1119 Hickory Ave · Sanford, FL 32771

$269,900

4 bd · 2.0 ba · 1,315 sqft · SingleFamily public records · 146 Days on market

Built 1937 5,850 sqft lot Est $318k · 15% 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 +14.7/30.0
• ARV discount +14.3/15.0
• Schools +5.1/10.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for Fixer Upper? Then this 4 bedroom 1 full bath home is the property for you! Located near Down Town Sanford; plenty of restaurants, shopping, parks and so much more! Currently in probate, an extended closing date may be required.

Key facts

• 5,850 sq ft lot
• Built 1937
• Listed 146 days

Property features AI

Finance

• Other: Property zoned MR2; Unfurnished; Total living area about 1,315 square feet
• HOA & community: No HOA association

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Single Family Residence; One story; Faces west; Residential property
• Construction: Wood siding; Shingle roof; Crawlspace foundation; Built on lot of approximately 0.13 acres (50 x 117)
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $68 ($811/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (17.1% below list).
• Recommended offer: $224k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Midway Elementary School (math 44% / reading 46%, grade D-, #1,271 of 2,144 statewide, top 60%, 786 students, 86% FRL); Markham Woods Middle School (math 61% / reading 60%, grade B+, #131 of 571 statewide, top 23%, 961 students, 51% FRL); Seminole High School (math 35% / reading 51%, grade F, #255 of 667 statewide, top 39%, 4,036 students, 53% FRL) — zoned schools average 63% FRL vs 38% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 565 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 34% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $8k 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 146 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $100k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; list at $270k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• 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 $223,734 (17.1% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $318,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1429 Mara Ct	0.29mi	4/2.0	1,400 (+6%)	1mo	$306,000	$219	75
827 Rosalia Dr	0.42mi	3/1.5 (-1)	1,300 (-1%)	3mo	$305,000	$235	69
1701 S Palmetto Ave	0.43mi	3/2.0 (-1)	1,248 (-5%)	1mo	$362,500	$290	65
718 Willow Ave	0.30mi	3/2.0 (-1)	1,411 (+7%)	6mo	$345,000	$245	64
311 W 10th St	0.56mi	3/1.0 (-1)	1,311 (-0%)	2mo	$355,000	$271	63
1210 S Palmetto Ave	0.29mi	3/1.0 (-1)	1,426 (+8%)	4mo	$345,000	$242	60
1804 S Mellonville Ave	0.49mi	4/1.5	1,217 (-8%)	4mo	$289,900	$238	59
1320 Sanford Ave	0.25mi	3/2.0 (-1)	1,511 (+15%)	2mo	$415,000	$275	57
845 E 20th St	0.56mi	3/2.0 (-1)	1,390 (+6%)	4mo	$293,000	$211	56
314 W 6th St	0.69mi	3/2.0 (-1)	1,212 (-8%)	2mo	$345,000	$285	48
211 S Summerlin Ave	0.74mi	3/2.0 (-1)	1,472 (+12%)	2mo	$300,000	$204	39
1920 S Summerlin Ave	0.74mi	3/1.0 (-1)	1,122 (-15%)	4mo	$257,000	$229	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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-45,244
• Equity at exit: $40,243

10-year hold

• IRR: -14.7%
• Equity multiple: 0.25×
• Total profit: $-56,508
• Equity at exit: $23,336

Cash invested: $75,572 (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: 565
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$172 /mo · $2,064/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $68

Break-even live

Break-even rent $2,152

Max offer price $269,900

Occupancy floor 92%

Sensitivity live

Price	-10% $220	-5% $144	+0% $68	+5% $-9	+10% $-85
Rent	-10% $-109	-5% $-21	+0% $68	+5% $156	+10% $244
Rate	-1.0pp $204	-0.5pp $136	base $68	+0.5pp $-2	+1.0pp $-73

