8965 Richmond Rd · Saint Cloud, FL 34773

$315,000

2 bd · 2.0 ba · 1,526 sqft · Manufactured public records · 468 Days on market

Built 1991 1.18 ac lot Est $316k · 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 +8.0/30.0
• ARV discount +7.6/15.0
• Appreciation +4.8/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.0/10.0

Listing remarks MLS

Calling all Anglers! Tranquility on 2.38 Acres. Double lot spanning from the front on Richmond to the back on Lincoln. Just 30 mins west of Melbourne and Beaches and 30 min SE of Orlando. Your own private pond is stocked and ready for fishing. Plenty of room on the property for development and building. Furnishings are negotiable. Relax in your massive screened in patio directly overlooking the pond. Outdoor back Patio is roughly 1,000 square ft. Directly connected you have a large workshop with a ton of potential. This home boast a warm cozy atmosphere and a large open kitchen. These two separate parcels are being sold as one awesome opportunity.

Key facts

• New metal roof
• Completely remodeled
• New lvp flooring

Tags

• COMPLETELY REMODELED
• NEW METAL ROOF
• NEW LVP FLOORING
• BRAND NEW KITCHEN CABINETS
• GRANITE COUNTERS
• CENTER ISLAND

Property features AI

Finance

• Other: Property type: Residential manufactured home; Body type: Double wide; Lot size approximately 2.38 acres; Zoning: OPUD; Living area approx. 2,031 square feet; Building area total approx. 3,146 square feet
• Financial info: Lease restrictions apply
• HOA & community: Park on the community; Pets allowed: cats and dogs

Exterior

• Parking: Attached garage; 3-car garage
• Utilities: Well water; Septic tank; Electricity connected; Cable connected
• Home design: Manufactured double-wide home; Single-story (one level); South-facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Completed condition
• Exterior features: Storage; Other exterior features; Pond and pond views; Water access to pond; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stone countertops; Eat-in kitchen layout
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Stone countertops; Inside utility/storage
• Laundry & utility: Laundry closet; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $315k.

Deal economics

• At list price, monthly cash flow is $-453 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (29.4% below list).
• Recommended offer: $222k (29.4% below list) — sets the bar for 1% rule.

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: Harmony Community School (math 70% / reading 64%, grade B+, #450 of 2,144 statewide, top 22%, 1,012 students, 38% FRL); Harmony High School (math 40% / reading 46%, grade F, #255 of 667 statewide, top 39%, 2,822 students, 42% FRL) — zoned schools average 40% FRL vs 60% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 55% at this address vs 42% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Osceola average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.8%/yr); 383 active listings in the ZIP; solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 33% 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 $708 of equity ($2k loan paydown + $-1k 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

• It's been on market 468 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $84k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,303 (29.4% 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 468 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.71% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.46%
• DSCR: 0.80
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $315,882
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9015 Richmond Rd	0.13mi	3/2.0 (+1)	1,503 (-2%)	13mo	$290,000	$193	76
9055 Atlas Dr	0.48mi	3/2.0 (+1)	1,493 (-2%)	5mo	$330,000	$221	65
9060 Mercury Dr	0.65mi	3/2.0 (+1)	1,560 (+2%)	4mo	$300,000	$192	58
9180 Concord Rd	0.60mi	3/2.0 (+1)	1,440 (-6%)	1mo	$297,500	$207	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.46×
• Total profit: $-47,538
• Equity at exit: $84,186

10-year hold

• IRR: -6.5%
• Equity multiple: 0.37×
• Total profit: $-55,292
• Equity at exit: $95,554

Cash invested: $88,200 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,223 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$301 /mo · $3,611/yr
• Insurance: −$131
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-453

Break-even live

Break-even rent $2,797

Max offer price $234,958

Occupancy floor —

Sensitivity live

Price	-10% $-275	-5% $-364	+0% $-453	+5% $-542	+10% $-631
Rent	-10% $-629	-5% $-541	+0% $-453	+5% $-365	+10% $-277
Rate	-1.0pp $-294	-0.5pp $-373	base $-453	+0.5pp $-535	+1.0pp $-618

