733 Preston Cove Dr · St. Cloud, FL 34771

$329,990

3 bd · 2.5 ba · 1,463 sqft · Land · 24 Days on market

Built 2025 3,485 sqft lot $90/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• DSCR +2.7/10.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Introducing the Pearson townhome in Preston Cove, offering modern elegance and functionality. The spacious living area, gourmet kitchen, and three bedrooms provide comfort and style. Features include smart home technology and a one-car garage. Perfect for modern living, blending sophistication with everyday convenience. * 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 obl

Key facts

• $90 HOA
• Garage
• Community pool

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (25.3% below list).
• Recommended offer: $246k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 F — 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: Narcoossee Elementary School (math 55% / reading 65%, grade B-, #680 of 2,144 statewide, top 32%, 1,467 students, 38% FRL); Narcoossee Middle School (math 55% / reading 57%, grade B-, #175 of 571 statewide, top 31%, 1,371 students, 46% FRL); Harmony High School (math 40% / reading 46%, grade F, #255 of 667 statewide, top 39%, 2,822 students, 42% FRL) — zoned schools average 42% FRL vs 60% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 1396 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 30% 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 $10k 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 24 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,487 (25.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.27×
• Total profit: $-67,885
• Equity at exit: $49,203

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-77,611
• Equity at exit: $28,532

Cash invested: $92,397 (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: 1396
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,465 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$216 /mo · $2,590/yr
• Insurance: −$137
• HOA: −$90
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-227

Break-even live

Break-even rent $2,752

Max offer price $289,956

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-133	+0% $-227	+5% $-320	+10% $-413
Rent	-10% $-421	-5% $-324	+0% $-227	+5% $-129	+10% $-32
Rate	-1.0pp $-60	-0.5pp $-143	base $-227	+0.5pp $-312	+1.0pp $-399

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: $82,498
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Preston Cove Dr Unit 1 St Cloud, FL	3.0	2.5	1463	$2,100	$1.44	25d	1	0.08mi
5752 Anders Way Saint Cloud, FL	3.0	2.5	1700	$2,500	$1.47	25d	1	0.10mi
588 Preston Cove Dr Saint Cloud, FL	3.0	2.5	1553	$2,250	$1.45	4d	1	0.14mi
564 Preston Cove Dr Saint Cloud, FL	3.0	2.5	1551	$2,080	$1.34	25d	1	0.16mi
5788 Freshwater Canyon Dr Saint Cloud, FL	3.0	2.5	1705	$2,250	$1.32	16d	1	0.18mi
1166 Silo Dr Saint Cloud, FL	3.0	3.0	1856	$2,499	$1.35	18d	1	0.45mi
358 Cadberry Pl Saint Cloud, FL	3.0	2.5	1594	$2,200	$1.38	16d	1	0.52mi
5824 Bullock Pl Saint Cloud, FL	3.0	2.0	1663	$2,149	$1.29	6d	1	0.53mi
600 Talisi Loop Saint Cloud, FL	3.0	2.0	1676	$2,450	$1.46	6d	1	0.61mi
5837 Beefmaster Rd Saint Cloud, FL	3.0	2.0	1663	$2,040	$1.23	0d	1	0.61mi
504 Enaya St Saint Cloud, FL	4.0	2.0	1825	$3,100	$1.70	25d	1	0.61mi
399 Tanis Ave Saint Cloud, FL	4.0	2.0	1846	$2,375	$1.29	25d	1	0.63mi
234 Polermo Ave Saint Cloud, FL	4.0	2.0	1825	$2,490	$1.36	25d	1	0.68mi
1479 Silver Maple Dr Saint Cloud, FL	3.0	2.5	1654	$2,312	$1.40	0d	5	0.69mi
5686 Stockade Blvd Saint Cloud, FL	3.0	2.5	1496	$2,150	$1.44	9d	1	0.90mi
5327 Timberland Ave Saint Cloud, FL	4.0	2.0	1828	$2,550	$1.39	25d	1	0.93mi
5614 Stockade Blvd Saint Cloud, FL	3.0	2.5	1760	$2,395	$1.36	19d	1	1.17mi
5273 Luisa Ct Saint Cloud, FL	4.0	2.5	1860	$2,375	$1.28	14d	1	1.25mi
5261 Luisa Ct Saint Cloud, FL	4.0	2.5	1860	$2,350	$1.26	25d	1	1.27mi
1305 Stockwell Ave Saint Cloud, FL	3.0	2.5	1704	$2,169	$1.27	6d	1	1.33mi
1260 Stockwell Ave Saint Cloud, FL	4.0	3.0	1786	$2,390	$1.34	25d	1	1.36mi
1200 Wycliffe Way Saint Cloud, FL	3.0	2.5	1524	$2,490	$1.63	0d	1	1.41mi
1610 Spray Ter Saint Cloud, FL	3.0	2.0	1672	$2,599	$1.55	16d	1	1.42mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 4 events

1. 2026-04-17
   status Pending
2. 2026-04-02
   price $329,990
3. 2026-03-24
   listed $333,990 Active
4. 2025-06-16
   soldstatus $3,510,000

ⓘ 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: $2,590 · $216/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$148/yr (+$12/mo · 5.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,578
• − Mortgage interest: −$18,485
• − Property taxes: −$2,590
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − HOA: −$1,080
• − Depreciation: −$9,600
• Taxable loss: −$8,559
• Est. tax savings @ 24.0%: +$2,054
• After-tax cash flow: $-665/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

• 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

-90.6% since first listed

4 events — show timeline

• 2026-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $329,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listed $333,990 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Sold (Public Records) $3,510,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,590 · +16.2% YoY. Source: county tax records.