5745 Wallis Ln · St. Cloud, FL 34771

$399,990

4 bd · 2.0 ba · 1,724 sqft · Land · 193 Days on market

Built 2025 6,098 sqft lot $160/mo HOA · 6% of rent ↓ 13% since listing

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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 +8.6/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Welcome to this beautifully designed 4-bedroom, 2-bath home offering 1,725 square feet of thoughtfully planned livingspace. Step inside to find an open and inviting floor plan that seamlessly blends comfort and functionality. The spacious great room flows effortlessly into the kitchen and dining areas, creating the perfect setting for everyday living and entertaining. The kitchen features modern cabinetry, ample counter space, and a large island ideal for casual gatherings. The owner’s suite provides a private retreat with a well-appointed ensuite bath, dual vanities, walk-in shower, and generous walk-in closet. Three additional bedrooms

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Total acreage roughly 0.14 acres
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $160 (EMPIRE MANAGEMENT GROUP, INC.); Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Fiber optics available; Sewer connected; Water connected; Underground utilities; Sprinkler uses recycled water
• Home design: Single family residence; One story; Completed (new construction); South-facing entry
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Cardel Homes (Juniper model)
• Exterior features: Gray water system; Sidewalk; Sliding doors; Paved road access; Street lights (community)

Interior

• Kitchen: Dishwasher; Range; Microwave; Disposal; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Solid surface counters; Solid wood cabinets; Walk-in closets; Sliding doors
• Laundry & utility: Indoor laundry room with washer and electric dryer hookups; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $400k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (31.5% below list).
• Recommended offer: $274k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Market conditions: Rents rising (+3.0%/yr); 1394 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% 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 $3k of loan paydown is wiped out by about $12k 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 193 days — a 12% lower offer ($352k) 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 $274,192 (31.5% 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 193 days. Have you received any prior offers? Is the seller open to a 31% 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. 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: 0.69% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.69%
• DSCR: 0.84
• GRM: 12.2

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-86,831
• Equity at exit: $59,640

10-year hold

• IRR: -16.8%
• Equity multiple: 0.07×
• Total profit: $-104,120
• Equity at exit: $34,584

Cash invested: $111,997 (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: 1394
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,742 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$167
• HOA: −$160
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $-345

Break-even live

Break-even rent $3,178

Max offer price $339,092

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-232	+0% $-345	+5% $-458	+10% $-571
Rent	-10% $-561	-5% $-453	+0% $-345	+5% $-236	+10% $-128
Rate	-1.0pp $-143	-0.5pp $-243	base $-345	+0.5pp $-448	+1.0pp $-554

