2422 Branch Way #100 · Casselberry, FL 32751

$115,000

1 bd · 1.0 ba · 550 sqft · Condo public records · 68 Days on market

Built 1973 $216/mo HOA · 17% 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +5.1/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale - One bedroom, one bath condo. Convenient location is perfect and in the heart of everything. Just blocks away from shopping. Great investment opportunity.

Key facts

• Fitness center
• Community amenities
• First-floor unit

Tags

• FIRST-FLOOR UNIT
• COMMUNITY AMENITIES
• FITNESS CENTER
• PLAYGROUND
• MAJOR HIGHWAYS
• SHOPPING

Property features AI

Finance

• Other: Condo on floor 1; Unfurnished; Living area about 550 square feet; Zoning RMF-20; Lot about 0.01 acres
• Financial info: Total monthly fees $216; Total annual fees $2,592; Taxes listed (see public records)
• HOA & community: HOA: Carrington Park A Condominium; Monthly association fee $216 (includes pool, building maintenance, other); Association approval required; Community amenities: Fitness center, Playground, Pool; Lease restrictions apply; Pets allowed with number limits

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential condominium; One story; Faces North
• Construction: Brick construction; Shingle roof; Block foundation; Building number 43
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Tile flooring; Balcony; Central heating and central air; Dishwasher, Disposal, Microwave, Range, Refrigerator
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-17 ($-199/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (2.5% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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.
• Zoned schools: English Estates Elementary School (math 49% / reading 50%, grade D, #1,088 of 2,144 statewide, top 53%, 686 students, 72% FRL); South Seminole Middle School (math 53% / reading 50%, grade C, #232 of 571 statewide, top 41%, 995 students, 69% FRL); Lake Howell High School (math 36% / reading 49%, grade F, #264 of 667 statewide, top 41%, 2,205 students, 51% FRL) — zoned schools average 64% FRL vs 38% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 200 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,979 units permitted in Seminole County in 2024 (1,191 in 5+ unit buildings).
• This rent is only 16% of the median local income ($95k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 68 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $57k; list at $115k implies a 102% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% 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. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.08% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-20,956
• Equity at exit: $17,147

10-year hold

• IRR: -14.1%
• Equity multiple: 0.23×
• Total profit: $-24,674
• Equity at exit: $9,943

Cash invested: $32,200 (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 32751

• Rents YoY: 1.9%
• Active inventory: 200
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$603
• Tax from tax record: −$131 /mo · $1,572/yr
• Insurance: −$48
• HOA: −$216
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-17

Break-even live

Break-even rent $1,263

Max offer price $112,072

Occupancy floor 96%

Sensitivity live

Price	-10% $49	-5% $16	+0% $-17	+5% $-49	+10% $-82
Rent	-10% $-115	-5% $-66	+0% $-17	+5% $32	+10% $82
Rate	-1.0pp $41	-0.5pp $13	base $-17	+0.5pp $-46	+1.0pp $-77

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2422 Branch Way Maitland, FL	1.0	1.0	550	$1,125	$2.05	25d	1	0.03mi
2517 Caper Ln #205 Maitland, FL	1.0	1.0	550	$1,049	$1.91	6d	1	0.04mi
2525 Caper Ln Maitland, FL	1.0	1.0	620	$1,050	$1.69	5d	1	0.05mi
2529 Caper Ln Maitland, FL	1.0	1.0	550	$1,100	$2.00	5d	1	0.06mi
296 Lewfield Cir Unit 1 Winter Park, FL	1.0	1.0	678	$1,300	$1.92	23d	1	0.16mi
2890 Red Lion Sq Winter Park, FL	1.0–2.0	1.0–2.0	765	$1,099	$1.44	0d	12	0.27mi
2500 Howell Branch Rd Winter Park, FL	1.0–3.0	1.0–2.0	1005	$1,350	$1.34	0d	30	0.31mi
2037 Linden Rd Winter Park, FL	1.0	1.0	620	$1,300	$2.10	25d	1	0.39mi
1166 Pointe Newport Ter Casselberry, FL	1.0–3.0	1.0–2.0	961	$1,400	$1.46	6d	16	1.02mi
202 Esplanade Way Unit Esplanade Way-202 Casselberry, FL	1.0	1.0	722	$1,200	$1.66	25d	1	1.30mi
1124 Shoreview Cir Casselberry, FL	1.0–3.0	1.0–2.0	1068	$1,793	$1.68	0d	21	1.40mi
800 Semoran Park Dr Winter Park, FL	1.0–2.0	1.0–2.0	880	$1,514	$1.72	3d	6	1.45mi
3250 Bishop Park Dr Winter Park, FL	1.0–2.0	1.0–2.0	880	$1,392	$1.58	3d	17	1.50mi

