714 Michigan Ct #1 · St. Cloud, FL 34769

$1,300

2 bd · 1.0 ba · 784 sqft · Condo public records · 13 Days on market

Built 1972 $300/mo HOA · 20% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This amazing and inviting two-bedroom, one-bathroom apartment offers a comfortable and convenient living space for you and your family. This condominium is ideally situated in a desirable neighborhood, with easy access to schools, shopping centers, dining options, and parks.

Key facts

• $300 HOA
• Garage
• Built 1972

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: HOA present; $300 monthly HOA fee; HOA covers water, sewer, and trash; No association amenities listed

Exterior

• Parking: Detached garage; Detached carport; Garage (1 space); Carport (1 space); 2 covered parking spaces
• Utilities: Private sewer; Other water source; Other utilities
• Home design: Condominium; Resale property; 2 stories; Faces northeast
• Construction: Built with other construction materials
• Exterior features: No waterfront; no waterfront features; Other roof type

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable interior features listed; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $1k.

Deal economics

• At list price, monthly cash flow is $872 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Cap rate 811.0% 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 (+1.4%/yr); 258 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $9 of loan paydown is wiped out by about $39 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $364 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,300

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 114.97% ✓
• Cap rate: 810.97%
• Cash-on-cash: 2873.85%
• DSCR: 128.87
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.35% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 146.81×
• Total profit: $53,076
• Equity at exit: $194

10-year hold

• IRR: —
• Equity multiple: 300.07×
• Total profit: $108,860
• Equity at exit: $112

Cash invested: $364 (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 34769

• Home prices YoY: -24.6%
• Rents YoY: 1.4%
• Active inventory: 258
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $20/yr
• Insurance: −$1
• HOA: −$300
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $872

