700 E Airport Blvd Unit G4 · Sanford, FL 32773

$160,000

2 bd · 2.0 ba · 1,012 sqft · Condo public records · 69 Days on market

Built 1973 $315/mo HOA · 18% of rent

---

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 +11.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The most reasonably priced FIRST FLOOR unit in the entire development. Welcome to The Sandlewood Condo community. These well maintained buildings, grounds, and facilities create a visually pleasing sight to come home to every day. The spacious 2 bedroom, 2 bathroom condo boasts luxury vinly plank flooring, high end bathroom vanities and toilets, and a brand new ac unit(2023). After a long day at work or at play no mountainous stairways to climb, just walk right into your unit and relax. The front porch was newly rescreened should you like to relax outside bug free. Call for your showing today.

Key facts

• $315 HOA
• Community pool
• Built 1973

Property features AI

Finance

• Other: Unfurnished; Direction faces east
• Financial info: Total monthly association fees $315; total annual fees $3,780; Lease restrictions apply
• HOA & community: Monthly HOA fee of $315 (maintenance of structure included); Community pool; Community mailbox; Association approval not required

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential condominium; One story; Faces east; Unit on floor 1; Entry level: One
• Construction: Block and concrete construction; Shingle roof; Block and slab foundation; Built as a single-story building
• Exterior features: Storage; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; 6 total rooms
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-63 ($-758/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (7.0% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $149k (7.0% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• Market conditions: Rents rising (+1.4%/yr); 286 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); 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 69 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

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 $148,841 (7.0% 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 69 days. Have you received any prior offers? Is the seller open to a 7% 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. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.07% ✓
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-32,371
• Equity at exit: $23,857

10-year hold

• IRR: -19.7%
• Equity multiple: 0.04×
• Total profit: $-42,977
• Equity at exit: $13,834

Cash invested: $44,800 (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 32773

• Home prices YoY: -27.8%
• Rents YoY: 1.4%
• Active inventory: 286
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$839
• Tax from tax record: −$200 /mo · $2,406/yr
• Insurance: −$67
• HOA: −$315
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-63

