280 Moree Loop #2 · Winter Springs, FL 32708

$150,000

3 bd · 2.0 ba · 1,187 sqft · Condo public records · 31 Days on market

Built 1978 $425/mo HOA · 21% of rent

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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 +16.5/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

Virtually Staged. Welcome home to this first-floor condo in the desirable Bay Village community of Winter Springs! Nestled among beautiful tree-lined streets, this spacious unit offers a fantastic opportunity to make it your own. The upgraded kitchen features stainless steel appliances, ample cabinetry, and plenty of workspace for cooking and entertaining. The open-concept living and dining area is filled with natural light thanks to the wall of sliders and windows along the living room. Laminate flooring runs throughout the home with no carpet anywhere for easy maintenance and a cohesive look. Residents of Bay Village enjoy access to the community pool and a prime location close to parks,

Key facts

• Open concept living
• Ample cabinetry
• Upgraded kitchen

Tags

• FIRST FLOOR CONDO
• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY
• OPEN CONCEPT LIVING
• NATURAL LIGHT

Property features AI

Finance

• Other: Association names: Baytree Village / Paine-Anderson Properties and The Highlands / Wxtreme Properties
• Financial info: Total annual fees listed as $5,465; Total monthly fees listed as $455.42; Lease restrictions apply
• HOA & community: Monthly HOA fee of $420; Association also charges an annual fee ($425 listed separately); Buyer approval required for association; Association management and maintenance included; HOA covers pool, recreational facilities, trash, maintenance of structure and grounds, escrow reserves fund; Community amenities: clubhouse, community mailbox, dog park, fitness center, park, playground, pool, sidewalks, tennis courts, street lights; Pets allowed (max ~25 lbs)

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Sewer connected
• Home design: Residential condominium; Single-story (one level); Faces south; Unit on floor 1
• Construction: Wood siding; Shingle roof; Slab foundation; Built as part of building number 280
• Exterior features: Balcony; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Living room/dining room combo; 4 total rooms
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Zoned schools: Highlands Elementary School (math 55% / reading 59%, grade C+, #781 of 2,144 statewide, top 38%, 528 students, 60% FRL); South Seminole Middle School (math 53% / reading 50%, grade C, #232 of 571 statewide, top 41%, 995 students, 69% FRL); Winter Springs High School (math 43% / reading 55%, grade D, #193 of 667 statewide, top 29%, 2,038 students, 47% FRL) — zoned schools average 59% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 286 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $150k implies a 384% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.34% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 6.2

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-17,183
• Equity at exit: $22,365

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,552
• Equity at exit: $12,969

Cash invested: $42,000 (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: 286
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$787
• Tax from tax record: −$221 /mo · $2,656/yr
• Insurance: −$62
• HOA: −$425
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $88

Break-even live

Break-even rent $1,893

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $173	-5% $131	+0% $88	+5% $46	+10% $4
Rent	-10% $-70	-5% $9	+0% $88	+5% $168	+10% $247
Rate	-1.0pp $164	-0.5pp $127	base $88	+0.5pp $50	+1.0pp $10

