1145 Park Ridge Cir · Kissimmee, FL 34746

$225,000

3 bd · 2.5 ba · 1,291 sqft · Townhouse public records · 47 Days on market

Built 2002 1,133 sqft lot Est $252k · 11% under $521/mo HOA · 21% 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).

• ARV discount +12.3/15.0
• Cash flow +10.3/30.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Exceptional opportunity to own a 3-bedroom, 2.5-bath townhouse in the highly desirable Berkley Lake community in Kissimmee. This property offers 1,399 sq ft of well-designed living space and is ideal for both investors and primary residence buyers. * * ALL TOWNHOMES have new roof just installed 2026. Short-term rentals are permitted, making this a strong income-producing opportunity in one of Central Florida’s most in-demand rental markets. Based on recent performance, the property demonstrates proven rental income potential with consistent returns. For buyers considering primary residence also permitted. The community features resort-style am

Key facts

• Gated access
• Scenic lake
• New roof

Tags

• NEW ROOF
• RESORT-STYLE AMENITIES
• GATED ACCESS
• SCENIC LAKE
• CATCH-AND-RELEASE FISHING

Property features AI

Finance

• Other: Total annual fees $6,260; total monthly fees $521.67
• Financial info: Lease restrictions apply
• HOA & community: HOA required (Beacon Community Management; Lake Berkley Master Association Inc); Monthly HOA fee $460; Secondary quarterly association fee $185; HOA covers pool, insurance, structure maintenance, grounds maintenance, security, and trash; Community amenities include clubhouse, fitness center, pool, playground, park, sidewalks, tennis courts, and golf-cart-friendly roads; Pets allowed (cats and dogs)

Exterior

• Security: Gated community access
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available; Phone service available
• Home design: Residential townhouse; Two stories; Faces east; Entry on slab foundation
• Construction: Block and stucco construction; Tile roof; Built on slab foundation; Building number 1145
• Exterior features: Balcony; Exterior lighting; Sidewalk; Sliding doors; Paved road access

Interior

• Kitchen: Range; Microwave; Dishwasher not listed (disposal included); Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; 10 total rooms
• Laundry & utility: Separate laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (9.7% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $203k (9.7% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.5% in Kissimmee — 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 77/100 on livability (#181 in FL, #2,841 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D-, employment D-.
• Osceola (suburban): math 39% / reading 45% proficiency, ranked #60 of 73 in FL (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Avenue Elementary School (math 28% / reading 29%, grade F, #1,943 of 2,144 statewide, top 91%, 584 students, 57% FRL); Kissimmee Middle School (math 28% / reading 31%, grade F, #469 of 571 statewide, top 84%, 1,289 students, 59% FRL); Poinciana High School (math 24% / reading 31%, grade F, #470 of 667 statewide, top 71%, 2,455 students, 48% FRL).
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Osceola average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 1296 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 42% of the median local income ($71k/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 $7k of value loss. Plan a longer hold.
• Osceola County population projected at +73% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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

• 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,120 (9.7% 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 47 days. Have you received any prior offers? Is the seller open to a 10% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
6. 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?
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: 1.10% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $251,745
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1062 Park Ridge Cir	0.08mi	3/2.5	1,291 (0%)	5mo	$235,000	$182	92
1041 Park Ridge Cir	0.07mi	3/2.5	1,291 (0%)	6mo	$235,000	$182	92
1021 Park Ridge Cir	0.06mi	3/2.5	1,291 (0%)	7mo	$232,000	$180	92
962 Park Terrace Cir	0.15mi	3/2.5	1,300 (+1%)	2mo	$225,000	$173	90
1089 Park Ridge Cir	0.12mi	3/2.5	1,291 (0%)	7mo	$237,000	$184	89
4557 Ada Ln	0.33mi	3/2.5	1,295 (+0%)	1mo	$275,000	$212	83
4557 Corsa Ln	0.36mi	3/2.5	1,295 (+0%)	2mo	$252,000	$195	81
117 Pompano Beach Dr	0.31mi	3/2.5	1,286 (-0%)	8mo	$255,000	$198	78
4709 Flagler Beach Way	0.41mi	3/2.5	1,286 (-0%)	3mo	$265,000	$206	78
4717 Vero Beach Pl	0.47mi	3/2.5	1,286 (-0%)	2mo	$265,500	$206	76
4741 Vero Beach Pl	0.44mi	3/2.5	1,286 (-0%)	7mo	$220,000	$171	73
4558 Baleno Ln	0.38mi	4/3.0 (+1)	1,340 (+4%)	7mo	$300,500	$224	63

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.19×
• Total profit: $-51,266
• Equity at exit: $33,548

