5071 Hibiscus Rd · Kissimmee, FL 34746

$162,000

3 bd · 1.5 ba · 784 sqft · Manufactured public records · 188 Days on market

Built 1981 0.27 ac lot Est $174k · 7% under

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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 +25.2/30.0
• ARV discount +10.6/15.0
• DSCR +8.3/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity in Kissimmee! This mobile home sits on a spacious 0.25-acre corner lot on Hibiscus Rd, offering versatility and privacy. Best of all, it has no HOA or CDD! Located just minutes from US-192, it's close to shopping centers, supermarkets, restaurants, attractions, and essential services. The lot offers ample space for additional parking, storage, landscaping, or future improvements. Ideal for those looking to invest, enjoy a lower cost of living, or take advantage of a large lot in a prime location. Don't miss this opportunity to acquire a property with great potential in Kissimmee, with no HOA or CDD restrictions!

Key facts

• No cdd
• Ample space
• No hoa

Tags

• CORNER LOT
• NO HOA
• NO CDD
• AMPLE SPACE
• PRIME LOCATION

Property features AI

Finance

• Other: Property zoned ORMH; Lot approximately 0.27 acres (1/4 to less than 1/2 acre)
• HOA & community: No homeowners association

Exterior

• Parking: No parking details provided
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured home (double wide); One story; Faces northwest
• Construction: Metal siding; Shingle roof; Pillar/post/pier foundation; Built as a double wide manufactured home
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fans
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $162k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: schools C-, 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.
• Market conditions: Rents soft (-1.2%/yr); 1278 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $1k of loan paydown is wiped out by about $5k 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 188 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $55k; list at $162k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $174,048
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5161 Howison Rd	0.23mi	2/2.0 (-1)	812 (+4%)	6mo	$180,000	$222	71

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: -5.4%
• Equity multiple: 0.81×
• Total profit: $-8,786
• Equity at exit: $24,155

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $591
• Equity at exit: $14,007

Cash invested: $45,360 (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: 1278
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$850
• Tax from tax record: −$225 /mo · $2,694/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $361

Break-even live

Break-even rent $1,445

Max offer price $162,000

Occupancy floor 76%

Sensitivity live

Price	-10% $453	-5% $407	+0% $361	+5% $315	+10% $269
Rent	-10% $211	-5% $286	+0% $361	+5% $436	+10% $511
Rate	-1.0pp $443	-0.5pp $402	base $361	+0.5pp $319	+1.0pp $276