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: $99,998
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 Grassland Ave Saint Cloud, FL	4.0	3.0	2185	$2,900	$1.33	24d	1	0.10mi
1166 Silo Dr Saint Cloud, FL	3.0	3.0	1856	$2,499	$1.35	17d	1	0.12mi
1479 Silver Maple Dr Saint Cloud, FL	3.0	2.5	1654	$2,312	$1.40	2d	6	0.14mi
5566 Sabal Dr Saint Cloud, FL	4.0	3.0	2126	$2,699	$1.27	8d	1	0.35mi
5566 Sabal Dr Saint Cloud, FL	4.0	3.0	2105	$2,700	$1.28	15d	1	0.35mi
5686 Stockade Blvd Saint Cloud, FL	3.0	2.5	1496	$2,150	$1.44	8d	1	0.39mi
764 Preston Cove Dr Unit 1 St Cloud, FL	3.0	2.5	1463	$2,100	$1.44	24d	1	0.51mi
5752 Anders Way Saint Cloud, FL	3.0	2.5	1700	$2,500	$1.47	24d	1	0.64mi
588 Preston Cove Dr Saint Cloud, FL	3.0	2.5	1553	$2,250	$1.45	3d	1	0.67mi
564 Preston Cove Dr Saint Cloud, FL	3.0	2.5	1551	$2,080	$1.34	24d	1	0.67mi
5788 Freshwater Canyon Dr Saint Cloud, FL	3.0	2.5	1705	$2,250	$1.32	15d	1	0.71mi
551 Windy Willow Way Saint Cloud, FL	3.0	2.5	2100	$2,550	$1.21	24d	1	0.77mi
419 Conway Ave Saint Cloud, FL	4.0	2.0	1910	$2,750	$1.44	8d	1	0.79mi
5614 Stockade Blvd Saint Cloud, FL	3.0	2.5	1760	$2,395	$1.36	18d	1	0.79mi
1560 Scarbrough Abby Pl Saint Cloud, FL	4.0	2.0	2004	$2,475	$1.24	21d	1	0.80mi
504 Enaya St Saint Cloud, FL	4.0	2.0	1825	$3,100	$1.70	24d	1	0.81mi
5580 Vigo Loop Saint Cloud, FL	4.0	2.0	2021	$2,849	$1.41	15d	1	0.83mi
18 Polermo Ave Saint Cloud, FL	3.0	2.5	1982	$2,400	$1.21	22d	1	0.85mi
5778 Waterman Path Saint Cloud, FL	3.0	2.5	1946	$2,295	$1.18	24d	1	0.89mi
358 Cadberry Pl Saint Cloud, FL	3.0	2.5	1594	$2,200	$1.38	15d	1	0.97mi
94 Polermo Ave Saint Cloud, FL	3.0	2.0	1990	$2,450	$1.23	8d	1	0.99mi
5327 Timberland Ave Saint Cloud, FL	4.0	2.0	1828	$2,550	$1.39	24d	1	1.03mi
5824 Bullock Pl Saint Cloud, FL	3.0	2.0	1663	$2,149	$1.29	5d	1	1.05mi
600 Talisi Loop Saint Cloud, FL	3.0	2.0	1676	$2,450	$1.46	5d	1	1.08mi
234 Polermo Ave Saint Cloud, FL	4.0	2.0	1825	$2,490	$1.36	24d	1	1.10mi
5846 Herder Rd Saint Cloud, FL	4.0	2.0	1890	$2,650	$1.40	24d	1	1.12mi
5837 Beefmaster Rd Saint Cloud, FL	3.0	2.0	1663	$2,075	$1.25	24d	1	1.13mi
399 Tanis Ave Saint Cloud, FL	4.0	2.0	1846	$2,375	$1.29	24d	1	1.13mi
1610 Spray Ter Saint Cloud, FL	3.0	2.0	1672	$2,599	$1.55	15d	1	1.22mi
1305 Stockwell Ave Saint Cloud, FL	3.0	2.5	1704	$2,169	$1.27	5d	1	1.23mi
1260 Stockwell Ave Saint Cloud, FL	4.0	3.0	1786	$2,390	$1.34	24d	1	1.26mi
5273 Luisa Ct Saint Cloud, FL	4.0	2.5	1860	$2,375	$1.28	13d	1	1.30mi
5261 Luisa Ct Saint Cloud, FL	4.0	2.5	1860	$2,350	$1.26	24d	1	1.32mi
5762 Cattle Ranch Dr Saint Cloud, FL	3.0	2.0	2066	$2,400	$1.16	8d	1	1.40mi
5762 Cattle Ranch Dr Saint Cloud, FL	3.0	2.0	2066	$2,400	$1.16	24d	1	1.40mi
5741 Haystack Dr Saint Cloud, FL	4.0	2.0	1932	$2,450	$1.27	3d	1	1.42mi
5777 Haystack Dr Saint Cloud, FL	3.0	2.5	2226	$2,400	$1.08	24d	1	1.43mi

HOA detail

• Monthly dues: $160 · $1,920/yr

Listing history 19 events

1. 2026-06-21
   days on market $399,990 Active 193 DOM
2. 2026-06-18
   days on market $399,990 Active 190 DOM
3. 2026-06-17
   days on market $399,990 Active 189 DOM
4. 2026-06-16
   days on market $399,990 Active 188 DOM
5. 2026-06-15
   days on market $399,990 Active 187 DOM
6. 2026-06-13
   days on market $399,990 Active 185 DOM
7. 2026-06-13
   days on market $399,990 Active 184 DOM
8. 2026-06-10
   days on market $399,990 Active 181 DOM
9. 2026-06-08
   days on market $399,990 Active 180 DOM
10. 2026-06-07
    days on market $399,990 Active 179 DOM
11. 2026-06-04
    days on market $399,990 Active 176 DOM
12. 2026-06-03
    days on market $399,990 Active 175 DOM
13. 2026-06-02
    days on market $399,990 Active 174 DOM
14. 2026-06-02
    days on market $399,990 Active 173 DOM
15. 2026-05-31
    days on market $399,990 Active 172 DOM
16. 2026-05-19
    price $399,990
17. 2026-02-25
    price $429,990
18. 2026-01-21
    price $449,850
19. 2025-12-10
    listed $457,550 Active

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $3,320 · $277/mo
• Expected delta: +$2,281/yr (+$190/mo · 219.5%)

ⓘ 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 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: $32,903
• − Mortgage interest: −$22,406
• − Property taxes: −$1,039
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,632
• − Management: −$2,632
• − HOA: −$1,920
• − Depreciation: −$11,636
• Taxable loss: −$11,362
• Est. tax savings @ 24.0%: +$2,727
• After-tax cash flow: $-1,410/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

-12.6% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $399,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $429,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $449,850 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Listed $457,550 Stellar MLS as Distributed by MLS Grid

Property tax history

+28.5%/yr

Latest (2025): $1,039 · +0.4% YoY. Source: county tax records.