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-05-04
   status Active
2. 2026-04-29
   price $315,000
3. 2026-03-11
   status Pending
4. 2026-03-05
   price $319,000
5. 2026-02-05
   price $325,000
6. 2026-01-26
   price $349,900
7. 2025-10-05
   price $365,000
8. 2025-08-27
   price $375,000
9. 2025-06-09
   price $384,990
10. 2024-12-20
    listed $399,000 Active
11. 2024-08-01
    historical
12. 2024-06-26
    price $310,000
13. 2024-06-25
    price $310,000 655-char remark

    Show marketing remark (655 chars)

    Calling all Anglers! Tranquility on 2.38 Acres. Double lot spanning from the front on Richmond to the back on Lincoln. Just 30 mins west of Melbourne and Beaches and 30 min SE of Orlando. Your own private pond is stocked and ready for fishing. Plenty of room on the property for development and building. Furnishings are negotiable. Relax in your massive screened in patio directly overlooking the pond. Outdoor back Patio is roughly 1,000 square ft. Directly connected you have a large workshop with a ton of potential. This home boast a warm cozy atmosphere and a large open kitchen. These two separate parcels are being sold as one awesome opportunity.

14. 2024-06-03
    price $315,000

    Show marketing remark (655 chars)

    Calling all Anglers! Tranquility on 2.38 Acres. Double lot spanning from the front on Richmond to the back on Lincoln. Just 30 mins west of Melbourne and Beaches and 30 min SE of Orlando. Your own private pond is stocked and ready for fishing. Plenty of room on the property for development and building. Furnishings are negotiable. Relax in your massive screened in patio directly overlooking the pond. Outdoor back Patio is roughly 1,000 square ft. Directly connected you have a large workshop with a ton of potential. This home boast a warm cozy atmosphere and a large open kitchen. These two separate parcels are being sold as one awesome opportunity.

15. 2024-06-03
    price $315,000 655-char remark

    Show marketing remark (655 chars)

    Calling all Anglers! Tranquility on 2.38 Acres. Double lot spanning from the front on Richmond to the back on Lincoln. Just 30 mins west of Melbourne and Beaches and 30 min SE of Orlando. Your own private pond is stocked and ready for fishing. Plenty of room on the property for development and building. Furnishings are negotiable. Relax in your massive screened in patio directly overlooking the pond. Outdoor back Patio is roughly 1,000 square ft. Directly connected you have a large workshop with a ton of potential. This home boast a warm cozy atmosphere and a large open kitchen. These two separate parcels are being sold as one awesome opportunity.

16. 2024-05-14
    price $320,000 655-char remark

    Show marketing remark (655 chars)

    Calling all Anglers! Tranquility on 2.38 Acres. Double lot spanning from the front on Richmond to the back on Lincoln. Just 30 mins west of Melbourne and Beaches and 30 min SE of Orlando. Your own private pond is stocked and ready for fishing. Plenty of room on the property for development and building. Furnishings are negotiable. Relax in your massive screened in patio directly overlooking the pond. Outdoor back Patio is roughly 1,000 square ft. Directly connected you have a large workshop with a ton of potential. This home boast a warm cozy atmosphere and a large open kitchen. These two separate parcels are being sold as one awesome opportunity.

17. 2024-05-07
    listed $325,000 Active
18. 2024-04-18
    status Active 655-char remark

    Show marketing remark (655 chars)

    Calling all Anglers! Tranquility on 2.38 Acres. Double lot spanning from the front on Richmond to the back on Lincoln. Just 30 mins west of Melbourne and Beaches and 30 min SE of Orlando. Your own private pond is stocked and ready for fishing. Plenty of room on the property for development and building. Furnishings are negotiable. Relax in your massive screened in patio directly overlooking the pond. Outdoor back Patio is roughly 1,000 square ft. Directly connected you have a large workshop with a ton of potential. This home boast a warm cozy atmosphere and a large open kitchen. These two separate parcels are being sold as one awesome opportunity.