10-year hold

• IRR: -40.7%
• Equity multiple: -0.29×
• Total profit: $-81,460
• Equity at exit: $19,454

Cash invested: $63,000 (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 34746

• Home prices YoY: -33.4%
• Rents YoY: -1.2%
• Active inventory: 1296
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,485 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$292 /mo · $3,505/yr
• Insurance: −$94
• HOA: −$521
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-124

Break-even live

Break-even rent $2,641

Max offer price $203,120

Occupancy floor 100%

Sensitivity live

Price	-10% $4	-5% $-60	+0% $-124	+5% $-188	+10% $-251
Rent	-10% $-320	-5% $-222	+0% $-124	+5% $-26	+10% $72
Rate	-1.0pp $-11	-0.5pp $-67	base $-124	+0.5pp $-182	+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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
932 Park Terrace Cir Kissimmee, FL	3.0	2.5	1300	$2,300	$1.77	25d	1	0.14mi
4609 Formby Ct Unit 1018131P Kissimmee, FL	4.0	3.0	1819	$5,053	$2.78	0d	1	0.18mi
113 Pompano Beach Dr Unit 1259825P Kissimmee, FL	4.0	3.0	1625	$7,511	$4.62	9d	1	0.29mi
127 Pompano Beach Dr Unit 1337708P Kissimmee, FL	3.0	3.0	1280	$2,814	$2.20	3d	1	0.33mi
155 Pompano Beach Dr Kissimmee, FL	3.0	2.5	1286	$2,050	$1.59	25d	1	0.39mi
135 S Roma Way Kissimmee, FL	4.0	3.0	1740	$2,600	$1.49	9d	1	0.61mi
4478 Saint Georges Ct Unit A Kissimmee, FL	2.0	2.0	1008	$1,700	$1.69	0d	1	0.72mi
4426 Saint Georges Ct Kissimmee, FL	3.0	3.0	1408	$2,000	$1.42	9d	1	0.74mi
4738 Terra Esmeralda Dr Kissimmee, FL	4.0	3.5	1721	$2,400	$1.39	4d	1	0.75mi
4734 Terra Esmeralda Dr Kissimmee, FL	3.0	2.5	1591	$2,500	$1.57	19d	1	0.76mi
4361 Gardenstone Ct Kissimmee, FL	3.0	2.5	1600	$1,850	$1.16	25d	1	0.76mi
4710 Terra Esmeralda Dr Kissimmee, FL	4.0	3.5	1721	$2,550	$1.48	5d	1	0.78mi
4774 Terra Esmeralda Dr Kissimmee, FL	4.0	3.5	1721	$2,290	$1.33	16d	1	0.79mi
4708 Terra Esmeralda Dr Kissimmee, FL	4.0	3.5	1721	$2,700	$1.57	25d	1	0.79mi
4785 Terra Esmeralda Dr Kissimmee, FL	3.0	2.5	1379	$2,800	$2.03	25d	1	0.79mi
4791 Terra Esmeralda Dr Kissimmee, FL	3.0	2.5	1379	$2,200	$1.60	16d	1	0.79mi
4317 Paradise Cove Ct Kissimmee, FL	3.0	2.5	1643	$2,000	$1.22	9d	1	0.82mi
4300 Paradise Cove Ct Unit 4300 Kissimmee, FL	3.0	2.5	1769	$1,850	$1.05	0d	1	0.83mi
1851 Encantado Way Kissimmee, FL	2.0–3.0	2.0–3.0	1145	$2,460	$2.15	0d	15	0.86mi
4525 Lacuna Ln Kissimmee, FL	2.0–4.0	2.0	1049	$1,560	$1.49	0d	9	0.92mi
2000 Royal Bay Blvd #132 Kissimmee, FL	2.0	2.0	1162	$1,650	$1.42	25d	1	1.02mi
2010 Royal Bay Blvd Kissimmee, FL	3.0	2.0	1326	$1,719	$1.30	0d	1	1.05mi
2009 Royal Bay Blvd #141 Kissimmee, FL	3.0	2.0	1326	$1,795	$1.35	25d	1	1.06mi
2009 Royal Bay Blvd #141 Kissimmee, FL	3.0	2.0	1326	$1,795	$1.35	0d	1	1.06mi
2020 Royal Bay Blvd #91 Kissimmee, FL	3.0	2.0	1326	$1,900	$1.43	25d	1	1.09mi
4345 Floribunda Ct Kissimmee, FL	1.0–3.0	1.0–2.0	979	$1,869	$1.91	25d	1	1.13mi
4307 Bayside Dr Kissimmee, FL	3.0	2.0	1685	$2,405	$1.43	23d	1	1.14mi
558 Eagle Pointe South Kissimmee, FL	3.0	2.0	1223	$2,350	$1.92	25d	1	1.16mi
5015 Laguna Bay Cir #91 Kissimmee, FL	3.0	2.0	1220	$1,700	$1.39	19d	1	1.21mi
2035 Royal Bay Blvd #46 Kissimmee, FL	3.0	2.0	1350	$1,500	$1.11	25d	1	1.21mi
2036 Royal Bay Blvd #57 Kissimmee, FL	3.0	2.0	1326	$1,735	$1.31	23d	1	1.21mi
2041 Royal Bay Blvd #33 Kissimmee, FL	3.0	2.0	1350	$1,999	$1.48	0d	1	1.24mi
5012 Laguna Bay Cir #74 Kissimmee, FL	3.0	2.0	1220	$1,600	$1.31	25d	1	1.25mi
2047 Royal Bay Blvd #23 Kissimmee, FL	3.0	2.0	1450	$2,050	$1.41	0d	1	1.28mi
5006 Laguna Bay Cir #63 Kissimmee, FL	3.0	2.0	1300	$1,750	$1.35	25d	1	1.28mi
5004 Laguna Bay Cir #48 Kissimmee, FL	2.0	2.0	1066	$1,675	$1.57	25d	1	1.28mi
2414 Caravelle Cir Kissimmee, FL	4.0	3.0	1636	$2,000	$1.22	23d	1	1.33mi
2369 Caravelle Cir Kissimmee, FL	4.0	3.0	1512	$900	$0.60	19d	1	1.35mi
626 Eagle Pointe South Kissimmee, FL	4.0	2.5	1822	$2,700	$1.48	25d	1	1.35mi
2480 Sweetwater Club Cir #98 Kissimmee, FL	3.0	2.0	1220	$1,700	$1.39	18d	1	1.37mi

