220 Ellsworth Dr · Campbell, FL 34758

$258,900

2 bd · 2.0 ba · 1,334 sqft · Manufactured public records · 43 Days on market

Built 1992 8,364 sqft lot Est $224k · 16% over $153/mo HOA · 7% 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 +12.9/30.0
• DSCR +3.9/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 bedroom, 2 bath with large extended finished rear porch could be used as 3rd bedroom. Manufactured home in peaceful "Broadmoor", a Deeded Community. New living room floor, new ADA toilets, new Central Air Unit with new thermostat. Kitchen has ample oak cabinets and is fully equipped. Except for bedroom 2 the home is fully furnished. All appliances stay, including washer and dryer. The lot is large and broader in the rear and is sold with the home. A large community pool, a clubhouse, tennis court, shuffle board and basketball court are amenities for the enjoyment for all the residents.

Key facts

• Brand-new roof
• Oversized lot
• Modern jacuzzi tub

Tags

• BRAND-NEW ROOF
• UPDATED PRIMARY BATHROOM
• MODERN JACUZZI TUB
• EXTENDED FINISHED REAR PORCH
• CLASSIC OAK CABINETRY
• OVERSIZED LOT

Property features AI

Finance

• Other: Total acreage: 0 to less than 1/4 acre (approx. 0.19 acres, 66x125 lot); Living area about 1334 square feet
• Financial info: Lease restrictions apply
• HOA & community: Has HOA managed by Sentry Management; Monthly HOA fee of $90 (includes pool); Community pool; Sidewalks; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Residential manufactured home (double wide); One story; Faces north; Homestead exempt
• Construction: Block and stucco construction; Shingle roof with roof over; Slab foundation; Built as a double wide manufactured home
• Exterior features: Front porch; Screened porch; Paved lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s); Other interior features
• Laundry & utility: Laundry room; Outside laundry access; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $-18 ($-217/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (13.7% below list).
• Recommended offer: $223k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% in Campbell — 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 58/100 on livability (#848 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment 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: Sunrise Elementary School (math 38% / reading 41%, grade F, #1,513 of 2,144 statewide, top 73%, 1,068 students, 51% FRL); Poinciana High School (math 24% / reading 31%, grade F, #470 of 667 statewide, top 71%, 2,455 students, 48% FRL).
• Market conditions: Rents flat; 604 active listings in the ZIP; 24 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 40% of the median local income ($66k/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 $8k 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 43 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $185k; 40% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,389 (13.7% 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 43 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
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: 0.86% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $224,112
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Albatross Way	0.09mi	3/2.0 (+1)	1,352 (+1%)	8mo	$195,000	$144	82
2631 Mcdaniel Dr	0.20mi	3/2.0 (+1)	1,458 (+9%)	8mo	$245,000	$168	63
2711 Cranmoor Dr	0.15mi	3/2.0 (+1)	1,188 (-11%)	8mo	$200,000	$168	63
2601 Salina Way	0.23mi	3/2.0 (+1)	1,152 (-14%)	11mo	$214,000	$186	53

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-47,873
• Equity at exit: $38,603

10-year hold

• IRR: -17.2%
• Equity multiple: 0.15×
• Total profit: $-61,889
• Equity at exit: $22,385

Cash invested: $72,492 (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 34758

• Home prices YoY: -14.3%
• Rents YoY: 0.8%
• Active inventory: 604
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$108
• HOA: −$153
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-18

Break-even live

Break-even rent $2,257

Max offer price $255,699

Occupancy floor 96%

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: $64,725
• Closing costs: $7,767
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2253 Sheboygan Pl Kissimmee, FL	3.0	2.0	1832	$2,100	$1.15	11d	1	0.59mi
2362 Barton Bay Ct Kissimmee, FL	3.0	2.0	1844	$1,950	$1.06	23d	1	0.80mi
1918 Ancestry Trl Kissimmee, FL	3.0	2.0	1432	$2,200	$1.54	23d	1	0.95mi
2443 Grey Hawk Dr Kissimmee, FL	3.0	2.0	1662	$2,450	$1.47	16d	1	1.15mi
2449 Grey Hawk Dr Kissimmee, FL	3.0	2.0	1662	$2,450	$1.47	16d	1	1.16mi
1918 Birnham Wood Bnd Kissimmee, FL	3.0	2.0	1551	$2,099	$1.35	23d	1	1.23mi
1814 Lindens St Kissimmee, FL	3.0	2.5	1463	$2,200	$1.50	23d	1	1.30mi
2566 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	4d	1	1.31mi
2570 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	4d	1	1.31mi
2574 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	4d	1	1.31mi
2578 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,450	$1.47	20d	1	1.32mi
2578 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	4d	1	1.32mi
2571 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	16d	1	1.33mi
4327 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	3d	1	1.35mi
4269 Nightcaps Way Kissimmee, FL	3.0	2.0	1555	$2,500	$1.61	23d	1	1.36mi
4301 Twisted Twig Bnd Kissimmee, FL	3.0	2.0	1267	$2,300	$1.82	23d	1	1.37mi
4273 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	20d	1	1.37mi
4273 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	4d	1	1.37mi
2626 Ham Brown Rd Kissimmee, FL	3.0–4.0	2.5	1936	$2,320	$1.20	3d	16	1.38mi
4383 Hazel St Kissimmee, FL	3.0	2.5	1616	$2,200	$1.36	23d	1	1.40mi
4391 Hazel St Kissimmee, FL	3.0	2.5	1614	$2,200	$1.36	21d	1	1.40mi
4213 Patterson Cv Kissimmee, FL	3.0	2.0	1700	$2,490	$1.46	23d	1	1.41mi
4207 Mountain Laurel Ln Kissimmee, FL	3.0	2.0	1260	$2,600	$2.06	23d	1	1.46mi
2359 Pocky Way Kissimmee, FL	3.0	2.0	1560	$2,300	$1.47	23d	1	1.50mi

