5269 Masser Rd · St. Cloud, FL 34772

$384,990

4 bd · 2.0 ba · 1,828 sqft · Land · 19 Days on market

Built 2025 6,970 sqft lot $66/mo HOA · 2% of rent ↓ 2% 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 +9.3/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• DSCR +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Buena Lago presents the Cali. This all concrete block constructed, one-story layout optimizes living space with an open concept kitchen overlooking the living area, dining room, and outdoor lanai. Entertaining is a breeze, as this popular single-family home features a spacious kitchen island, dining area and a spacious pantry for extra storage. This community has stainless steel appliances, making cooking a piece of cake. Bedroom one, located in the back of the home for privacy, has an en suite bathroom with a double vanity, spacious shower/tub space as well as a spacious walk-in closet. Towards the front of the home two additional bedrooms share a second full bathroom.

Key facts

• En suite bathroom
• Double vanity
• Open concept kitchen

Tags

• OPEN CONCEPT KITCHEN
• SPACIOUS KITCHEN ISLAND
• SPACIOUS PANTRY
• STAINLESS STEEL APPLIANCES
• EN SUITE BATHROOM
• DOUBLE VANITY

Property features AI

Finance

• Other: Permit number P24-010258
• Financial info: CDD applies; Home warranty included
• HOA & community: Homeowners association (monthly HOA approximately $66.67); Quarterly association fee ($200); HOA amenities include a pool and playground; Community features: deed restrictions, sidewalks, street lights; Pets allowed: cats and dogs

Exterior

• Parking: Attached 2-car garage (20 x 20)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Underground utilities
• Home design: Single family residence; Under construction (projected completion June 25, 2026); Faces southeast; One story / single level entry
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction by D.R. Horton (model: Cali)
• Exterior features: Sidewalk; Sliding doors; Metered irrigation/sprinkler

Interior

• Kitchen: Dishwasher; Garbage disposal; Range
• Bedrooms: 4 bedrooms; One-level living
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen open to family room; Living and dining room combo; Open floorplan; Solid surface counters; Stone counters; Split bedroom layout; Thermostat; Walk-in closets
• Laundry & utility: Dedicated laundry room

🏗️ 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 4-bed/2.0-bath land listed at $385k.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (28.3% below list).
• Recommended offer: $276k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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 (+2.3%/yr); 879 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($98k/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 19 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.

Recommended offer $276,064 (28.3% 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: 0.72% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.15%
• DSCR: 0.86
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.24×
• Total profit: $-82,426
• Equity at exit: $57,403

10-year hold

• IRR: -18.2%
• Equity multiple: 0.04×
• Total profit: $-103,128
• Equity at exit: $33,287

Cash invested: $107,797 (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 34772

• Home prices YoY: -32.5%
• Rents YoY: 2.3%
• Active inventory: 879
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,761 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$219 /mo · $2,624/yr
• Insurance: −$160
• HOA: −$66
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-283

Break-even live

Break-even rent $3,119

Max offer price $334,978

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-174	+0% $-283	+5% $-392	+10% $-501
Rent	-10% $-501	-5% $-392	+0% $-283	+5% $-174	+10% $-65
Rate	-1.0pp $-89	-0.5pp $-185	base $-283	+0.5pp $-383	+1.0pp $-484

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: $96,248
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3928 Malawi Trl Saint Cloud, FL	4.0	2.0	1828	$2,924	$1.60	15d	1	0.24mi
3923 Malawi Trl Saint Cloud, FL	4.0	2.0	1846	$2,350	$1.27	24d	1	0.24mi
5116 Tana Ter Saint Cloud, FL	4.0	2.0	1828	$2,395	$1.31	21d	1	0.37mi
4095 Malawi Trl Saint Cloud, FL	3.0	2.5	1463	$2,000	$1.37	24d	1	0.58mi
4113 Malawi Trl Saint Cloud, FL	3.0	2.5	1452	$1,900	$1.31	22d	1	0.60mi
3997 Magenta Pl Saint Cloud, FL	3.0	2.0	1676	$2,350	$1.40	24d	1	0.61mi

HOA detail

• Monthly dues: $66 · $792/yr

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-04-30
   price $384,990
3. 2026-04-29
   listed $390,990 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: $2,624 · $219/mo
• Projected year-2 tax: $3,195 · $266/mo
• Expected delta: +$571/yr (+$48/mo · 21.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $33,128
• − Mortgage interest: −$21,565
• − Property taxes: −$2,624
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,650
• − Management: −$2,650
• − HOA: −$792
• − Depreciation: −$11,200
• Taxable loss: −$10,279
• Est. tax savings @ 24.0%: +$2,467
• After-tax cash flow: $-930/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): 35,390
• Household income: $97,868
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 443.0

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 44% Hispanic / Latino 44% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 20% Cuban 2% Dominican 6%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 36% German/W. Germanic 1% Other Indo-European 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: ▼ -132.55%
• Current HPI: 274.6517
• Rent YoY: ▲ 2.30%
• 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

-1.5% since first listed

3 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $384,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed $390,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $2,624 · +1.2% YoY. Source: county tax records.