HOA detail

• Monthly dues: $521 · $6,252/yr

Listing history 15 events

1. 2026-04-09
   listed $225,000 Active
2. 2026-02-17
   historical
3. 2026-01-21
   price $230,000
4. 2025-11-17
   listed $243,447 Active
5. 2024-08-20
   historical
6. 2024-06-18
   price $262,500
7. 2024-02-21
   listed $265,000 Active
8. 2024-01-22
   historical
9. 2023-12-15
   price $270,000
10. 2023-10-13
    price $279,900
11. 2023-08-17
    listed $289,000 Active
12. 2021-10-28
    soldstatus $210,000 Closed
13. 2021-10-28
    listed $210,000
14. 2021-10-28
    historical
15. 2021-10-13
    soldstatus $210,000

ⓘ 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: $3,505 · $292/mo
• Projected year-2 tax: $3,505 · $292/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,817
• − Mortgage interest: −$12,603
• − Property taxes: −$3,505
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,385
• − Management: −$2,385
• − HOA: −$6,252
• − Depreciation: −$6,545
• Taxable loss: −$4,985
• Est. tax savings @ 24.0%: +$1,196
• After-tax cash flow: $-290/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: Osceola
• NCES district ID: 1201470
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $45,528
• Composite: 35.7/100
• National rank: #4865
• State rank: #60 of 73 in FL

Livability — Kissimmee

• Score: 77/100
• State rank: #181
• US rank: #2841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Osceola County · 410,217 people
• City population: 196,187
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 60,595
• Household income: $70,998
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 1690.0

Population outlook (Osceola County) Hauer SSP2

• Today (2025): 447,624 people
• By 2030: 511,823 · +14.3%
• By 2040: 642,986 · +43.6%
• By 2050: 774,552 · +73.0%
• By 2075: 1,078,144 · +140.9%
• By 2100: 1,269,660 · +183.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 49% White 29% Two or more races 18% Black 14% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 26% Dominican 4%
• Common ancestry: Hispanic 4% Estonian 2% Lithuanian 1%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 44% English-only · Spanish 41% French/Haitian/Cajun 4% Other Indo-European 4%

Political lean MEDSL · Osceola

• 2024 margin: Toss-up / Even · D 48.7% · R 50.2% · Other 1.1%
• 2008→2024 swing: -21.2pp toward R · 2008: 19.7pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+13.8 2016: D+25.0 2012: D+24.5 2008: D+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.87%
• Current HPI: 239.1841
• Rent YoY: ▼ -1.23%
• 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

+7.1% since first listed

15 events — show timeline

• 2026-04-09 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Listed $243,447 Stellar MLS as Distributed by MLS Grid
• 2024-08-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-18 Price Changed $262,500 Stellar MLS as Distributed by MLS Grid
• 2024-02-21 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-12-15 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-13 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-17 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-10-28 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-28 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-13 Sold (Public Records) $210,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,505 · +5.9% YoY. Source: county tax records.