HOA detail condo

• Monthly dues: $216 · $2,592/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $115,000 Active 68 DOM
2. 2026-06-18
   days on market $115,000 Active 65 DOM
3. 2026-06-17
   days on market $115,000 Active 64 DOM
4. 2026-06-16
   days on market $115,000 Active 63 DOM
5. 2026-06-15
   days on market $115,000 Active 62 DOM
6. 2026-06-13
   days on market $115,000 Active 60 DOM
7. 2026-06-09
   days on market $115,000 Active 56 DOM
8. 2026-06-08
   days on market $115,000 Active 55 DOM
9. 2026-06-07
   days on market $115,000 Active 54 DOM
10. 2026-06-04
    days on market $115,000 Active 51 DOM
11. 2026-06-03
    days on market $115,000 Active 50 DOM
12. 2026-06-02
    days on market $115,000 Active 49 DOM
13. 2026-06-01
    days on market $115,000 Active 48 DOM
14. 2026-05-31
    days on market $115,000 Active 47 DOM
15. 2026-04-14
    listed $115,000 Active
16. 2025-05-29
    historical $950
17. 2025-05-29
    listed $950
18. 2025-03-29
    historical $1,075
19. 2025-03-20
    price $1,075
20. 2025-03-06
    listed $1,175
21. 2025-02-14
    historical $1,175
22. 2025-02-12
    listed $1,175
23. 2025-02-12
    historical $1,175
24. 2025-01-31
    listed $1,175
25. 2024-12-24
    historical $1,175
26. 2024-12-21
    listed $1,175
27. 2015-08-28
    soldstatus $56,900
28. 2015-06-03
    soldstatus $35,000
29. 2015-05-22
    soldstatus $35,000 Sold 166-char remark

    Show marketing remark (166 chars)

    Short Sale - One bedroom, one bath condo. Convenient location is perfect and in the heart of everything. Just blocks away from shopping. Great investment opportunity.

30. 2014-07-16
    status Pending 166-char remark

    Show marketing remark (166 chars)

    Short Sale - One bedroom, one bath condo. Convenient location is perfect and in the heart of everything. Just blocks away from shopping. Great investment opportunity.

31. 2014-06-23
    listed $35,500 Active 166-char remark

    Show marketing remark (166 chars)

    Short Sale - One bedroom, one bath condo. Convenient location is perfect and in the heart of everything. Just blocks away from shopping. Great investment opportunity.

ⓘ 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: $1,572 · $131/mo
• Projected year-2 tax: $1,572 · $131/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,908
• − Mortgage interest: −$6,442
• − Property taxes: −$1,572
• − Insurance: −$575
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − HOA: −$2,592
• − Depreciation: −$3,345
• Taxable loss: −$2,004
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $282/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 — 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: Orange County · 1,471,359 people
• City population: 45,584
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 22,103
• Household income: $95,387
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 950.0

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 (64%)
• Race & ethnicity: White 64% Hispanic / Latino 15% Black 13% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 1% Dominican 1%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 2% Chinese 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: ▼ -342.25%
• Current HPI: 316.2808
• Rent YoY: ▲ 1.86%
• 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

+223.9% since first listed

17 events — show timeline

• 2026-04-14 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Rental Removed $950 PROPERTYWARE
• 2025-05-29 Listed for Rent $950 PROPERTYWARE
• 2025-03-29 Rental Removed $1,075 PROPERTYWARE
• 2025-03-20 Price Changed $1,075 PROPERTYWARE
• 2025-03-06 Listed for Rent $1,175 PROPERTYWARE
• 2025-02-14 Rental Removed $1,175 PROPERTYWARE
• 2025-02-12 Listed for Rent $1,175 PROPERTYWARE
• 2025-02-12 Rental Removed $1,175 STELLARMLS
• 2025-01-31 Listed for Rent $1,175 STELLARMLS
• 2024-12-24 Rental Removed $1,175 STELLARMLS
• 2024-12-21 Listed for Rent $1,175 STELLARMLS
• 2015-08-28 Sold (Public Records) $56,900 Public Records
• 2015-06-03 Sold (Public Records) $35,000 Public Records
• 2015-05-22 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2014-07-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-23 Listed $35,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+36.5%/yr

Latest (2025): $1,572 · +11.7% YoY. Source: county tax records.