Break-even live

Break-even rent $391

Max offer price $1,300

Occupancy floor 37%

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: $325
• Closing costs: $39
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 Michigan Ct #3 Saint Cloud, FL	2.0	1.0	900	$1,600	$1.78	3d	1	0.03mi
714 Michigan Ct #4 Saint Cloud, FL	2.0	1.0	784	$1,350	$1.72	16d	1	0.03mi
720 Michigan Ct #2 Saint Cloud, FL	2.0	1.0	784	$1,199	$1.53	24d	1	0.04mi
720 Michigan Ct #4 Saint Cloud, FL	2.0	1.0	784	$1,295	$1.65	24d	1	0.04mi
715 Michigan Ct #3 Saint Cloud, FL	2.0	1.0	784	$1,300	$1.66	24d	1	0.07mi
736 Michigan Ct #4 Saint Cloud, FL	2.0	1.0	784	$1,300	$1.66	12d	1	0.10mi
731 Michigan Ct St Cloud, FL	2.0	1.0	784	$1,350	$1.72	7d	1	0.11mi
698 Michigan Ct #1 Saint Cloud, FL	2.0	1.0	784	$1,225	$1.56	22d	1	0.12mi
733 Michigan Ct St Cloud, FL	2.0	1.0	784	$1,295	$1.65	24d	1	0.12mi
1400 Carolina Ave Saint Cloud, FL	2.0	1.5	920	$1,495	$1.62	24d	1	0.47mi
1818 Minnesota Ave Unit B St Cloud, FL	1.0	1.5	700	$1,600	$2.29	24d	1	0.50mi
1007 Florida Ave Saint Cloud, FL	1.0–2.0	1.0	800	$1,350	$1.69	16d	2	0.60mi
1871 Cactus Ct Saint Cloud, FL	3.0	2.0	900	$1,400	$1.56	17d	1	0.68mi
821 Pennsylvania Ave Saint Cloud, FL	3.0	1.0	1048	$1,695	$1.62	7d	1	0.70mi
1022 Oregon Ave Saint Cloud, FL	2.0	2.0	768	$1,700	$2.21	7d	1	0.77mi
91 10th St Unit 91 St Cloud, FL	2.0	1.0	1000	$1,700	$1.70	24d	1	0.83mi
706 New York Ave Saint Cloud, FL	1.0	1.0	750	$1,425	$1.90	24d	1	0.83mi
616 Massachusetts Ave Unit A St Cloud, FL	2.0	1.0	900	$999	$1.11	22d	1	0.89mi
616 Massachusetts Ave Unit A St Cloud, FL	2.0	1.0	900	$999	$1.11	24d	1	0.89mi
610 Carolina Ave Saint Cloud, FL	2.0	1.0	1015	$2,500	$2.46	24d	1	0.89mi
1400 Dakota Ave Saint Cloud, FL	2.0	1.0	690	$1,650	$2.39	24d	1	0.97mi
608 Missouri Ave Saint Cloud, FL	2.0	1.0	956	$1,395	$1.46	3d	1	1.05mi
2400 16th St Saint Cloud, FL	3.0	2.0	1040	$1,799	$1.73	17d	1	1.07mi
9 E 5th St St Cloud, FL	3.0	2.0	1110	$1,495	$1.35	24d	1	1.13mi
517 Jersey Ave Saint Cloud, FL	1.0	1.0	600	$1,250	$2.08	7d	1	1.16mi
607 Alabama Ave Saint Cloud, FL	2.0	2.0	952	$2,000	$2.10	14d	1	1.32mi
1423 Montana Ave Saint Cloud, FL	3.0	2.0	1062	$1,895	$1.78	12d	1	1.32mi
1423 Montana Ave Unit 1423 St Cloud, FL	3.0	2.0	1062	$1,895	$1.78	14d	1	1.32mi
1404 Montana Ave Saint Cloud, FL	2.0	1.5	1000	$1,800	$1.80	24d	1	1.37mi
1031 Columbia Ave Apt K St Cloud, FL	1.0	1.0	650	$950	$1.46	20d	1	1.46mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $1,300 Active 13 DOM
2. 2026-06-17
   days on market $1,300 Active 12 DOM
3. 2026-06-16
   days on market $1,300 Active 11 DOM
4. 2026-06-15
   days on market $1,300 Active 10 DOM
5. 2026-06-13
   days on market $1,300 Active 8 DOM
6. 2026-06-13
   days on market $1,300 Active 7 DOM
7. 2026-06-09
   days on market $1,300 Active 4 DOM
8. 2026-06-08
   days on market $1,300 Active 3 DOM
9. 2026-06-07
   remarks 275-char remark
10. 2026-06-07
    listed $1,300 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $17,935
• − Mortgage interest: −$73
• − Property taxes: −$20
• − Insurance: −$6
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − HOA: −$3,600
• − Depreciation: −$38
• Taxable income: $11,329
• Est. tax owed @ 24.0%: −$2,719
• After-tax cash flow: $7,742/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

• Census place: St. Cloud, FL
• County: Osceola County · 410,217 people
• City population: 29,247
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 30,204
• Household income: $67,148
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1138.0

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 0.60)
• Race & ethnicity: White 50% Hispanic / Latino 38% Two or more races 17% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 21% Dominican 5%
• Common ancestry: Romanian 3% Lithuanian 3% Russian 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 66% English-only · Spanish 31% French/Haitian/Cajun 2% 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: ▼ -106.08%
• Current HPI: 324.6715
• Rent YoY: ▲ 1.35%
• 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

-96.3% since first listed

8 events — show timeline

• 2026-06-06 Rental Removed $1,300 RMLSFL
• 2026-06-06 Listed for Rent $1,300 RMLSFL
• 2026-06-05 Listed $1,300 Beaches MLS
• 2024-04-23 Rental Removed $1,450 GFLMLS
• 2024-03-29 Listed for Rent $1,450 GFLMLS
• 2018-09-13 Sold (Public Records) $234,000 Public Records
• 2015-07-15 Sold (Public Records) $35,500 Public Records
• 1992-03-16 Sold (Public Records) $35,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,017 · +4.3% YoY. Source: county tax records.