5281 Countryside Ct · St. Cloud, FL 34771

$299,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 6 Days on market

Built 1984 0.32 ac lot Est $289k · at est.

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Why this score? — see what drove the D- 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 +13.5/30.0
• ARV discount +5.8/15.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Not a short sale, Not a bank owned, no problems. The big job has just been done with new walls, texture, paint all inside . .. Install the cabinets and flooring you want. So nice backyard with an amazing Oak. Then you can build your home instead the mobile home when you are ready.

Key facts

• New water heater
• Updated kitchen
• Oversized lot

Tags

• OVERSIZED LOT
• NEW ROOF
• NEW HVAC SYSTEM
• NEW WATER HEATER
• UPDATED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Located on an oversized, paved, dead-end street lot (approximately 0.32 acre, dimensions 85 x 165); Zoned ORMH (manufactured home); Future land use code 0211; Unfurnished
• HOA & community: No association fees or HOA

Exterior

• Parking: No dedicated parking listed
• Utilities: Well water; Septic sewer; Broadband/High-speed internet available; Cable available; Electricity connected
• Home design: Manufactured double-wide home; One level; South-facing
• Construction: Stucco exterior; Shingle roof; Crawlspace foundation with pillar/post/pier
• Exterior features: Deck; Exterior lighting; Sliding doors; Storage building/structure

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room and dining room combined; Solid surface counters; Solid wood cabinets; Thermostat; Blinds on windows
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $11 ($132/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (20.6% below list).
• Recommended offer: $238k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 D — 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); Tohopekaliga (math 20% / reading 41%, grade F, #434 of 667 statewide, top 66%, 2,748 students, 60% FRL).
• Market conditions: Rents rising (+3.0%/yr); 1394 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $110k; list at $300k implies a 173% 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; moderate 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 $238,157 (20.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.79% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $289,152
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Raintree Ct	0.69mi	3/2.0	1,152 (0%)	2mo	$289,000	$251	66
201 Sandpine Ct	0.45mi	3/2.0	1,169 (+2%)	14mo	$279,000	$239	65

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-47,936
• Equity at exit: $44,716

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-41,000
• Equity at exit: $25,930

Cash invested: $83,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,382 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$173 /mo · $2,073/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $11

Break-even live

Break-even rent $2,368

Max offer price $299,900

Occupancy floor 95%

Sensitivity live

Price	-10% $181	-5% $96	+0% $11	+5% $-74	+10% $-159
Rent	-10% $-177	-5% $-83	+0% $11	+5% $105	+10% $199
Rate	-1.0pp $162	-0.5pp $87	base $11	+0.5pp $-67	+1.0pp $-146

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.22mi

Listing history 7 events

1. 2026-05-13
   status Pending
2. 2026-05-07
   listed $299,900 Active
3. 2026-02-18
   soldstatus $110,000
4. 2013-02-08
   soldstatus $27,000 281-char remark

   Show marketing remark (281 chars)

   Not a short sale, Not a bank owned, no problems. The big job has just been done with new walls, texture, paint all inside . .. Install the cabinets and flooring you want. So nice backyard with an amazing Oak. Then you can build your home instead the mobile home when you are ready.

5. 2012-12-02
   listed $29,900 281-char remark

   Show marketing remark (281 chars)

   Not a short sale, Not a bank owned, no problems. The big job has just been done with new walls, texture, paint all inside . .. Install the cabinets and flooring you want. So nice backyard with an amazing Oak. Then you can build your home instead the mobile home when you are ready.

6. 1994-03-22
   soldstatus $45,000
7. 1993-10-04
   soldstatus $15,000

ⓘ 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: $2,073 · $173/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$416/yr (+$35/mo · 20.1%)

ⓘ 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 5/10 Major
• 🌡 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: $28,579
• − Mortgage interest: −$16,799
• − Property taxes: −$2,073
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$8,724
• Taxable loss: −$5,090
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $1,354/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

+1899.3% since first listed

7 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Sold (Public Records) $110,000 Public Records
• 2013-02-08 Sold (MLS) $27,000 Stellar MLS as Distributed by MLS Grid
• 2012-12-02 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 1994-03-22 Sold (Public Records) $45,000 Public Records
• 1993-10-04 Sold (Public Records) $15,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,073 · +15.7% YoY. Source: county tax records.