9016 Pyrus St · Four Corners, FL 34747

$444,999

5 bd · 3.5 ba · 2,845 sqft · SingleFamily public records · 73 Days on market

Built 2020 5,663 sqft lot Est $532k · 16% under $90/mo HOA · 2% 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 +14.9/15.0
• Cash flow +12.4/30.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. This spacious home has owner's bedroom on the first floor! Upstairs has 4 bedrooms, one has an en suite. There is a game room for movie night or just family gatherings. Murano is located in the sought after Kissimmee! Minutes to 429, Disney, shopping, restaurants and schools! The large kitchen, dining and living areas are tiled. the kitchen features a center island that doubles as a breakfast bar, walk in pantry and plenty of cabinet and counter space. Save Money with this 2 story block constructed and energy efficient new home complete with 15 Seer AC, dual pane low E windows and builder warranty. The high efficiency and sleek design looks amazing and the built-in construction elements will help save on your energy costs. Excellent value and location are yours at Murano Community. Amenities include a resort style swimming pool, cabana and playground! * Photos are of similar model but not that of exact house. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

Key facts

• Outdoor dining
• Private bathroom
• Playground

Tags

• PRIVATE BATHROOM
• OUTDOOR DINING
• PLAYGROUND

Property features AI

Finance

• Other: Unfurnished; Living area listed as 2,845 sq ft; Total rooms: 7
• HOA & community: HOA managed by Access Management; HOA required: $90 monthly ($1,080 annually); Pets allowed with size limit

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available
• Home design: Single family residence; Residential property; Two stories; Faces east; Entry level: Two-level home
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.13-acre lot (approximately 0 to less than 1/4 acre); Paved road access
• Exterior features: Sidewalk; Sliding doors; Irrigation equipment

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Open floorplan; Solid surface counters; Thermostat; Walk-in closets
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry: Other

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $-77 ($-927/yr) — negative.
• To cash-flow at today's rent, offer at most $431k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $391k (12.2% below list).
• Recommended offer: $391k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.2% in Four Corners — 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 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities F, health & safety F.
• 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: Westside K-8 School (math 37% / reading 40%, grade F, #1,575 of 2,144 statewide, top 74%, 1,722 students, 39% FRL); Celebration High School (math 42% / reading 56%, grade D, #193 of 667 statewide, top 29%, 2,769 students, 48% FRL) — zoned schools average 44% FRL vs 60% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-4.0%/yr); 1665 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• At $3,907/mo this rent would consume 60% of the median local household income ($78k/yr) (locally 1754% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 73 days — a 6% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $25k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $327k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,720 (12.2% 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 73 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $532,015
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2336 Salty Winds Way	0.26mi	6/4.5 (+1)	3,009 (+6%)	2mo	$647,519	$215	67
2324 Salty Winds Way	0.27mi	6/4.5 (+1)	3,021 (+6%)	3mo	$644,519	$213	66
9026 Rhodes St	0.15mi	6/4.5 (+1)	3,142 (+10%)	1mo	$520,000	$165	65
2328 Distant Sun Trl	0.35mi	6/4.5 (+1)	3,009 (+6%)	2mo	$647,519	$215	63
2009 Tropical Palms Cir	0.41mi	6/4.5 (+1)	2,987 (+5%)	2mo	$541,800	$181	62
2112 Rome Dr	0.24mi	6/4.5 (+1)	3,142 (+10%)	2mo	$495,000	$158	61
2468 Dubai St	0.36mi	5/4.0	2,492 (-12%)	2mo	$474,000	$190	59
8930 Zurich Ln	0.40mi	5/4.0	2,492 (-12%)	2mo	$465,000	$187	57
1781 Sawyer Palm Pl	0.27mi	5/5.5	3,213 (+13%)	2mo	$510,000	$159	56
1829 Tropical Palms Cir	0.54mi	6/4.5 (+1)	2,998 (+5%)	1mo	$618,000	$206	56
1817 Nice Ct	0.62mi	6/4.5 (+1)	3,142 (+10%)	2mo	$490,000	$156	43
1813 Nice Ct	0.62mi	6/4.5 (+1)	3,142 (+10%)	3mo	$490,000	$156	42

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: -21.0%
• Equity multiple: 0.29×
• Total profit: $-88,369
• Equity at exit: $66,351