19. 2024-04-09
    status Pending 655-char remark

    Show marketing remark (655 chars)

    Calling all Anglers! Tranquility on 2.38 Acres. Double lot spanning from the front on Richmond to the back on Lincoln. Just 30 mins west of Melbourne and Beaches and 30 min SE of Orlando. Your own private pond is stocked and ready for fishing. Plenty of room on the property for development and building. Furnishings are negotiable. Relax in your massive screened in patio directly overlooking the pond. Outdoor back Patio is roughly 1,000 square ft. Directly connected you have a large workshop with a ton of potential. This home boast a warm cozy atmosphere and a large open kitchen. These two separate parcels are being sold as one awesome opportunity.

20. 2024-04-09
    historical 655-char remark

    Show marketing remark (655 chars)

    Calling all Anglers! Tranquility on 2.38 Acres. Double lot spanning from the front on Richmond to the back on Lincoln. Just 30 mins west of Melbourne and Beaches and 30 min SE of Orlando. Your own private pond is stocked and ready for fishing. Plenty of room on the property for development and building. Furnishings are negotiable. Relax in your massive screened in patio directly overlooking the pond. Outdoor back Patio is roughly 1,000 square ft. Directly connected you have a large workshop with a ton of potential. This home boast a warm cozy atmosphere and a large open kitchen. These two separate parcels are being sold as one awesome opportunity.

21. 2024-04-05
    listed $325,000 Active 655-char remark

    Show marketing remark (655 chars)

    Calling all Anglers! Tranquility on 2.38 Acres. Double lot spanning from the front on Richmond to the back on Lincoln. Just 30 mins west of Melbourne and Beaches and 30 min SE of Orlando. Your own private pond is stocked and ready for fishing. Plenty of room on the property for development and building. Furnishings are negotiable. Relax in your massive screened in patio directly overlooking the pond. Outdoor back Patio is roughly 1,000 square ft. Directly connected you have a large workshop with a ton of potential. This home boast a warm cozy atmosphere and a large open kitchen. These two separate parcels are being sold as one awesome opportunity.

22. 2024-04-02
    historical
23. 2023-10-30
    listed $345,000 Active
24. 2021-10-12
    soldstatus $215,000
25. 2015-12-15
    soldstatus $76,000
26. 2008-11-18
    listed $99,900
27. 2007-01-03
    soldstatus $132,500
28. 2006-12-28
    soldstatus $132,500
29. 2006-07-18
    listed $140,000
30. 2004-04-02
    soldstatus $87,000
31. 2000-04-06
    soldstatus $82,500
32. 1993-03-12
    soldstatus $6,000
33. 1991-12-17
    soldstatus $4,900

ⓘ 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: $3,611 · $301/mo
• Projected year-2 tax: $3,611 · $301/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $26,676
• − Mortgage interest: −$17,645
• − Property taxes: −$3,611
• − Insurance: −$3,078
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$9,164
• Taxable loss: −$11,089
• Est. tax savings @ 24.0%: +$2,661
• After-tax cash flow: $-2,776/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 — Saint Cloud

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Osceola County · 410,217 people
• City population: 106,667
• 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

+6328.6% since first listed

33 events — show timeline

• 2026-05-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $349,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-05 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $384,990 Stellar MLS as Distributed by MLS Grid
• 2024-12-20 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-26 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-25 Price Changed $310,000 SCMLS
• 2024-06-03 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-03 Price Changed $315,000 SCMLS
• 2024-05-14 Price Changed $320,000 SCMLS
• 2024-05-07 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-18 Relisted — SCMLS
• 2024-04-09 Pending — SCMLS
• 2024-04-09 Listing Removed — SCMLS
• 2024-04-05 Listed $325,000 SCMLS
• 2024-04-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-30 Listed $345,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-12 Sold (Public Records) $215,000 Public Records
• 2015-12-15 Sold (Public Records) $76,000 Public Records
• 2008-11-18 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2007-01-03 Sold (Public Records) $132,500 Public Records
• 2006-12-28 Sold (MLS) $132,500 Stellar MLS as Distributed by MLS Grid
• 2006-07-18 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2004-04-02 Sold (Public Records) $87,000 Public Records
• 2000-04-06 Sold (Public Records) $82,500 Public Records
• 1993-03-12 Sold (Public Records) $6,000 Public Records
• 1991-12-17 Sold (Public Records) $4,900 Public Records

Property tax history

+11.1%/yr

Latest (2025): $3,611 · +25.0% YoY. Source: county tax records.