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Sheoah Blvd #9 Winter Springs, FL	3.0	2.0	1187	$1,900	$1.60	26d	1	0.05mi
80 Moree Loop #9 Winter Springs, FL	3.0	2.0	1187	$1,700	$1.43	0d	1	0.06mi
70 Moree Loop #63 Winter Springs, FL	2.0	1.5	1080	$1,400	$1.30	26d	1	0.08mi
533 Moree Loop Winter Springs, FL	2.0	2.5	1452	$2,300	$1.58	26d	1	0.08mi
300 Sheoah Blvd Winter Springs, FL	1.0–3.0	1.0–2.0	1133	$2,083	$1.84	0d	12	0.23mi
407 Sheoah Blvd #9 Winter Springs, FL	3.0	2.5	1400	$1,750	$1.25	0d	1	0.28mi
644 Cypress Ln Winter Springs, FL	4.0	3.0	1462	$2,420	$1.66	22d	1	0.38mi
105 Keith Ct Winter Springs, FL	3.0	2.5	1457	$2,150	$1.48	5d	1	0.47mi
114 Cory Ln Winter Springs, FL	2.0	2.0	1090	$1,395	$1.28	17d	1	0.69mi
10 N Fairfax Ave Unit 10 Winter Springs, FL	2.0	1.5	907	$1,595	$1.76	13d	1	0.73mi
10 Sheoah Blvd #8 Winter Springs, FL	2.0	1.0	972	$1,650	$1.70	14d	1	0.74mi
317 San Gabriel St Winter Springs, FL	3.0	2.0	1100	$1,900	$1.73	26d	1	0.81mi
1 Laurel Oaks Dr Winter Springs, FL	1.0–3.0	1.0–2.0	1030	$1,832	$1.78	0d	37	0.85mi
420 San Gabriel St Winter Springs, FL	2.0	1.0	759	$1,700	$2.24	26d	1	0.86mi
44 S Cortez Ave Winter Springs, FL	3.0	2.0	1320	$2,395	$1.81	5d	1	0.87mi
44 S Cortez Ave Winter Springs, FL	3.0	2.0	1320	$2,395	$1.81	0d	1	0.87mi
542 Colonnades Cv Casselberry, FL	2.0	2.0	840	$1,775	$2.11	4d	1	0.94mi
411 Edwin St Winter Springs, FL	4.0	1.0	1120	$1,749	$1.56	26d	1	0.95mi
216 Bennett St Winter Springs, FL	3.0	1.0	1120	$1,800	$1.61	26d	1	0.96mi
945 Bryan Ct Longwood, FL	2.0	2.0	834	$1,650	$1.98	22d	1	0.98mi
137 Garden Dr Winter Springs, FL	2.0	1.5	900	$1,515	$1.68	0d	1	0.99mi
133 Garden Dr Winter Springs, FL	2.0	1.5	900	$1,595	$1.77	4d	1	0.99mi
133 Garden Dr Unit 1 Winter Springs, FL	2.0	1.5	900	$1,515	$1.68	0d	1	0.99mi
912 Bryan Ct Longwood, FL	2.0	1.0	900	$1,675	$1.86	7d	1	1.04mi
212 S Cortez Ave Winter Springs, FL	4.0	3.0	1300	$2,400	$1.85	7d	1	1.10mi
714 Eagle Ave Longwood, FL	3.0	2.0	1266	$2,285	$1.80	26d	1	1.15mi
109 N Alderwood St Winter Springs, FL	3.0	2.0	1458	$2,155	$1.48	17d	1	1.20mi
1450 Sunshadow Dr Casselberry, FL	1.0–2.0	1.0–2.0	865	$1,744	$2.02	0d	10	1.21mi
963 N Wayman St Longwood, FL	3.0	2.0	1352	$2,050	$1.52	7d	1	1.27mi
213 S Moss Rd Unit 213 Winter Springs, FL	2.0	1.5	930	$1,495	$1.61	24d	1	1.28mi
213 S Moss Rd Winter Springs, FL	2.0	1.5	930	$1,495	$1.61	26d	1	1.28mi
509 East St Longwood, FL	3.0	2.0	1215	$1,940	$1.60	26d	1	1.29mi
564 N Wayman St Unit 564 Longwood, FL	2.0	1.0	800	$1,600	$2.00	7d	1	1.34mi
226 Panorama Dr Winter Springs, FL	3.0	2.0	1100	$1,750	$1.59	7d	1	1.39mi
118 Sundance Ct Winter Springs, FL	3.0	2.0	1161	$2,149	$1.85	0d	1	1.42mi
620 E Church Ave Longwood, FL	3.0	1.0	836	$1,795	$2.15	26d	1	1.47mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-22
   days on market $150,000 Active 31 DOM
2. 2026-06-21
   days on market $150,000 Active 30 DOM
3. 2026-06-18
   days on market $150,000 Active 27 DOM
4. 2026-06-17
   days on market $150,000 Active 26 DOM
5. 2026-06-16
   days on market $150,000 Active 25 DOM
6. 2026-06-15
   days on market $150,000 Active 24 DOM
7. 2026-06-13
   days on market $150,000 Active 22 DOM
8. 2026-06-09
   days on market $150,000 Active 18 DOM
9. 2026-06-08
   days on market $150,000 Active 17 DOM
10. 2026-06-07
    days on market $150,000 Active 16 DOM
11. 2026-06-04
    days on market $150,000 Active 13 DOM
12. 2026-06-03
    days on market $150,000 Active 12 DOM
13. 2026-06-02
    days on market $150,000 Active 11 DOM
14. 2026-06-01
    days on market $150,000 Active 10 DOM
15. 2026-05-31
    days on market $150,000 Active 9 DOM
16. 2026-05-22
    listed $150,000 Active
17. 1996-01-05
    soldstatus $31,000
18. 1979-10-01
    soldstatus $43,900
19. 1979-02-01
    soldstatus $31,900

ⓘ 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: $2,656 · $221/mo
• Projected year-2 tax: $2,656 · $221/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 8/10 Severe 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,060
• − Mortgage interest: −$8,402
• − Property taxes: −$2,656
• − Insurance: −$750
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − HOA: −$5,100
• − Depreciation: −$4,364
• Taxable loss: −$1,062
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $1,316/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

Price history

+370.2% since first listed

4 events — show timeline

• 2026-05-22 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 1996-01-05 Sold (Public Records) $31,000 Public Records
• 1979-10-01 Sold (Public Records) $43,900 Public Records
• 1979-02-01 Sold (Public Records) $31,900 Public Records

Property tax history

+27.1%/yr

Latest (2025): $2,656 · +9.8% YoY. Source: county tax records.