Break-even live

Break-even rent $1,799

Max offer price $148,841

Occupancy floor 99%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 E Airport Blvd Sanford, FL	1.0–2.0	1.0–2.0	869	$1,595	$1.84	4d	2	0.05mi
135 Pinecrest Dr Sanford, FL	3.0	1.0	1132	$1,750	$1.55	24d	1	0.31mi
5361 Windsor Lake Cir Sanford, FL	3.0	2.5	1420	$1,950	$1.37	5d	1	0.45mi
3291 Sanford Ave Sanford, FL	3.0	1.0–2.0	720	$1,608	$2.23	24d	1	0.45mi
3141 Windleshore Way Sanford, FL	2.0	2.5	1144	$1,800	$1.57	17d	1	0.46mi
3251 Windleshore Way Sanford, FL	2.0	2.5	1056	$1,950	$1.85	11d	1	0.47mi
3360 Windleshore Way Sanford, FL	3.0	2.5	1420	$2,000	$1.41	3d	1	0.50mi
220 Odham Dr Sanford, FL	3.0	2.0	1442	$2,210	$1.53	5d	1	0.51mi
125 Bel Fiore Cv Sanford, FL	3.0	2.5	1371	$1,815	$1.32	16d	1	0.51mi
3560 Windleshore Way Sanford, FL	3.0	2.5	1420	$1,795	$1.26	2d	1	0.53mi
2847 Gale Pl Sanford, FL	3.0	1.5	1217	$1,750	$1.44	11d	1	0.56mi
230 Belvedere Way Sanford, FL	3.0	2.5	1402	$1,700	$1.21	24d	1	0.56mi
500 Fox Quarry Ln Sanford, FL	1.0–4.0	1.0–3.0	1134	$1,372	$1.21	1d	16	0.71mi
300 W Airport Blvd Sanford, FL	2.0	1.0	687	$1,595	$2.32	16d	9	0.83mi
2526 S Oak Ave Unit A Sanford, FL	2.0	2.0	962	$1,500	$1.56	14d	1	0.86mi
2522 S Oak Ave Unit A Sanford, FL	2.0	2.0	963	$1,300	$1.35	24d	1	0.89mi
2541 Myrtle Ave Unit C Sanford, FL	2.0	2.0	1000	$1,465	$1.47	2d	1	0.90mi
2530 Georgia Ave Unit B Sanford, FL	2.0	2.0	1400	$1,650	$1.18	24d	1	1.05mi
500 W Airport Blvd Sanford, FL	1.0–3.0	1.0–2.0	862	$1,734	$2.01	1d	7	1.09mi
816 W 25th St Sanford, FL	2.0	1.5	1134	$1,299	$1.15	2d	1	1.14mi
828 W 25th St Sanford, FL	2.0	1.5	1134	$1,350	$1.19	24d	1	1.15mi
828 W 25th St Sanford, FL	2.0	1.5	1134	$1,350	$1.19	16d	1	1.15mi
832 W 25th St Sanford, FL	2.0	2.0	1134	$1,500	$1.32	20d	1	1.15mi
832 W 25th St Sanford, FL	2.0	2.0	1134	$1,475	$1.30	2d	1	1.15mi
2714 Ridgewood Ave Sanford, FL	1.0–2.0	1.0–2.0	987	$1,650	$1.67	2d	7	1.18mi
1704 Ridgewood Ln Sanford, FL	2.0	1.0	837	$1,350	$1.61	24d	1	1.21mi
2437 Chase Ave Unit A Sanford, FL	2.0	1.0	875	$1,199	$1.37	24d	1	1.21mi
131 Andrews Rd Sanford, FL	3.0	2.0	1485	$3,400	$2.29	24d	1	1.21mi
131 Andrews Rd Sanford, FL	3.0	2.0	1485	$3,095	$2.08	3d	1	1.21mi
2539 Ridgewood Ave Sanford, FL	2.0	2.0	816	$1,095	$1.34	20d	1	1.22mi
506 Wilton Cir Sanford, FL	2.0	2.5	1144	$1,675	$1.46	17d	1	1.24mi
423 Wilton Cir Sanford, FL	2.0	2.5	1144	$1,700	$1.49	16d	1	1.24mi
429 Wilton Cir Sanford, FL	3.0	2.5	1420	$1,950	$1.37	24d	1	1.24mi
2441 Marshall Ave Sanford, FL	3.0	2.0	1462	$2,235	$1.53	5d	1	1.25mi
2420 S Lake Ave Sanford, FL	3.0	1.0	1100	$1,545	$1.40	14d	1	1.28mi
2420 S Lake Ave Unit B Sanford, FL	3.0	1.0	1100	$1,545	$1.40	17d	1	1.28mi
120 Bent Oak Ct Sanford, FL	3.0	2.0	1064	$2,150	$2.02	17d	1	1.29mi
2511 Ridgewood Ave Sanford, FL	2.0	1.0	1000	$1,395	$1.40	24d	1	1.29mi
100 Sweet Gum Ct Sanford, FL	3.0	2.0	1315	$1,995	$1.52	5d	1	1.30mi
1505 W 25th St Sanford, FL	3.0	2.0	1150	$1,753	$1.52	12d	1	1.30mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $160,000 Active 69 DOM
2. 2026-06-17
   days on market $160,000 Active 68 DOM
3. 2026-06-16
   days on market $160,000 Active 67 DOM
4. 2026-06-15
   days on market $160,000 Active 66 DOM
5. 2026-06-13
   days on market $160,000 Active 64 DOM
6. 2026-06-09
   days on market $160,000 Active 60 DOM
7. 2026-06-08
   days on market $160,000 Active 59 DOM
8. 2026-06-07
   days on market $160,000 Active 58 DOM
9. 2026-06-04
   days on market $160,000 Active 55 DOM
10. 2026-06-03
    days on market $160,000 Active 54 DOM
11. 2026-06-02
    days on market $160,000 Active 53 DOM
12. 2026-06-01
    days on market $160,000 Active 52 DOM
13. 2026-05-31
    days on market $160,000 Active 51 DOM
14. 2026-04-10
    listed $160,000 Active
15. 2025-02-16
    historical $1,450
16. 2025-02-08
    historical $1,450
17. 2025-02-08
    listed $1,450
18. 2025-01-23
    price $1,450
19. 2025-01-10
    historical $1,475
20. 2025-01-10
    listed $1,475
21. 2024-10-02
    price $1,495
22. 2024-09-06
    listed $1,550
23. 2024-08-23
    soldstatus $158,000
24. 2024-08-22
    soldstatus $158,000 Closed 600-char remark

    Show marketing remark (600 chars)

    The most reasonably priced FIRST FLOOR unit in the entire development. Welcome to The Sandlewood Condo community. These well maintained buildings, grounds, and facilities create a visually pleasing sight to come home to every day. The spacious 2 bedroom, 2 bathroom condo boasts luxury vinly plank flooring, high end bathroom vanities and toilets, and a brand new ac unit(2023). After a long day at work or at play no mountainous stairways to climb, just walk right into your unit and relax. The front porch was newly rescreened should you like to relax outside bug free. Call for your showing today.

