1168 Helen St · Casselberry, FL 32708

$50,000

3 bd · 2.0 ba · 1,300 sqft · Other · 23 Days on market

Good condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

OBO Mobile home for sale. New roof, foundation, plumbing, electrical, insulation, walls, ceiling, floors, lighting, etc. Porch renovated. $675 lot fee. Will happily show you pictures/videos.

Key facts

• Plumbing
• Insulation
• Foundation

Tags

• NEW ROOF
• FOUNDATION
• PLUMBING
• ELECTRICAL
• INSULATION
• WALLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 37.7% vs local median 4.1% in Casselberry — 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 (#314 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment C-, 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.
• Market conditions: Rents rising (+3.6%/yr); 274 active listings in the ZIP; 40 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 $346 of loan paydown is wiped out by about $2k 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 + 3.6% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

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 $49,250 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 4.18% ✓
• Cap rate: 37.67%
• Cash-on-cash: 112.06%
• DSCR: 5.99
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.46×
• Total profit: $76,426
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 13.79×
• Total profit: $178,998
• Equity at exit: $4,323

Cash invested: $14,000 (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 32708

• Rents YoY: 3.6%
• Active inventory: 274
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $1,307

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,342	-5% $1,325	+0% $1,307	+5% $1,290	+10% $1,273
Rent	-10% $1,142	-5% $1,225	+0% $1,307	+5% $1,390	+10% $1,473
Rate	-1.0pp $1,333	-0.5pp $1,320	base $1,307	+0.5pp $1,294	+1.0pp $1,281

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Sheoah Blvd #8 Winter Springs, FL	2.0	1.0	972	$1,650	$1.70	13d	1	0.30mi
44 S Cortez Ave Winter Springs, FL	3.0	2.0	1320	$2,395	$1.81	3d	1	0.41mi
1 Laurel Oaks Dr Winter Springs, FL	1.0–3.0	1.0–2.0	1030	$1,832	$1.78	2d	31	0.41mi
212 S Cortez Ave Winter Springs, FL	4.0	3.0	1300	$2,400	$1.85	5d	1	0.44mi
1450 Sunshadow Dr Casselberry, FL	1.0–2.0	1.0–2.0	865	$1,744	$2.02	3d	8	0.45mi
105 Keith Ct Winter Springs, FL	3.0	2.5	1457	$2,150	$1.48	3d	1	0.55mi
142 Bayberry Ct Winter Springs, FL	4.0	2.0	1675	$2,450	$1.46	24d	1	0.55mi
224 Bitterwood St Winter Springs, FL	3.0	2.0	1580	$2,399	$1.52	13d	1	0.60mi
10 N Fairfax Ave Unit 10 Winter Springs, FL	2.0	1.5	907	$1,595	$1.76	11d	1	0.61mi
137 Garden Dr Winter Springs, FL	2.0	1.5	900	$1,595	$1.77	24d	1	0.64mi
133 Garden Dr Unit 1 Winter Springs, FL	2.0	1.5	900	$1,595	$1.77	24d	1	0.65mi
133 Garden Dr Winter Springs, FL	2.0	1.5	900	$1,595	$1.77	2d	1	0.65mi
421 S Hawthorn Cir Winter Springs, FL	3.0	2.0	1052	$2,070	$1.97	5d	1	0.67mi
109 N Alderwood St Winter Springs, FL	3.0	2.0	1458	$2,155	$1.48	15d	1	0.70mi
407 Sheoah Blvd #9 Winter Springs, FL	3.0	2.5	1400	$1,800	$1.29	24d	1	0.72mi
509 East St Longwood, FL	3.0	2.0	1215	$1,940	$1.60	24d	1	0.77mi
300 Sheoah Blvd Winter Springs, FL	1.0–3.0	1.5–2.0	1183	$2,083	$1.76	2d	9	0.77mi
213 S Moss Rd Unit 213 Winter Springs, FL	2.0	1.5	930	$1,495	$1.61	22d	1	0.81mi
213 S Moss Rd Winter Springs, FL	2.0	1.5	930	$1,495	$1.61	24d	1	0.81mi
829 E Wildmere Ave Unit 845-103 Longwood, FL	3.0	2.0	1342	$2,000	$1.49	24d	1	0.87mi
829 E Wildmere Ave Longwood, FL	3.0	2.0	1342	$2,000	$1.49	17d	1	0.87mi
429 Sheoah Blvd #9 Winter Springs, FL	3.0	2.0	1187	$1,900	$1.60	24d	1	0.95mi
961 Bryan Ct Longwood, FL	2.0	2.0	1672	$1,800	$1.08	24d	1	0.96mi
114 Cory Ln Winter Springs, FL	2.0	2.0	1090	$1,395	$1.28	15d	1	0.97mi
118 Sundance Ct Winter Springs, FL	3.0	2.0	1161	$2,200	$1.89	13d	1	0.97mi
618 Nighthawk Cir Winter Springs, FL	3.0	2.5	1771	$2,450	$1.38	24d	1	0.99mi
226 Panorama Dr Winter Springs, FL	3.0	2.0	1100	$1,750	$1.59	5d	1	0.99mi
912 Bryan Ct Longwood, FL	2.0	1.0	900	$1,675	$1.86	5d	1	1.00mi
70 Moree Loop #63 Winter Springs, FL	2.0	1.5	1080	$1,400	$1.30	24d	1	1.01mi
80 Moree Loop #9 Winter Springs, FL	3.0	2.0	1187	$1,750	$1.47	17d	1	1.01mi
533 Moree Loop Winter Springs, FL	2.0	2.5	1452	$2,300	$1.58	24d	1	1.04mi
200 Panorama Dr Winter Springs, FL	3.0	2.0	1600	$1,600	$1.00	15d	1	1.04mi
644 Cypress Ln Winter Springs, FL	4.0	3.0	1462	$2,420	$1.66	20d	1	1.05mi
661 Murphy Rd Winter Springs, FL	3.0	2.0	1320	$2,200	$1.67	24d	1	1.06mi
1131 Castle Wood Ter Casselberry, FL	1.0–3.0	1.0–2.0	1003	$1,571	$1.57	5d	1	1.06mi
317 San Gabriel St Winter Springs, FL	3.0	2.0	1100	$1,900	$1.73	24d	1	1.11mi
404 Lancers Dr Winter Springs, FL	3.0	2.0	1406	$2,400	$1.71	11d	1	1.12mi
404 Lancers Dr Winter Springs, FL	3.0	2.0	1406	$2,400	$1.71	15d	1	1.12mi
411 Edwin St Winter Springs, FL	4.0	1.0	1120	$1,749	$1.56	24d	1	1.13mi
305 Cello Cir Winter Springs, FL	3.0	2.0	1308	$2,225	$1.70	13d	1	1.15mi

