7511 Seurat St #10108 · Doctor Phillips, FL 32819

$179,999

2 bd · 2.0 ba · 1,003 sqft · Condo public records · 138 Days on market

Built 1994 $455/mo HOA · 23% 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 +8.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +4.4/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE -"Listing price may not be sufficient to cover all encumbrances, closing costs, or other seller charges and sale of property at full price may be conditioned upon approval of third parties. Call for details. "Take advantage of this short sale opportunity. This 2/2 condo boasts over 1,000 sq. ft. and is located in the exclusive Sand Lake Private Residences. Great ammenities: pool, tennis courts, gym and water access to Big Sand Lake! Close to all the major attractions and shopping. Minutes from the Mall at Millenia and zoned for Dr. Phillips Highschool. Just because this property is a Short Sale don't hesitate about making an offer. Bid with confidence! This property is being handled by a Certified Distressed Property Expert.

Key facts

• Dog park
• Fitness center
• Community pool

Tags

• RESORT-STYLE AMENITIES
• COMMUNITY POOL
• FITNESS CENTER
• TENNIS COURTS
• DOG PARK
• PLAYGROUND

Property features AI

Finance

• Financial info: Total annual HOA fees $5,460; Lease restrictions apply
• HOA & community: HOA required (Sand Lake Private Residences Condo Association); Monthly HOA fee $455; HOA includes pool, management, recreational facilities, sewer, water; Association amenities: Clubhouse, Fitness Center, Gated community, Playground, Pool, Recreation facilities, Tennis courts; Community features: Clubhouse, Community mailbox, Dog park, Fitness center, Playground, Pool, Sidewalks, Tennis courts; Pets allowed: Cats and dogs; Association approval required

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; One level; Faces south; Completed condition
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built as part of a multi-story building (3 total stories)
• Exterior features: Sidewalk; Sliding doors; Storage

Interior

• Kitchen: Convection oven; Cooktop; Range hood; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom floor plan
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (14.4% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $154k (14.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 2.4% in Doctor Phillips — 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 88/100 on livability (#7 in FL, #226 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: cost of living F.
• Orange (suburban): math 46% / reading 51% proficiency, ranked #43 of 73 in FL (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bay Meadows Elementary (math 66% / reading 72%, grade A-, #399 of 2,144 statewide, top 19%, 705 students, 33% FRL); Southwest Middle (math 49% / reading 53%, grade C, #237 of 571 statewide, top 43%, 1,385 students, 40% FRL); Lake Buena Vista High School (1,714 students, 49% FRL) — zoned schools average 41% FRL vs 56% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.7%/yr); 320 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 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.
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $55k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $180k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $154,002 (14.4% 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 138 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 1.10% ✓
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.19×
• Total profit: $-40,747
• Equity at exit: $26,838

10-year hold

• IRR: -24.4%
• Equity multiple: -0.12×
• Total profit: $-56,354
• Equity at exit: $15,563

Cash invested: $50,400 (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 32819

• Rents YoY: 1.7%
• Active inventory: 320
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$944
• Tax from tax record: −$243 /mo · $2,915/yr
• Insurance: −$75
• HOA: −$455
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-147

Break-even live

Break-even rent $2,173

Max offer price $154,002

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-96	+0% $-147	+5% $-198	+10% $-249
Rent	-10% $-304	-5% $-226	+0% $-147	+5% $-69	+10% $10
Rate	-1.0pp $-57	-0.5pp $-101	base $-147	+0.5pp $-194	+1.0pp $-241

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7511 Seurat St #10107 Orlando, FL	2.0	2.0	1003	$1,700	$1.69	19d	1	0.03mi
7511 Seurat St Orlando, FL	2.0	2.0	1003	$1,650	$1.65	22d	1	0.03mi
7511 Seurat St #205 Orlando, FL	2.0	2.0	1003	$1,650	$1.65	26d	1	0.03mi
7605 Pissarro Dr #13304 Orlando, FL	3.0	2.0	1193	$1,795	$1.50	18d	1	0.11mi
7606 Pissarro Dr #14106 Orlando, FL	3.0	2.0	1193	$2,800	$2.35	23d	1	0.11mi
8800 Latrec Ave #9305 Orlando, FL	2.0	2.0	1003	$2,000	$1.99	13d	1	0.14mi
7630 Pissarro Dr Unit 211 Orlando, FL	1.0	1.0	800	$2,400	$3.00	22d	1	0.15mi
7630 Pissarro Dr Orlando, FL	1.0	1.0	735	$1,925	$2.62	26d	2	0.15mi
7618 Pissarro Dr #101 Orlando, FL	2.0	2.0	1003	$1,635	$1.63	19d	1	0.15mi
8801 Latrec Ave #8105 Orlando, FL	2.0	2.0	1003	$1,600	$1.60	5d	1	0.18mi
8801 Latrec Ave #105 Orlando, FL	2.0	2.0	1000	$1,650	$1.65	4d	1	0.18mi
6265 Sand Lake Vista Dr Orlando, FL	1.0–3.0	1.0–2.0	1183	$2,513	$2.12	0d	27	0.22mi
6500 Sand Lake Sound Rd Orlando, FL	3.0	1.0–2.0	989	$2,656	$2.68	0d	22	0.51mi
6410 Sand Lake Sound Rd Orlando, FL	1.0–2.0	1.0–2.0	954	$3,254	$3.41	0d	13	0.62mi
8000 Essex Point Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$2,092	$2.03	0d	21	1.15mi
10260 Turkey Lake Rd Unit A30 150 Orlando, FL	1.0	1.5	745	$1,500	$2.01	23d	1	1.15mi
10260 Turkey Lake Rd Orlando, FL	1.0	2.0	745	$1,500	$2.01	19d	1	1.15mi
10274 Turkey Lake Rd Unit B18 Orlando, FL	2.0	2.0	1124	$1,550	$1.38	9d	1	1.18mi
7975 Canada Ave Orlando, FL	2.0	1.0–2.0	737	$2,396	$3.25	0d	24	1.21mi
7119 Sand Lake Reserve Dr Orlando, FL	1.0–3.0	1.0–2.0	1041	$2,292	$2.20	0d	18	1.38mi