HOA detail

• Monthly dues: $153 · $1,836/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-15
   days on market $258,900 Active 43 DOM
2. 2026-06-13
   days on market $258,900 Active 41 DOM
3. 2026-06-13
   days on market $258,900 Active 40 DOM
4. 2026-06-09
   days on market $258,900 Active 37 DOM
5. 2026-06-08
   days on market $258,900 Active 36 DOM
6. 2026-06-07
   days on market $258,900 Active 35 DOM
7. 2026-06-04
   days on market $258,900 Active 32 DOM
8. 2026-06-03
   days on market $258,900 Active 31 DOM
9. 2026-06-02
   days on market $258,900 Active 30 DOM
10. 2026-06-01
    days on market $258,900 Active 29 DOM
11. 2026-05-31
    days on market $258,900 Active 28 DOM
12. 2026-05-03
    listed $258,900 Active
13. 2026-03-13
    historical
14. 2025-12-06
    listed $269,900 Active
15. 2022-02-11
    soldstatus $185,000
16. 2022-02-09
    soldstatus $185,000 Closed 614-char remark

    Show marketing remark (614 chars)

    Beautiful 2 bedroom, 2 bath with large extended finished rear porch could be used as 3rd bedroom. Manufactured home in peaceful "Broadmoor", a Deeded Community. New living room floor, new ADA toilets, new Central Air Unit with new thermostat. Kitchen has ample oak cabinets and is fully equipped. Except for bedroom 2 the home is fully furnished. All appliances stay, including washer and dryer. The lot is large and broader in the rear and is sold with the home. A large community pool, a clubhouse, tennis court, shuffle board and basketball court are amenities for the enjoyment for all the residents.

17. 2021-12-22
    status Pending 614-char remark

    Show marketing remark (614 chars)

    Beautiful 2 bedroom, 2 bath with large extended finished rear porch could be used as 3rd bedroom. Manufactured home in peaceful "Broadmoor", a Deeded Community. New living room floor, new ADA toilets, new Central Air Unit with new thermostat. Kitchen has ample oak cabinets and is fully equipped. Except for bedroom 2 the home is fully furnished. All appliances stay, including washer and dryer. The lot is large and broader in the rear and is sold with the home. A large community pool, a clubhouse, tennis court, shuffle board and basketball court are amenities for the enjoyment for all the residents.

18. 2021-12-22
    listed $185,000 Active 614-char remark

    Show marketing remark (614 chars)

    Beautiful 2 bedroom, 2 bath with large extended finished rear porch could be used as 3rd bedroom. Manufactured home in peaceful "Broadmoor", a Deeded Community. New living room floor, new ADA toilets, new Central Air Unit with new thermostat. Kitchen has ample oak cabinets and is fully equipped. Except for bedroom 2 the home is fully furnished. All appliances stay, including washer and dryer. The lot is large and broader in the rear and is sold with the home. A large community pool, a clubhouse, tennis court, shuffle board and basketball court are amenities for the enjoyment for all the residents.

19. 1989-02-01
    soldstatus $14,300
20. 1981-10-01
    soldstatus $52,800

ⓘ 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: $1,972 · $164/mo
• Projected year-2 tax: $2,149 · $179/mo
• Expected delta: +$177/yr (+$15/mo · 9.0%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,807
• − Mortgage interest: −$14,502
• − Property taxes: −$1,972
• − Insurance: −$1,294
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − HOA: −$1,836
• − Depreciation: −$7,532
• Taxable loss: −$4,619
• Est. tax savings @ 24.0%: +$1,109
• After-tax cash flow: $891/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 — Campbell

• Score: 58/100
• State rank: #848
• US rank: #21421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Osceola County · 410,217 people
• City population: 60,595
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 46,768
• Household income: $66,339
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 1302.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% Black 22% Two or more races 16% White 13% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 36% Cuban 3% Dominican 7%
• Common ancestry: Hispanic 8% Romanian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 42% English-only · Spanish 48% French/Haitian/Cajun 7% Arabic 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: ▼ -49.53%
• Current HPI: 295.8928
• Rent YoY: ▲ 0.82%
• 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

+390.3% since first listed

9 events — show timeline

• 2026-05-03 Listed $258,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-06 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2022-02-11 Sold (Public Records) $185,000 Public Records
• 2022-02-09 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-22 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 1989-02-01 Sold (Public Records) $14,300 Public Records
• 1981-10-01 Sold (Public Records) $52,800 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,972 · +7.1% YoY. Source: county tax records.