Listing history 14 events

1. 2026-06-18
   days on market $50,000 Active 23 DOM
2. 2026-06-17
   days on market $50,000 Active 22 DOM
3. 2026-06-16
   days on market $50,000 Active 21 DOM
4. 2026-06-15
   days on market $50,000 Active 20 DOM
5. 2026-06-13
   days on market $50,000 Active 18 DOM
6. 2026-06-09
   days on market $50,000 Active 14 DOM
7. 2026-06-08
   days on market $50,000 Active 13 DOM
8. 2026-06-07
   days on market $50,000 Active 12 DOM
9. 2026-06-04
   days on market $50,000 Active 9 DOM
10. 2026-06-03
    days on market $50,000 Active 8 DOM
11. 2026-06-02
    days on market $50,000 Active 7 DOM
12. 2026-06-02
    days on market $50,000 Active 6 DOM
13. 2026-05-31
    days on market $50,000 Active 5 DOM
14. 2026-05-26
    listed $50,000 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,108
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$1,455
• Taxable income: $15,835
• Est. tax owed @ 24.0%: −$3,800
• After-tax cash flow: $11,888/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

Good 80/100 Cosmetic rehab

This mobile home is in good condition with recent renovations, making it a solid investment with potential for further value enhancement.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Rental Replace windows — Improves energy efficiency and reduces utility costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Rental Replace windows — Improves energy efficiency and reduces utility costs ↑

ⓘ 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 — Casselberry

• Score: 73/100
• State rank: #314
• US rank: #5320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Casselberry, FL
• County: Seminole County · 436,154 people
• City population: 45,584
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 48,965
• Household income: $93,628
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 1023.0

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 23% Two or more races 11% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 11% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 15% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -188.76%
• Current HPI: 308.2797
• Rent YoY: ▲ 3.58%
• 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

1 event — show timeline

• 2026-05-26 Listed $50,000 FSBO.com