10-year hold

• IRR: -23.8%
• Equity multiple: -0.02×
• Total profit: $-127,079
• Equity at exit: $38,475

Cash invested: $124,600 (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 34747

• Home prices YoY: -33.1%
• Rents YoY: -4.0%
• Active inventory: 1665
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,907 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$555 /mo · $6,659/yr
• Insurance: −$185
• HOA: −$90
• Vacancy / Maint / Mgmt: −$821
• Net cashflow: $-77

Break-even live

Break-even rent $4,005

Max offer price $431,346

Occupancy floor 97%

Sensitivity live

Price	-10% $175	-5% $49	+0% $-77	+5% $-203	+10% $-329
Rent	-10% $-386	-5% $-232	+0% $-77	+5% $77	+10% $231
Rate	-1.0pp $147	-0.5pp $36	base $-77	+0.5pp $-193	+1.0pp $-310

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1978 Majorca Dr Unit 1353791P Kissimmee, FL	5.0	4.5	2260	$3,867	$1.71	2d	1	0.16mi
8969 Rhodes St Unit 1039217P Kissimmee, FL	6.0	4.5	3132	$5,187	$1.66	8d	1	0.16mi
9037 Rhodes St Unit 1018178P Kissimmee, FL	5.0	4.5	2260	$3,256	$1.44	8d	1	0.18mi
1836 Sandy Park Trl Unit 1470320P Kissimmee, FL	6.0	4.5	3218	$5,777	$1.80	8d	1	0.19mi
8953 Amelia Downs Trl Unit 1336801P Kissimmee, FL	6.0	5.0	2798	$6,589	$2.35	8d	1	0.20mi
8936 Rhodes St Kissimmee, FL	6.0	5.0	3800	$3,600	$0.95	24d	1	0.21mi
9004 Tuscan Cypress St Kissimmee, FL	5.0	3.5	2845	$3,050	$1.07	18d	1	0.23mi
8916 Rhodes St Kissimmee, FL	6.0	4.0	3142	$3,700	$1.18	24d	1	0.24mi
2058 Rome Dr Unit 1035498P Kissimmee, FL	5.0	5.0	2260	$3,243	$1.43	13d	1	0.24mi
2414 Dubai St Kissimmee, FL	5.0	4.5	2265	$3,100	$1.37	24d	1	0.25mi
2312 Zaballina Pl Kissimmee, FL	6.0	4.5	2321	$4,100	$1.77	24d	1	0.30mi
2329 Distant Sun Trl Unit 1263248P Kissimmee, FL	4.0	4.5	2195	$5,033	$2.29	8d	1	0.32mi
2463 Tangier Dr Unit 1259820P Kissimmee, FL	5.0	3.0	2486	$7,462	$3.00	24d	1	0.34mi
1660 Tropical Palms Cir Unit 1018138P Kissimmee, FL	5.0	4.5	2292	$3,163	$1.38	2d	1	0.51mi
2494 Felce Ct Davenport, FL	4.0	3.0	2366	$2,695	$1.14	5d	1	0.51mi
1828 Tropical Palms Cir Unit 1263239P Kissimmee, FL	4.0	4.5	2292	$3,421	$1.49	8d	1	0.52mi
1523 Carey Palm Cir Kissimmee, FL	4.0	4.5	2090	$3,200	$1.53	24d	1	0.60mi
1845 Nice Ct Unit 1061602P Kissimmee, FL	6.0	4.5	3132	$3,458	$1.10	8d	1	0.60mi
9051 Coral Cape St Kissimmee, FL	5.0	3.0	2582	$2,700	$1.05	11d	1	0.65mi
1566 Mermaid Cove Way Unit 1263243P Kissimmee, FL	6.0	4.0	2992	$3,553	$1.19	2d	1	0.66mi
9120 Boracay Ct Davenport, FL	5.0	4.0	2200	$4,300	$1.95	24d	1	0.67mi
3449 Lilac Way Unit 1038606P Davenport, FL	6.0	5.0	3196	$3,455	$1.08	15d	1	0.74mi
1501 Mumbai Way Kissimmee, FL	6.0	4.5	3142	$4,000	$1.27	24d	1	0.75mi
3795 Lana Ave Unit 1035499P Davenport, FL	6.0	5.0	3110	$5,105	$1.64	12d	1	0.82mi
284 Vista Dr Davenport, FL	6.0	5.0	2438	$2,800	$1.15	15d	1	0.83mi
4326 Lana Ave Unit 1038605P Davenport, FL	5.0	5.0	2992	$3,551	$1.19	15d	1	0.84mi
426 Vista Loop Davenport, FL	5.0	7.0	3032	$3,295	$1.09	24d	1	0.90mi
421 Lockbreeze Dr Davenport, FL	5.0	4.0	2396	$2,700	$1.13	24d	1	1.24mi
2818 Roccella Ct Kissimmee, FL	4.0	2.5	2140	$2,899	$1.35	11d	1	1.25mi
930 Oxford Dr Unit 1379465P Davenport, FL	5.0	3.0	2378	$6,136	$2.58	22d	1	1.31mi
944 Lockbreeze Dr Davenport, FL	4.0	3.0	1929	$2,650	$1.37	15d	1	1.33mi
218 N Hampton Dr Davenport, FL	5.0	3.0	2411	$2,995	$1.24	15d	1	1.36mi
9110 Stromboli Ct Kissimmee, FL	6.0	4.0	2059	$3,350	$1.63	18d	1	1.41mi
439 Bloomingdale Dr Davenport, FL	6.0	5.0	3481	$3,200	$0.92	24d	1	1.42mi
9128 Stromboli Ct Kissimmee, FL	5.0	4.5	2752	$3,450	$1.25	24d	1	1.43mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: pool