25. 2024-08-08
    status Pending 600-char remark

    Show marketing remark (600 chars)

    The most reasonably priced FIRST FLOOR unit in the entire development. Welcome to The Sandlewood Condo community. These well maintained buildings, grounds, and facilities create a visually pleasing sight to come home to every day. The spacious 2 bedroom, 2 bathroom condo boasts luxury vinly plank flooring, high end bathroom vanities and toilets, and a brand new ac unit(2023). After a long day at work or at play no mountainous stairways to climb, just walk right into your unit and relax. The front porch was newly rescreened should you like to relax outside bug free. Call for your showing today.

26. 2024-08-06
    listed $160,000 Active 600-char remark

    Show marketing remark (600 chars)

    The most reasonably priced FIRST FLOOR unit in the entire development. Welcome to The Sandlewood Condo community. These well maintained buildings, grounds, and facilities create a visually pleasing sight to come home to every day. The spacious 2 bedroom, 2 bathroom condo boasts luxury vinly plank flooring, high end bathroom vanities and toilets, and a brand new ac unit(2023). After a long day at work or at play no mountainous stairways to climb, just walk right into your unit and relax. The front porch was newly rescreened should you like to relax outside bug free. Call for your showing today.

27. 2023-09-20
    historical $1,500
28. 2023-08-05
    historical $1,500
29. 2023-08-02
    listed $1,500
30. 2023-07-27
    price $1,500
31. 2023-07-27
    historical $1,500
32. 2023-07-16
    listed $1,500
33. 2021-11-24
    soldstatus $122,000
34. 1999-01-06
    soldstatus $38,000
35. 1984-09-01
    soldstatus $36,000

ⓘ 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: $2,406 · $200/mo
• Projected year-2 tax: $2,406 · $200/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,629
• − Mortgage interest: −$8,962
• − Property taxes: −$2,406
• − Insurance: −$800
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − HOA: −$3,780
• − Depreciation: −$4,655
• Taxable loss: −$3,275
• Est. tax savings @ 24.0%: +$786
• After-tax cash flow: $28/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): 34,032
• Household income: $70,442
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1516.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Hispanic / Latino 26% Black 20% Two or more races 16% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 12% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Slovak 1% Hispanic 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 21% Vietnamese 3% Other Indo-European 2%

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: ▼ -126.55%
• Current HPI: 328.5485
• Rent YoY: ▲ 1.45%
• 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

+344.4% since first listed

22 events — show timeline

• 2026-04-10 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-16 Rental Removed $1,450 Avail
• 2025-02-08 Rental Removed $1,450 RENT.
• 2025-02-08 Listed for Rent $1,450 Avail
• 2025-01-23 Price Changed $1,450 RENT.
• 2025-01-10 Rental Removed $1,475 Avail
• 2025-01-10 Listed for Rent $1,475 RENT.
• 2024-10-02 Price Changed $1,495 Avail
• 2024-09-06 Listed for Rent $1,550 Avail
• 2024-08-23 Sold (Public Records) $158,000 Public Records
• 2024-08-22 Sold (MLS) $158,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-08-06 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-20 Rental Removed $1,500 APPFOLIO
• 2023-08-05 Rental Removed $1,500 STELLARMLS
• 2023-08-02 Listed for Rent $1,500 STELLARMLS
• 2023-07-27 Price Changed $1,500 APPFOLIO
• 2023-07-27 Rental Removed $1,500 STELLARMLS
• 2023-07-16 Listed for Rent $1,500 STELLARMLS
• 2021-11-24 Sold (Public Records) $122,000 Public Records
• 1999-01-06 Sold (Public Records) $38,000 Public Records
• 1984-09-01 Sold (Public Records) $36,000 Public Records

Property tax history

+98.2%/yr

Latest (2025): $2,406 · -1.2% YoY. Source: county tax records.