2196 Tay Wes Dr · St. Cloud, FL 34771

$225,000

3 bd · 2.5 ba · 1,676 sqft · Townhouse public records · 13 Days on market

Built 2023 2,614 sqft lot Est $287k · 21% under $175/mo HOA · 7% of rent ↓ 38% since listing

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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 +16.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.2/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. Thompson Grove presents the Glen. This two story, all concrete block construction end unit townhome has an open concept downstairs that includes a spacious kitchen, powder room, and a spacious family room overlooking the covered rear lanai providing great space for entertaining family and friends. The home includes sleek stainless steel appliances. As you head up to the second Floor plan, you are greeted with bedroom one that features an ensuite bathroom, two additional bedrooms, a full bathroom, and a laundry area. Like all homes in Thompson Grove, the Glen includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. Your new townhome will always have fantastic curb appeal while allowing you time to do the activities your family enjoys most. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. 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

• Pond views
• En-suite bath
• Low hoa

Tags

• POND VIEWS
• OPEN CONCEPT FLOOR PLAN
• GENEROUS PRIMARY SUITE
• EN-SUITE BATH
• LOW HOA
• EASY ACCESS TO SHOPPING

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 $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 7.1% vs local median 4.0% in St. Cloud — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Hickory Tree Elementary School (math 64% / reading 59%, grade B, #634 of 2,144 statewide, top 30%, 795 students, 48% FRL); Harmony High School (math 40% / reading 46%, grade F, #255 of 667 statewide, top 39%, 2,822 students, 42% FRL) — zoned schools average 45% FRL vs 60% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 1378 active listings in the ZIP; 23 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; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 31% of the median local income ($97k/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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $286,596
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2188 Tay Wes Dr	0.02mi	3/2.5	1,758 (+5%)	6mo	$300,000	$171	86
2178 Tay Wes Dr	0.04mi	3/2.5	1,740 (+4%)	7mo	$280,000	$161	86
2182 Tay Wes Dr	0.03mi	3/2.5	1,673 (-0%)	22mo	$337,000	$201	80

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-26,928
• Equity at exit: $33,548

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-10,477
• 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 34771

• Home prices YoY: -30.0%
• Rents YoY: 3.0%
• Active inventory: 1378
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$372 /mo · $4,461/yr
• Insurance: −$94
• HOA: −$175
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $146

Break-even live

Break-even rent $2,304

Max offer price $225,000

Occupancy floor 89%

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2173 Tay Wes Dr Saint Cloud, FL	3.0	2.0	1501	$2,300	$1.53	17d	1	0.07mi
2239 Tay Wes Dr Saint Cloud, FL	3.0	2.0	1505	$2,295	$1.52	7d	1	0.11mi
2238 Tay Wes Dr Saint Cloud, FL	3.0	2.5	1676	$2,100	$1.25	4d	1	0.13mi
2255 Tay Wes Dr Saint Cloud, FL	3.0	2.0	1501	$2,500	$1.67	23d	1	0.17mi
2294 Tay Wes Dr Saint Cloud, FL	3.0	2.5	1676	$2,350	$1.40	20d	1	0.25mi
2274 Nuthatch St Saint Cloud, FL	4.0	2.0	1560	$2,650	$1.70	23d	1	0.30mi
2286 Nuthatch St Saint Cloud, FL	4.0	3.0	2204	$2,490	$1.13	20d	1	0.31mi
5192 Chickadee St Saint Cloud, FL	4.0	3.0	2204	$2,490	$1.13	23d	1	0.34mi
5203 Northern Flicker Dr Saint Cloud, FL	3.0	2.0	1276	$2,000	$1.57	23d	1	0.48mi
1883 Green Dragon Dr Saint Cloud, FL	4.0	2.0	1767	$2,570	$1.45	4d	1	0.85mi
2557 Yellow Brick Rd Saint Cloud, FL	2.0	2.0	1464	$2,300	$1.57	19d	1	0.95mi
5120 Star Ruby Ave Saint Cloud, FL	3.0	2.0	1676	$2,110	$1.26	7d	1	0.96mi
2278 Datura Loop Saint Cloud, FL	2.0	2.0	1346	$2,400	$1.78	23d	1	0.97mi
5476 Angel Way Saint Cloud, FL	1.0–3.0	1.0–2.0	984	$2,149	$2.18	2d	34	1.19mi
1863 Shumard Ave Unit 1863 St Cloud, FL	3.0	2.0	1473	$2,100	$1.43	3d	1	1.20mi
1884 Overcup Ave Saint Cloud, FL	3.0	2.0	1702	$2,100	$1.23	17d	1	1.22mi
1859 Castleton Dr Saint Cloud, FL	4.0	2.0	2064	$2,490	$1.21	4d	1	1.24mi
4896 Stellar Dr Saint Cloud, FL	2.0–4.0	2.5–3.0	1935	$2,525	$1.30	7d	9	1.24mi
1842 Castleton Dr Saint Cloud, FL	4.0	2.0	1859	$2,419	$1.30	3d	1	1.25mi
1207 Crawford Ave Saint Cloud, FL	3.0	2.5	1787	$2,600	$1.45	23d	1	1.43mi
1696 Cambrelle Way St Cloud, FL	3.0	2.5	1715	$2,122	$1.24	3d	9	1.43mi
4813 Apple Blossom Ln Saint Cloud, FL	3.0	2.5	1695	$2,100	$1.24	23d	1	1.45mi
1623 Reflection Cv Saint Cloud, FL	3.0	2.5	1695	$2,000	$1.18	23d	1	1.46mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 5 events

