2 La Vista Dr #2 · Winter Springs, FL 32708

$132,500

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 107 Days on market

Built 2026

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new 2026 home - The Solara - offering modern design and quality craftsmanship throughout. This beautifully appointed residence features recessed lighting, elegant crown molding, and luxury plank flooring that flows seamlessly through the home. The stylish kitchen is equipped with stainless steel appliances, creating a sleek and functional space for everyday living and entertaining. A decorative glass entry door adds a welcoming touch, while the screened porch provides the perfect spot to relax and enjoy the outdoors year-round. Outside, the property is complete with full professional landscaping, a shed with electricity for added storage or workspace, and a double tandem carport offer

Key facts

• Modern design
• Recessed lighting
• Crown molding

Tags

• MODERN DESIGN
• QUALITY CRAFTSMANSHIP
• RECESSED LIGHTING
• CROWN MOLDING
• LUXURY PLANK FLOORING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Address: 2 La Vista Dr #2, Winter Springs, FL 32708; Listing provided by Zillow; information deemed reliable but not guaranteed
• Financial info: List price $132,500

Exterior

• Utilities: Forced air heating (listed under utilities)
• Home design: Spec plan named Solara; Active listing

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Living area approximately 1200

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $132k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.6% in Winter 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 (#261 in FL, #4,187 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: 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.
• Market conditions: Rents rising (+3.6%/yr); 274 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $916 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 + 3.6% rent growth), your $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $120,575 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. 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: 1.42% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.41%
• DSCR: 1.82
• GRM: 5.9

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $15,908
• Equity at exit: $19,756

10-year hold

• IRR: 20.3%
• Equity multiple: 2.76×
• Total profit: $65,222
• Equity at exit: $11,456

Cash invested: $37,100 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$695
• Tax est. 1.5%: −$166 /mo · $1,988/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $569

Break-even live

Break-even rent $1,159

Max offer price $132,500

Occupancy floor 65%

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Bennett St Winter Springs, FL	3.0	1.0	1120	$1,800	$1.61	24d	1	0.19mi
420 San Gabriel St Winter Springs, FL	2.0	1.0	759	$1,700	$2.24	24d	1	0.24mi
317 San Gabriel St Winter Springs, FL	3.0	2.0	1100	$1,900	$1.73	24d	1	0.30mi
114 Cory Ln Winter Springs, FL	2.0	2.0	1090	$1,395	$1.28	15d	1	0.41mi
133 Garden Dr Winter Springs, FL	2.0	1.5	900	$1,595	$1.77	2d	1	0.58mi
133 Garden Dr Unit 1 Winter Springs, FL	2.0	1.5	900	$1,595	$1.77	24d	1	0.58mi
137 Garden Dr Winter Springs, FL	2.0	1.5	900	$1,595	$1.77	24d	1	0.59mi
226 Panorama Dr Winter Springs, FL	3.0	2.0	1100	$1,750	$1.59	5d	1	0.60mi
10 N Fairfax Ave Unit 10 Winter Springs, FL	2.0	1.5	907	$1,595	$1.76	11d	1	0.62mi
213 S Moss Rd Unit 213 Winter Springs, FL	2.0	1.5	930	$1,495	$1.61	22d	1	0.65mi
213 S Moss Rd Winter Springs, FL	2.0	1.5	930	$1,495	$1.61	24d	1	0.65mi
404 Lancers Dr Winter Springs, FL	3.0	2.0	1406	$2,400	$1.71	11d	1	0.66mi
404 Lancers Dr Winter Springs, FL	3.0	2.0	1406	$2,400	$1.71	15d	1	0.66mi
118 Sundance Ct Winter Springs, FL	3.0	2.0	1161	$2,200	$1.89	12d	1	0.67mi
109 N Alderwood St Winter Springs, FL	3.0	2.0	1458	$2,155	$1.48	15d	1	0.69mi
305 Cello Cir Winter Springs, FL	3.0	2.0	1308	$2,225	$1.70	12d	1	0.72mi
337 Riunite Cir Winter Springs, FL	3.0	2.0	1500	$2,480	$1.65	11d	1	0.78mi
44 S Cortez Ave Winter Springs, FL	3.0	2.0	1320	$2,395	$1.81	2d	1	0.79mi
105 Keith Ct Winter Springs, FL	3.0	2.5	1457	$2,150	$1.48	2d	1	0.92mi
10 Sheoah Blvd #8 Winter Springs, FL	2.0	1.0	972	$1,650	$1.70	12d	1	0.96mi
407 Sheoah Blvd #9 Winter Springs, FL	3.0	2.5	1400	$1,800	$1.29	24d	1	0.98mi
70 Moree Loop #63 Winter Springs, FL	2.0	1.5	1080	$1,400	$1.30	24d	1	1.04mi
80 Moree Loop #9 Winter Springs, FL	3.0	2.0	1187	$1,750	$1.47	16d	1	1.05mi
220 Moree Loop #8 Winter Springs, FL	1.0	1.0	710	$1,295	$1.82	11d	1	1.08mi
429 Sheoah Blvd #9 Winter Springs, FL	3.0	2.0	1187	$1,900	$1.60	24d	1	1.11mi
300 Sheoah Blvd Winter Springs, FL	1.0–3.0	1.5–2.0	1183	$1,752	$1.48	2d	9	1.12mi
421 S Hawthorn Cir Winter Springs, FL	3.0	2.0	1052	$2,070	$1.97	5d	1	1.15mi
533 Moree Loop Winter Springs, FL	2.0	2.5	1452	$2,300	$1.58	24d	1	1.18mi
542 Colonnades Cv Casselberry, FL	2.0	2.0	840	$1,775	$2.11	2d	1	1.28mi
415 Shore Rd Unit G1 Winter Springs, FL	1.0	1.0	800	$1,200	$1.50	24d	1	1.36mi
1 Laurel Oaks Dr Winter Springs, FL	1.0–3.0	1.0–2.0	1030	$1,548	$1.50	2d	31	1.44mi
661 Murphy Rd Winter Springs, FL	3.0	2.0	1320	$2,200	$1.67	24d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $132,500 Active 107 DOM
2. 2026-06-17
   days on market $132,500 Active 106 DOM
3. 2026-06-16
   days on market $132,500 Active 105 DOM
4. 2026-06-15
   days on market $132,500 Active 104 DOM
5. 2026-06-13
   days on market $132,500 Active 102 DOM
6. 2026-06-09
   days on market $132,500 Active 98 DOM
7. 2026-06-08
   days on market $132,500 Active 97 DOM
8. 2026-06-07
   days on market $132,500 Active 96 DOM
9. 2026-06-04
   days on market $132,500 Active 93 DOM
10. 2026-06-03
    days on market $132,500 Active 92 DOM
11. 2026-06-02
    days on market $132,500 Active 91 DOM
12. 2026-06-02
    days on market $132,500 Active 90 DOM
13. 2026-05-31
    days on market $132,500 Active 89 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,554
• − Mortgage interest: −$7,422
• − Property taxes: −$1,988
• − Insurance: −$662
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$3,855
• Taxable income: $5,019
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $5,625/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 — Winter Springs

• Score: 75/100
• State rank: #261
• US rank: #4187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winter Springs, FL
• County: Seminole County · 436,154 people
• City population: 48,965
• 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