1828 Coriander Dr · Poinciana, FL 34759

$215,000

3 bd · 2.0 ba · 1,056 sqft · Land · 49 Days on market

Built 2026 2,100 sqft lot $223/mo HOA · 13% of rent

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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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Appreciation +4.3/10.0
• Schools +3.5/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0

Listing remarks MLS

Build Your Dream Home in Tuscany Reserve – Prime Vacant Lot on Coriander Ct! (Seller Owns two lots together 1828/1824, you would need all four lots to be able to build a property) Welcome to Tuscany Reserve, one of Poinciana’s most sought-after gated communities, where charm, privacy, and lifestyle come together. This beautiful vacant lot on Coriander Court offers a rare opportunity to build your custom dream home in a well-established neighborhood known for its Mediterranean-inspired architecture and lush landscaping. Nestled on a quiet cul-de-sac, this lot provides peace and seclusion while still offering easy access to community amenities, shopping, schools, and major roadways. Enjoy living in a community that blends elegance and comfort—perfect for families, if you are retired, or an investor. Property Highlights: Located in the exclusive Tuscany Reserve Subdivision in Poinciana, yes there is an HOA Gated community with controlled access and elegant surroundings Spacious lot, ideal for a custom-built single-family home Surrounded by well-maintained homes and manicured streetscapes Close to schools, parks, shopping, restaurants, and medical facilities Minutes from Poinciana Parkway for convenient access to Orlando attractions Whether you're planning to build now or invest for the future, this property offers unmatched potential in a location that continues to grow in value and popularity. Don't miss this exceptional opportunity to own a piece of paradise in Tuscany Reserve! Contact us today for more information.

Key facts

• 2,100 sq ft lot
• Community pool
• Built 2026

Property features AI

Finance

• Other: Irrigation equipment present; Living area reported as 1,056 (builder) with total building area 2,304 (public records)
• Financial info: Lease restrictions apply
• HOA & community: Tuscany Preserve HOA and Villages of Poinciana; Monthly association fee $198 plus an additional $25 monthly fee; Association fee includes 24-hour guard, cable TV, internet, structure maintenance, management, pool, recreational facilities, security, sewer, and trash; Community amenities include clubhouse, fitness center, pool, tennis courts, basketball court, dog park, playground, sidewalks, community mailbox, and recreation facilities; Buyer approval required for association; Pets allowed with breed restrictions; Total monthly HOA-related fees listed as $223 and annual fees $2,676

Exterior

• Parking: No parking details provided
• Security: Gated community; 24-hour guard (included in association fees); Community security
• Utilities: Public water; Public sewer; Electricity available and connected; Water available and connected; Sewer available and connected; Cable available and connected
• Home design: Residential villa; Pre-construction condition; One story; Northeast facing; Projected completion December 1, 2026
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction
• Exterior features: Landscape; Exterior lighting; Sidewalk; Sprinkler (metered); Property located in county

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Living room/dining room combination; Open floorplan
• Laundry & utility: No laundry features listed; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $215k.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (20.6% below list).
• Recommended offer: $163k (24.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 57/100 on livability (#859 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Laurel Elementary School (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,058 students, 50% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL).
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-15 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 1151 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $15k; list at $215k implies a 1333% 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 8→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,787 (24.3% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.79% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.19%
• DSCR: 0.68
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.22×
• Total profit: $-46,744
• Equity at exit: $47,004

10-year hold

• IRR: -15.3%
• Equity multiple: -0.15×
• Total profit: $-69,156
• Equity at exit: $45,298

Cash invested: $60,200 (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 34759

• Home prices YoY: -0.5%
• Rents YoY: 1.1%
• Active inventory: 1151
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$223
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-361

