3657 Briarlynne Way · St. Cloud, FL 34773

$368,900

3 bd · 2.0 ba · 1,602 sqft · Land · 1 Days on market

Built 2025 6,098 sqft lot $68/mo HOA · 3% of rent

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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 +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• DSCR +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks

Under contract-accepting backup offers. Stuning Property 4 bed and 2 Bath, with Flex Cash

Key facts

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $369k.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (33.9% below list).
• Recommended offer: $244k (33.9% 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 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.
• Market conditions: Rents rising (+1.8%/yr); 383 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 36% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $829 of equity ($3k loan paydown + $-2k appreciation (-0.5% local appreciation)).
• Osceola County population projected at +73% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $243,765 (33.9% 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: 0.66% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.47% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.60×
• Total profit: $-40,995
• Equity at exit: $98,591

10-year hold

• IRR: -3.3%
• Equity multiple: 0.68×
• Total profit: $-33,156
• Equity at exit: $111,904

Cash invested: $103,292 (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 34773

• Home prices YoY: -0.2%
• Rents YoY: 1.8%
• Active inventory: 383
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,438 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$154
• HOA: −$68
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-300

Break-even live

Break-even rent $2,817

Max offer price $315,941

Occupancy floor —

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: $92,225
• Closing costs: $11,067
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3669 Sagefield Dr Harmony, FL	3.0	2.0	1515	$2,300	$1.52	24d	1	0.35mi
4592 Sagefield Dr Harmony, FL	4.0	2.0	1820	$2,500	$1.37	24d	1	0.40mi
4480 Sagefield Dr Harmony, FL	4.0	2.0	1820	$2,300	$1.26	24d	1	0.55mi
3963 Sagefield Dr Harmony, FL	3.0	2.0	1673	$2,600	$1.55	24d	1	0.66mi
3427 Sagebrush St Harmony, FL	2.0	2.0	1404	$2,025	$1.44	24d	1	0.84mi
3430 Sagebrush St Harmony, FL	3.0	2.0	1876	$2,380	$1.27	24d	1	0.86mi
7129 Red Lantern Dr Unit 7129 Harmony, FL	3.0	2.5	1855	$2,200	$1.19	4d	1	0.98mi
7125 Harmony Square Dr S #2 St Cloud, FL	2.0	2.0	1316	$1,500	$1.14	18d	1	1.00mi
3567 Clay Brick Rd Unit 48A Harmony, FL	2.0	2.0	1549	$1,800	$1.16	24d	1	1.02mi
3509 Clay Brick Rd Harmony, FL	4.0	2.5	2085	$2,550	$1.22	24d	1	1.06mi
3303 Primrose Willow Dr Saint Cloud, FL	4.0	2.0	2047	$2,430	$1.19	24d	1	1.25mi
6927 Cupseed Ln Harmony, FL	3.0	2.5	1824	$2,195	$1.20	24d	1	1.47mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 2 events

1. 2026-02-18
   status Pending
2. 2026-02-18
   listed $368,900 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: $831 · $69/mo
• Projected year-2 tax: $3,062 · $255/mo
• Expected delta: +$2,231/yr (+$186/mo · 268.3%)

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

Taxation est. · year 1

• Rental income: $29,252
• − Mortgage interest: −$20,664
• − Property taxes: −$831
• − Insurance: −$1,844
• − Repairs & maintenance: −$2,340
• − Management: −$2,340
• − HOA: −$816
• − Depreciation: −$10,732
• Taxable loss: −$10,316
• Est. tax savings @ 24.0%: +$2,476
• After-tax cash flow: $-1,122/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): 5,816
• Household income: $80,524
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 47.0

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: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 33% Two or more races 11%
• Hispanic origin (detail): Puerto Rican 20%
• Common ancestry: Portuguese 5% Slovak 3% Romanian 2%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 67% English-only · Spanish 27% Other Indo-European 4% German/W. Germanic 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: ▼ -0.47%
• Current HPI: 279.5662
• Rent YoY: ▲ 1.79%
• 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

2 events — show timeline

• 2026-02-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Listed $368,900 Stellar MLS as Distributed by MLS Grid