Listing history 28 events

1. 2026-06-18
   days on market $444,999 Active 73 DOM
2. 2026-06-17
   days on market $444,999 Active 72 DOM
3. 2026-06-16
   days on market $444,999 Active 71 DOM
4. 2026-06-15
   days on market $444,999 Active 70 DOM
5. 2026-06-13
   days on market $444,999 Active 68 DOM
6. 2026-06-13
   days on market $444,999 Active 67 DOM
7. 2026-06-09
   days on market $444,999 Active 64 DOM
8. 2026-06-08
   days on market $444,999 Active 63 DOM
9. 2026-06-07
   days on market $444,999 Active 62 DOM
10. 2026-06-04
    days on market $444,999 Active 59 DOM
11. 2026-06-03
    days on market $444,999 Active 58 DOM
12. 2026-06-02
    days on market $444,999 Active 57 DOM
13. 2026-06-02
    days on market $444,999 Active 56 DOM
14. 2026-05-31
    days on market $444,999 Active 55 DOM
15. 2026-05-16
    price $444,999
16. 2026-04-27
    price $454,999
17. 2026-04-20
    price $459,999
18. 2026-04-07
    listed $470,000 Active
19. 2026-02-28
    historical
20. 2026-02-11
    price $475,000
21. 2025-06-23
    price $485,000
22. 2025-06-23
    price $484,990
23. 2025-04-19
    listed $499,990 Active
24. 2020-08-14
    soldstatus $326,990 Sold 1161-char remark

    Show marketing remark (1161 chars)

    Under Construction. This spacious home has owner's bedroom on the first floor! Upstairs has 4 bedrooms, one has an en suite. There is a game room for movie night or just family gatherings. Murano is located in the sought after Kissimmee! Minutes to 429, Disney, shopping, restaurants and schools! The large kitchen, dining and living areas are tiled. the kitchen features a center island that doubles as a breakfast bar, walk in pantry and plenty of cabinet and counter space. Save Money with this 2 story block constructed and energy efficient new home complete with 15 Seer AC, dual pane low E windows and builder warranty. The high efficiency and sleek design looks amazing and the built-in construction elements will help save on your energy costs. Excellent value and location are yours at Murano Community. Amenities include a resort style swimming pool, cabana and playground! * Photos are of similar model but not that of exact house. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

25. 2020-04-29
    status Pending 1161-char remark

    Show marketing remark (1161 chars)

    Under Construction. This spacious home has owner's bedroom on the first floor! Upstairs has 4 bedrooms, one has an en suite. There is a game room for movie night or just family gatherings. Murano is located in the sought after Kissimmee! Minutes to 429, Disney, shopping, restaurants and schools! The large kitchen, dining and living areas are tiled. the kitchen features a center island that doubles as a breakfast bar, walk in pantry and plenty of cabinet and counter space. Save Money with this 2 story block constructed and energy efficient new home complete with 15 Seer AC, dual pane low E windows and builder warranty. The high efficiency and sleek design looks amazing and the built-in construction elements will help save on your energy costs. Excellent value and location are yours at Murano Community. Amenities include a resort style swimming pool, cabana and playground! * Photos are of similar model but not that of exact house. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