Break-even live

Break-even rent $2,163

Max offer price $162,787

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1786 Coriander Dr Kissimmee, FL	3.0	2.0	1056	$1,600	$1.52	3d	1	0.07mi
1782 Coriander Dr Kissimmee, FL	3.0	2.0	1056	$1,600	$1.52	3d	1	0.08mi
1631 Cumin Dr Kissimmee, FL	2.0	2.0	1055	$1,500	$1.42	3d	1	0.09mi
1631 Cumin Dr Kissimmee, FL	2.0	2.0	1055	$1,500	$1.42	23d	1	0.09mi
1769 Coriander Dr Kissimmee, FL	2.0	2.0	784	$1,299	$1.66	23d	1	0.10mi
1601 Cumin Dr Kissimmee, FL	2.0	2.0	923	$1,550	$1.68	10d	1	0.11mi
1764 Coriander Dr Kissimmee, FL	2.0	2.0	1056	$1,390	$1.32	3d	1	0.11mi
404 Cinnamon Dr Kissimmee, FL	3.0	2.0	1321	$1,775	$1.34	14d	1	0.12mi
1560 Cumin Dr Kissimmee, FL	2.0	2.0	923	$1,395	$1.51	23d	1	0.13mi
1563 Cumin Dr Kissimmee, FL	2.0	2.0	1056	$1,400	$1.33	14d	1	0.14mi
446 Caraway Dr Kissimmee, FL	3.0	2.0	1334	$1,675	$1.26	23d	1	0.20mi
1130 Chervil Dr Kissimmee, FL	3.0	2.5	1495	$1,575	$1.05	23d	1	0.26mi
339 W Aster Ct Kissimmee, FL	3.0–4.0	2.0–3.0	1504	$1,695	$1.13	2d	1	0.56mi
2150 Mystic Ring Loop Kissimmee, FL	3.0	2.0	1245	$1,700	$1.37	11d	1	0.58mi
2140 Mystic Ring Loop Kissimmee, FL	3.0	2.0	1245	$1,495	$1.20	14d	1	0.59mi
1202 Lake Marion Golf Resort #1202 Poinciana, FL	2.0	2.0	981	$1,200	$1.22	23d	1	0.72mi
145 Ocean Bluff Dr Kissimmee, FL	3.0	2.0	1249	$1,500	$1.20	23d	1	0.74mi
260 Hyacinth Ct Kissimmee, FL	4.0	2.0	1400	$1,765	$1.26	23d	1	0.75mi
6101 Lake Marion Golf Resort Poinciana, FL	2.0	2.0	981	$1,229	$1.25	23d	1	0.76mi
319 Erie Dr Kissimmee, FL	3.0	2.0	1310	$1,765	$1.35	14d	1	0.78mi
341 Port Pleasant Dr Unit 341 Poinciana, FL	2.0	2.0	812	$1,450	$1.79	23d	1	0.78mi
14201 Indian Creek Dr #14201 Poinciana, FL	3.0	2.0	1218	$1,450	$1.19	23d	1	0.81mi
319 Erie Ct Kissimmee, FL	3.0	2.0	1310	$1,815	$1.39	23d	1	0.83mi
1912 Manatee Dr Kissimmee, FL	4.0	2.5	1420	$1,995	$1.40	23d	1	1.02mi
1142 Nelson Meadow Ln Kissimmee, FL	3.0	2.0	1288	$1,700	$1.32	23d	1	1.40mi
1144 Nelson Meadow Ln Kissimmee, FL	3.0	2.0	1288	$1,795	$1.39	23d	1	1.40mi
1019 N Platte Way Kissimmee, FL	3.0	2.0	1461	$1,595	$1.09	23d	1	1.43mi
245 Cimarron Dr Kissimmee, FL	3.0	2.0	1245	$2,125	$1.71	23d	1	1.47mi

HOA detail

• Monthly dues: $223 · $2,676/yr
• Likely covers: landscapingsecurity

Listing history 25 events

1. 2026-06-18
   days on market $215,000 Active 49 DOM
2. 2026-06-17
   days on market $215,000 Active 48 DOM
3. 2026-06-16
   days on market $215,000 Active 47 DOM
4. 2026-06-15
   days on market $215,000 Active 46 DOM
5. 2026-06-13
   days on market $215,000 Active 44 DOM
6. 2026-06-10
   days on market $215,000 Active 41 DOM
7. 2026-06-09
   days on market $215,000 Active 40 DOM
8. 2026-06-08
   days on market $215,000 Active 39 DOM
9. 2026-06-07
   days on market $215,000 Active 38 DOM
10. 2026-06-05
    days on market $215,000 Active 35 DOM
11. 2026-06-03
    days on market $215,000 Active 34 DOM
12. 2026-06-03
    days on market $215,000 Active 33 DOM
13. 2026-06-01
    days on market $215,000 Active 32 DOM
14. 2026-05-31
    days on market $215,000 Active 31 DOM
15. 2026-04-30
    listed $215,000 Active
16. 2026-04-22
    soldstatus $15,000
17. 2026-04-21
    soldstatus $17,000 Closed 1566-char remark

    Show marketing remark (1566 chars)

    Build Your Dream Home in Tuscany Reserve – Prime Vacant Lot on Coriander Ct! (Seller Owns two lots together 1828/1824, you would need all four lots to be able to build a property) Welcome to Tuscany Reserve, one of Poinciana’s most sought-after gated communities, where charm, privacy, and lifestyle come together. This beautiful vacant lot on Coriander Court offers a rare opportunity to build your custom dream home in a well-established neighborhood known for its Mediterranean-inspired architecture and lush landscaping. Nestled on a quiet cul-de-sac, this lot provides peace and seclusion while still offering easy access to community amenities, shopping, schools, and major roadways. Enjoy living in a community that blends elegance and comfort—perfect for families, if you are retired, or an investor. Property Highlights: Located in the exclusive Tuscany Reserve Subdivision in Poinciana, yes there is an HOA Gated community with controlled access and elegant surroundings Spacious lot, ideal for a custom-built single-family home Surrounded by well-maintained homes and manicured streetscapes Close to schools, parks, shopping, restaurants, and medical facilities Minutes from Poinciana Parkway for convenient access to Orlando attractions Whether you're planning to build now or invest for the future, this property offers unmatched potential in a location that continues to grow in value and popularity. Don't miss this exceptional opportunity to own a piece of paradise in Tuscany Reserve! Contact us today for more information.