HOA detail condo

• Monthly dues: $455 · $5,460/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-19
   status Pending
2. 2026-05-14
   price $179,999
3. 2026-04-26
   status Active
4. 2026-04-22
   status Pending
5. 2026-03-19
   price $199,999
6. 2026-03-02
   price $215,000
7. 2025-12-30
   listed $235,000 Active
8. 2011-03-09
   soldstatus $65,000
9. 2011-02-24
   soldstatus $65,000 755-char remark

   Show marketing remark (755 chars)

   SHORT SALE -"Listing price may not be sufficient to cover all encumbrances, closing costs, or other seller charges and sale of property at full price may be conditioned upon approval of third parties. Call for details. "Take advantage of this short sale opportunity. This 2/2 condo boasts over 1,000 sq. ft. and is located in the exclusive Sand Lake Private Residences. Great ammenities: pool, tennis courts, gym and water access to Big Sand Lake! Close to all the major attractions and shopping. Minutes from the Mall at Millenia and zoned for Dr. Phillips Highschool. Just because this property is a Short Sale don't hesitate about making an offer. Bid with confidence! This property is being handled by a Certified Distressed Property Expert.

10. 2010-06-01
    listed $62,000 755-char remark

    Show marketing remark (755 chars)

    SHORT SALE -"Listing price may not be sufficient to cover all encumbrances, closing costs, or other seller charges and sale of property at full price may be conditioned upon approval of third parties. Call for details. "Take advantage of this short sale opportunity. This 2/2 condo boasts over 1,000 sq. ft. and is located in the exclusive Sand Lake Private Residences. Great ammenities: pool, tennis courts, gym and water access to Big Sand Lake! Close to all the major attractions and shopping. Minutes from the Mall at Millenia and zoned for Dr. Phillips Highschool. Just because this property is a Short Sale don't hesitate about making an offer. Bid with confidence! This property is being handled by a Certified Distressed Property Expert.

11. 2009-10-08
    listed $67,000
12. 2005-05-03
    soldstatus $174,100

ⓘ 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: $2,915 · $243/mo
• Projected year-2 tax: $2,915 · $243/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,843
• − Mortgage interest: −$10,083
• − Property taxes: −$2,915
• − Insurance: −$900
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − HOA: −$5,460
• − Depreciation: −$5,236
• Taxable loss: −$4,566
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $-670/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: Orange
• NCES district ID: 1201440
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $49,350
• Composite: 41.47/100
• National rank: #3461
• State rank: #43 of 73 in FL

Livability — Doctor Phillips

• Score: 88/100
• State rank: #7
• US rank: #226

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• City population: 30,213
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 30,213
• Household income: $98,109
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 930.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 1,618,226 people
• By 2030: 1,787,404 · +10.5%
• By 2040: 2,125,621 · +31.4%
• By 2050: 2,454,016 · +51.6%
• By 2075: 3,173,711 · +96.1%
• By 2100: 3,607,781 · +122.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 51% Hispanic / Latino 20% Two or more races 17% Black 12% Asian 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 4% Dominican 2%
• Common ancestry: Estonian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 27% · Canada, China, Jamaica
• Languages at home: 65% English-only · Spanish 17% Other Indo-European 9% French/Haitian/Cajun 2%

Political lean MEDSL · Orange

• 2024 margin: D (+13.6) · D 56.1% · R 42.5% · Other 1.3%
• 2008→2024 swing: -5.0pp toward R · 2008: 18.6pp · 2024: 13.6pp
• All cycles: 2024: D+13.6 2020: D+23.1 2016: D+24.6 2012: D+18.2 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -265.00%
• Current HPI: 285.9384
• Rent YoY: ▲ 1.72%
• 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

+3.4% since first listed

12 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $179,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $199,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-09 Sold (Public Records) $65,000 Public Records
• 2011-02-24 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2010-06-01 Listed $62,000 Stellar MLS as Distributed by MLS Grid
• 2009-10-08 Listed $67,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-03 Sold (Public Records) $174,100 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,915 · +3.9% YoY. Source: county tax records.