year-2 tax: $3,149 · $262/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $21,109
• − Mortgage interest: −$9,523
• − Property taxes: −$3,149
• − Insurance: −$850
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$4,945
• Taxable loss: −$736
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $2,156/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

+799.5% since first listed

3 events — show timeline

• 2026-02-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 1983-08-01 Sold (Public Records) $18,900 Public Records

Property tax history

+16.2%/yr

Latest (2025): $3,149 · +9.1% YoY. Source: county tax records.