18. 2025-11-10
    status Pending 1566-char remark

    Show marketing remark (1566 chars)

    Build Your Dream Home in Tuscany Reserve – Prime Vacant Lot on Coriander Ct! (Seller Owns two lots together 1828/1824, you would need all four lots to be able to build a property) Welcome to Tuscany Reserve, one of Poinciana’s most sought-after gated communities, where charm, privacy, and lifestyle come together. This beautiful vacant lot on Coriander Court offers a rare opportunity to build your custom dream home in a well-established neighborhood known for its Mediterranean-inspired architecture and lush landscaping. Nestled on a quiet cul-de-sac, this lot provides peace and seclusion while still offering easy access to community amenities, shopping, schools, and major roadways. Enjoy living in a community that blends elegance and comfort—perfect for families, if you are retired, or an investor. Property Highlights: Located in the exclusive Tuscany Reserve Subdivision in Poinciana, yes there is an HOA Gated community with controlled access and elegant surroundings Spacious lot, ideal for a custom-built single-family home Surrounded by well-maintained homes and manicured streetscapes Close to schools, parks, shopping, restaurants, and medical facilities Minutes from Poinciana Parkway for convenient access to Orlando attractions Whether you're planning to build now or invest for the future, this property offers unmatched potential in a location that continues to grow in value and popularity. Don't miss this exceptional opportunity to own a piece of paradise in Tuscany Reserve! Contact us today for more information.

19. 2025-05-26
    listed $29,000 Active 1566-char remark

    Show marketing remark (1566 chars)

    Build Your Dream Home in Tuscany Reserve – Prime Vacant Lot on Coriander Ct! (Seller Owns two lots together 1828/1824, you would need all four lots to be able to build a property) Welcome to Tuscany Reserve, one of Poinciana’s most sought-after gated communities, where charm, privacy, and lifestyle come together. This beautiful vacant lot on Coriander Court offers a rare opportunity to build your custom dream home in a well-established neighborhood known for its Mediterranean-inspired architecture and lush landscaping. Nestled on a quiet cul-de-sac, this lot provides peace and seclusion while still offering easy access to community amenities, shopping, schools, and major roadways. Enjoy living in a community that blends elegance and comfort—perfect for families, if you are retired, or an investor. Property Highlights: Located in the exclusive Tuscany Reserve Subdivision in Poinciana, yes there is an HOA Gated community with controlled access and elegant surroundings Spacious lot, ideal for a custom-built single-family home Surrounded by well-maintained homes and manicured streetscapes Close to schools, parks, shopping, restaurants, and medical facilities Minutes from Poinciana Parkway for convenient access to Orlando attractions Whether you're planning to build now or invest for the future, this property offers unmatched potential in a location that continues to grow in value and popularity. Don't miss this exceptional opportunity to own a piece of paradise in Tuscany Reserve! Contact us today for more information.

20. 2022-09-15
    status Pending
21. 2022-09-14
    historical
22. 2022-09-07
    listed $35,000 Active
23. 2013-09-26
    soldstatus $37,500
24. 2005-02-14
    soldstatus $1,600,000
25. 1997-12-24
    soldstatus $30,000

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 8 d/yr ≥108°F today · 26 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: $20,476
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − HOA: −$2,676
• − Depreciation: −$6,255
• Taxable loss: −$8,074
• Est. tax savings @ 24.0%: +$1,938
• After-tax cash flow: $-2,392/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: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 of 73 in FL

Livability — Poinciana

• Score: 57/100
• State rank: #859
• US rank: #21760

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poinciana, FL
• County: Polk County · 740,051 people
• City population: 91,336
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 44,568
• Household income: $69,373
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 1186.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 55% White 21% Two or more races 20% Black 19%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 49% English-only · Spanish 48% French/Haitian/Cajun 2%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.48%
• Current HPI: 276.6861
• Rent YoY: ▲ 1.14%
• Metro: Lakeland-Winter Haven, 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

+616.7% since first listed

11 events — show timeline

• 2026-04-30 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Sold (Public Records) $15,000 Public Records
• 2026-04-21 Sold (MLS) $17,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-26 Listed $29,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-09-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-07 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2013-09-26 Sold (Public Records) $37,500 Public Records
• 2005-02-14 Sold (Public Records) $1,600,000 Public Records
• 1997-12-24 Sold (Public Records) $30,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $212 · +4.1% YoY. Source: county tax records.