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 E 7th St Sanford, FL	3.0	2.0	1440	$2,200	$1.53	0d	1	0.31mi
619 San Lanta Cir Sanford, FL	3.0	2.0	1092	$1,796	$1.64	16d	1	0.33mi
1515 S Elliott St Sanford, FL	4.0	2.0	1632	$2,149	$1.32	16d	1	0.60mi
1218 Crescent St Sanford, FL	5.0	2.0	1657	$3,100	$1.87	25d	1	0.65mi
101 E 21st St Sanford, FL	3.0	2.0	896	$2,500	$2.79	25d	1	0.72mi
2015 Jefferson Ave Sanford, FL	4.0	2.0	1600	$1,995	$1.25	25d	1	0.79mi
129 Oakman Way Sanford, FL	3.0	3.0	1649	$2,249	$1.36	0d	1	0.88mi
129 Oakman Way Unit 1 Sanford, FL	3.0	3.0	1652	$2,349	$1.42	6d	1	0.88mi
129 Oakman Way Unit 1 Sanford, FL	3.0	3.0	1652	$2,349	$1.42	0d	1	0.88mi
1574 Effra Way Sanford, FL	3.0	2.0	1429	$2,270	$1.59	25d	1	0.89mi
131 Langston Dr Sanford, FL	3.0	1.5	1082	$1,697	$1.57	22d	1	0.99mi
1001 W 8th St Unit 1 Sanford, FL	3.0	1.0	1075	$2,250	$2.09	23d	1	1.00mi
253 McKay Blvd Sanford, FL	4.0	2.0	1874	$2,201	$1.17	0d	1	1.00mi
1711 Roseberry Ln Sanford, FL	3.0	2.0	984	$2,150	$2.18	6d	1	1.03mi
2008 William Clark Ave Sanford, FL	3.0	2.0	1328	$2,199	$1.66	4d	1	1.12mi
2406 S Lake Ave Sanford, FL	3.0	2.0	1111	$2,000	$1.80	16d	1	1.27mi
2405 Chase Ave Sanford, FL	3.0	2.0	1200	$2,095	$1.75	16d	1	1.28mi
2420 S Lake Ave Sanford, FL	3.0	1.0	1100	$1,545	$1.40	16d	1	1.33mi
2420 S Lake Ave Unit B Sanford, FL	3.0	1.0	1100	$1,545	$1.40	19d	1	1.33mi
1320 S Oleander Ave Sanford, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	1.35mi
2441 Marshall Ave Sanford, FL	3.0	2.0	1462	$2,235	$1.53	6d	1	1.44mi
107 Garrison Dr Sanford, FL	3.0	2.0	1439	$1,800	$1.25	19d	1	1.45mi
106 Garrison Dr Sanford, FL	3.0	2.0	1080	$1,895	$1.75	6d	1	1.47mi
2420 Daffadil Ter Sanford, FL	3.0	2.0	1097	$1,850	$1.69	19d	1	1.47mi

Listing history 25 events

1. 2026-06-07
   statusdays on market $269,900 Pending 146 DOM
2. 2026-06-04
   days on market $269,900 Active 144 DOM
3. 2026-06-03
   days on market $269,900 Active 143 DOM
4. 2026-06-02
   days on market $269,900 Active 142 DOM
5. 2026-06-02
   status $269,900 Active 141 DOM
6. 2026-05-05
   status Pending
7. 2026-05-02
   status Active
8. 2026-04-07
   status Pending
9. 2026-03-17
   price $269,900
10. 2026-03-05
    price $279,900
11. 2026-02-19
    price $289,900
12. 2026-02-13
    price $299,900
13. 2026-02-09
    price $309,500
14. 2026-01-28
    price $329,500
15. 2026-01-12
    price $339,500
16. 2025-12-29
    price $349,500
17. 2025-12-10
    price $359,500
18. 2025-11-20
    listed $369,500 Active
19. 2024-02-29
    soldstatus $104,500
20. 2024-02-12
    soldstatus $104,500 Closed 241-char remark

    Show marketing remark (241 chars)

    Looking for Fixer Upper? Then this 4 bedroom 1 full bath home is the property for you! Located near Down Town Sanford; plenty of restaurants, shopping, parks and so much more! Currently in probate, an extended closing date may be required.

21. 2023-05-08
    status Pending 241-char remark

    Show marketing remark (241 chars)

    Looking for Fixer Upper? Then this 4 bedroom 1 full bath home is the property for you! Located near Down Town Sanford; plenty of restaurants, shopping, parks and so much more! Currently in probate, an extended closing date may be required.

22. 2023-04-24
    price $149,999 241-char remark

    Show marketing remark (241 chars)

    Looking for Fixer Upper? Then this 4 bedroom 1 full bath home is the property for you! Located near Down Town Sanford; plenty of restaurants, shopping, parks and so much more! Currently in probate, an extended closing date may be required.

23. 2023-04-15
    status Active 241-char remark

    Show marketing remark (241 chars)

    Looking for Fixer Upper? Then this 4 bedroom 1 full bath home is the property for you! Located near Down Town Sanford; plenty of restaurants, shopping, parks and so much more! Currently in probate, an extended closing date may be required.

24. 2022-10-28
    price $199,900 241-char remark

    Show marketing remark (241 chars)

    Looking for Fixer Upper? Then this 4 bedroom 1 full bath home is the property for you! Located near Down Town Sanford; plenty of restaurants, shopping, parks and so much more! Currently in probate, an extended closing date may be required.

25. 2022-09-20
    listed $199,999 Active 241-char remark

    Show marketing remark (241 chars)

    Looking for Fixer Upper? Then this 4 bedroom 1 full bath home is the property for you! Located near Down Town Sanford; plenty of restaurants, shopping, parks and so much more! Currently in probate, an extended closing date may be required.

ⓘ 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: $2,064 · $172/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$176/yr (+$15/mo · 8.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $26,848
• − Mortgage interest: −$15,119
• − Property taxes: −$2,064
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$7,852
• Taxable loss: −$3,832
• Est. tax savings @ 24.0%: +$920
• After-tax cash flow: $1,731/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

+35.0% since first listed

20 events — show timeline

• 2026-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $309,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $329,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $339,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $349,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $359,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Listed $369,500 Stellar MLS as Distributed by MLS Grid
• 2024-02-29 Sold (Public Records) $104,500 Public Records
• 2024-02-12 Sold (MLS) $104,500 Stellar MLS as Distributed by MLS Grid
• 2023-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-24 Price Changed $149,999 Stellar MLS as Distributed by MLS Grid
• 2023-04-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-10-28 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-20 Listed $199,999 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.3%/yr

Latest (2025): $2,064 · +8.1% YoY. Source: county tax records.