1. 2026-03-02
   status Pending
2. 2026-02-17
   listed $225,000 Active
3. 2023-12-28
   soldstatus $360,990 Closed 1430-char remark

   Show marketing remark (1430 chars)

   Under Construction. Thompson Grove presents the Glen. This two story, all concrete block construction end unit townhome has an open concept downstairs that includes a spacious kitchen, powder room, and a spacious family room overlooking the covered rear lanai providing great space for entertaining family and friends. The home includes sleek stainless steel appliances. As you head up to the second Floor plan, you are greeted with bedroom one that features an ensuite bathroom, two additional bedrooms, a full bathroom, and a laundry area. Like all homes in Thompson Grove, the Glen includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. Your new townhome will always have fantastic curb appeal while allowing you time to do the activities your family enjoys most. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. 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. *

4. 2023-09-06
   status Pending 1430-char remark

   Show marketing remark (1430 chars)

   Under Construction. Thompson Grove presents the Glen. This two story, all concrete block construction end unit townhome has an open concept downstairs that includes a spacious kitchen, powder room, and a spacious family room overlooking the covered rear lanai providing great space for entertaining family and friends. The home includes sleek stainless steel appliances. As you head up to the second Floor plan, you are greeted with bedroom one that features an ensuite bathroom, two additional bedrooms, a full bathroom, and a laundry area. Like all homes in Thompson Grove, the Glen includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. Your new townhome will always have fantastic curb appeal while allowing you time to do the activities your family enjoys most. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. 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. *

5. 2023-08-31
   listed $360,990 Active 1430-char remark

   Show marketing remark (1430 chars)

   Under Construction. Thompson Grove presents the Glen. This two story, all concrete block construction end unit townhome has an open concept downstairs that includes a spacious kitchen, powder room, and a spacious family room overlooking the covered rear lanai providing great space for entertaining family and friends. The home includes sleek stainless steel appliances. As you head up to the second Floor plan, you are greeted with bedroom one that features an ensuite bathroom, two additional bedrooms, a full bathroom, and a laundry area. Like all homes in Thompson Grove, the Glen includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. Your new townhome will always have fantastic curb appeal while allowing you time to do the activities your family enjoys most. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. 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: $4,461 · $372/mo
• Projected year-2 tax: $4,461 · $372/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 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $29,865
• − Mortgage interest: −$12,603
• − Property taxes: −$4,461
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − HOA: −$2,100
• − Depreciation: −$6,545
• Taxable loss: −$1,748
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $2,168/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 — St. Cloud

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Cloud, FL
• County: Osceola County · 410,217 people
• City population: 29,247
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 35,257
• Household income: $97,415
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 338.0

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 0.62)
• Race & ethnicity: White 45% Hispanic / Latino 41% Two or more races 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 26% Cuban 2% Dominican 4%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 33% Other Indo-European 3%

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: ▼ -124.44%
• Current HPI: 290.3095
• Rent YoY: ▲ 3.02%
• 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

-37.7% since first listed

5 events — show timeline

• 2026-03-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-28 Sold (MLS) $360,990 Stellar MLS as Distributed by MLS Grid
• 2023-09-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-31 Listed $360,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+137.4%/yr

Latest (2025): $4,461 · -10.3% YoY. Source: county tax records.