26. 2020-04-06
    price $327,990 1161-char remark

    Show marketing remark (1161 chars)

    Under Construction. This spacious home has owner's bedroom on the first floor! Upstairs has 4 bedrooms, one has an en suite. There is a game room for movie night or just family gatherings. Murano is located in the sought after Kissimmee! Minutes to 429, Disney, shopping, restaurants and schools! The large kitchen, dining and living areas are tiled. the kitchen features a center island that doubles as a breakfast bar, walk in pantry and plenty of cabinet and counter space. Save Money with this 2 story block constructed and energy efficient new home complete with 15 Seer AC, dual pane low E windows and builder warranty. The high efficiency and sleek design looks amazing and the built-in construction elements will help save on your energy costs. Excellent value and location are yours at Murano Community. Amenities include a resort style swimming pool, cabana and playground! * Photos are of similar model but not that of exact house. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

27. 2020-03-06
    price $330,990 1161-char remark

    Show marketing remark (1161 chars)

    Under Construction. This spacious home has owner's bedroom on the first floor! Upstairs has 4 bedrooms, one has an en suite. There is a game room for movie night or just family gatherings. Murano is located in the sought after Kissimmee! Minutes to 429, Disney, shopping, restaurants and schools! The large kitchen, dining and living areas are tiled. the kitchen features a center island that doubles as a breakfast bar, walk in pantry and plenty of cabinet and counter space. Save Money with this 2 story block constructed and energy efficient new home complete with 15 Seer AC, dual pane low E windows and builder warranty. The high efficiency and sleek design looks amazing and the built-in construction elements will help save on your energy costs. Excellent value and location are yours at Murano Community. Amenities include a resort style swimming pool, cabana and playground! * Photos are of similar model but not that of exact house. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

28. 2020-01-28
    listed $327,990 Active 1161-char remark

    Show marketing remark (1161 chars)

    Under Construction. This spacious home has owner's bedroom on the first floor! Upstairs has 4 bedrooms, one has an en suite. There is a game room for movie night or just family gatherings. Murano is located in the sought after Kissimmee! Minutes to 429, Disney, shopping, restaurants and schools! The large kitchen, dining and living areas are tiled. the kitchen features a center island that doubles as a breakfast bar, walk in pantry and plenty of cabinet and counter space. Save Money with this 2 story block constructed and energy efficient new home complete with 15 Seer AC, dual pane low E windows and builder warranty. The high efficiency and sleek design looks amazing and the built-in construction elements will help save on your energy costs. Excellent value and location are yours at Murano Community. Amenities include a resort style swimming pool, cabana and playground! * Photos are of similar model but not that of exact house. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

ⓘ 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: $6,659 · $555/mo
• Projected year-2 tax: $6,659 · $555/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $46,886
• − Mortgage interest: −$24,927
• − Property taxes: −$6,659
• − Insurance: −$2,225
• − Repairs & maintenance: −$3,751
• − Management: −$3,751
• − HOA: −$1,080
• − Depreciation: −$12,945
• Taxable loss: −$8,452
• Est. tax savings @ 24.0%: +$2,028
• After-tax cash flow: $1,101/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Osceola County · 410,217 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 30,859
• Household income: $77,755
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 1754.0

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 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 16% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 70% English-only · Spanish 21% Other Indo-European 4% Russian/Polish/Slavic 1%

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: ▼ -87.29%
• Current HPI: 176.0826
• Rent YoY: ▼ -3.99%
• 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

+35.7% since first listed

14 events — show timeline

• 2026-05-16 Price Changed $444,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $454,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $459,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Listed $470,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $475,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Price Changed $485,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Price Changed $484,990 Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Listed $499,990 Stellar MLS as Distributed by MLS Grid
• 2020-08-14 Sold (MLS) $326,990 Stellar MLS as Distributed by MLS Grid
• 2020-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-04-06 Price Changed $327,990 Stellar MLS as Distributed by MLS Grid
• 2020-03-06 Price Changed $330,990 Stellar MLS as Distributed by MLS Grid
• 2020-01-28 Listed $327,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+32.5%/yr

Latest (2025): $6,659 · +3.9% YoY. Source: county tax records.