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5068 Santos Rd Kissimmee, FL	3.0	2.0	732	$1,400	$1.91	24d	1	0.27mi
2735 N Poinciana Blvd Kissimmee, FL	2.0–3.0	2.0	1187	$1,900	$1.60	24d	2	0.50mi
2747 N Poinciana Blvd Kissimmee, FL	2.0–3.0	2.0	1187	$1,700	$1.43	3d	2	0.53mi
2747 N Poinciana Blvd Kissimmee, FL	2.0–3.0	2.0	1187	$1,700	$1.43	4d	3	0.53mi
2747 N Poinciana Blvd Kissimmee, FL	2.0–3.0	2.0	1187	$1,785	$1.50	22d	2	0.53mi
5004 Laguna Bay Cir #48 Kissimmee, FL	2.0	2.0	1066	$1,675	$1.57	24d	1	0.57mi
29 Merry Men Dr Kissimmee, FL	2.0	1.0	600	$1,300	$2.17	17d	1	0.57mi
1024 Baseball and Boardwalk Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	24d	1	0.98mi
1110 Spaceport Ct Kissimmee, FL	2.0	2.0	1052	$2,000	$1.90	24d	1	1.01mi
2954 Sadina St Kissimmee, FL	2.0	2.5	885	$1,500	$1.69	3d	2	1.12mi
5002 Mangrove Aly #104 Kissimmee, FL	2.0	2.0	1066	$1,749	$1.64	11d	1	1.15mi
4787 W Irlo Bronson Memorial Hwy Kissimmee, FL	2.0–3.0	2.0	943	$1,910	$2.02	3d	9	1.20mi
5299 Images Cir Kissimmee, FL	1.0–3.0	1.0–3.0	1027	$1,899	$1.85	2d	13	1.27mi
4567 Seven Dwarfs Ln Unit 2775-315 Kissimmee, FL	2.0	2.0	983	$1,829	$1.86	22d	1	1.28mi
4567 Seven Dwarfs Ln Unit 2745-308 Kissimmee, FL	2.0	2.0	983	$1,899	$1.93	13d	1	1.28mi
4567 Seven Dwarfs Ln Unit 2775-119 Kissimmee, FL	2.0	2.0	1055	$2,304	$2.18	24d	1	1.28mi
4567 Seven Dwarfs Ln Unit 4550-320 Kissimmee, FL	2.0	2.0	983	$1,979	$2.01	24d	1	1.28mi
4567 Seven Dwarfs Ln Unit 2745-115 Kissimmee, FL	2.0	2.0	983	$1,949	$1.98	24d	1	1.28mi
4567 Seven Dwarfs Ln Unit 2775-421 Kissimmee, FL	2.0	2.0	983	$1,737	$1.77	24d	1	1.28mi
4567 Seven Dwarfs Ln Unit 2745-412 Kissimmee, FL	2.0	2.0	1055	$1,929	$1.83	22d	1	1.28mi
4567 Seven Dwarfs Ln Unit 4550-307 Kissimmee, FL	2.0	2.0	983	$1,899	$1.93	22d	1	1.28mi
4567 Seven Dwarfs Ln Unit 4550-211 Kissimmee, FL	2.0	2.0	1055	$1,849	$1.75	22d	1	1.28mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	11d	1	1.30mi
5283 Images Cir #304 Kissimmee, FL	2.0	2.0	969	$1,600	$1.65	24d	1	1.30mi
5279 Images Cir #207 Kissimmee, FL	2.0	1.0	774	$979	$1.26	24d	1	1.32mi
2410 Old Vineland Rd Kissimmee, FL	2.0	1.0	700	$850	$1.21	24d	1	1.41mi

Listing history 22 events

1. 2026-06-18
   days on market $162,000 Active 188 DOM
2. 2026-06-17
   days on market $162,000 Active 187 DOM
3. 2026-06-16
   days on market $162,000 Active 186 DOM
4. 2026-06-15
   days on market $162,000 Active 185 DOM
5. 2026-06-13
   days on market $162,000 Active 183 DOM
6. 2026-06-13
   days on market $162,000 Active 182 DOM
7. 2026-06-10
   days on market $162,000 Active 179 DOM
8. 2026-06-08
   days on market $162,000 Active 178 DOM
9. 2026-06-07
   days on market $162,000 Active 177 DOM
10. 2026-06-04
    days on market $162,000 Active 174 DOM
11. 2026-06-03
    days on market $162,000 Active 173 DOM
12. 2026-06-02
    days on market $162,000 Active 172 DOM
13. 2026-06-02
    days on market $162,000 Active 171 DOM
14. 2026-05-31
    days on market $162,000 Active 170 DOM
15. 2025-12-12
    listed $162,000 Active
16. 2024-11-06
    historical $1,500
17. 2024-10-23
    listed $1,500
18. 2000-03-30
    soldstatus $55,000
19. 1997-06-18
    soldstatus $44,300
20. 1993-08-16
    soldstatus $34,000
21. 1993-03-26
    soldstatus $9,500
22. 1984-03-01
    soldstatus $9,500

ⓘ 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: $2,694 · $225/mo
• Projected year-2 tax: $2,694 · $225/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $22,825
• − Mortgage interest: −$9,075
• − Property taxes: −$2,694
• − Insurance: −$810
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$4,713
• Taxable income: $1,881
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,881/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

+1605.3% since first listed

8 events — show timeline

• 2025-12-12 Listed $162,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-06 Rental Removed $1,500 STELLARMLS
• 2024-10-23 Listed for Rent $1,500 STELLARMLS
• 2000-03-30 Sold (Public Records) $55,000 Public Records
• 1997-06-18 Sold (Public Records) $44,300 Public Records
• 1993-08-16 Sold (Public Records) $34,000 Public Records
• 1993-03-26 Sold (Public Records) $9,500 Public Records
• 1984-03-01 Sold (Public Records) $9,500 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,694 · +3.4% YoY. Source: county tax records.