4561 Edgel Pass · Saint Cloud, FL 34772

$426,240

5 bd · 3.0 ba · 2,546 sqft · SingleFamily · 80 Days on market

Built 2026 Excellent condition 3,484 sqft lot 2-car garage $150/mo HOA · 5% of rent ↓ 9% since listing

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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
• Schools +5.2/10.0
• Condition / age +5.0/5.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Cash flow +2.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Designed for modern lifestyles, this new two-story home features a comfortable main-level owner's suite, providing a private retreat with a full bathroom and a walk-in closet. Another bedroom with an en-suite bathroom can be found just off the foyer, near an open-concept floorplan that creates a welcoming space for everyday living between the kitchen, dining room and family room. A versatile game room anchors the top level, easily accessible from three nearby bedrooms.

Key facts

• Full bathroom
• Walk-in closet
• Covered patio

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• GAME ROOM

🏗️ New construction. The $426,240 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $632,852.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $426k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (32.3% below list).
• Recommended offer: $288k (32.3% below list) — sets the bar for 1% rule.
• Cap rate 2.0% vs local median 3.6% in Saint Cloud — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — 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: Canoe Creek K-8 (math 61% / reading 61%, grade B, #653 of 2,144 statewide, top 31%, 1,182 students, 51% FRL); St. Cloud Middle School (math 52% / reading 50%, grade C, #237 of 571 statewide, top 43%, 1,229 students, 60% FRL); Harmony High School (math 40% / reading 46%, grade F, #255 of 667 statewide, top 39%, 2,822 students, 42% FRL).
• Market conditions: Rents rising (+2.3%/yr); 1112 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 35% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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

• It's been on market 80 days — a 6% lower offer ($401k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $37k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $288,352 (32.3% 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 80 days. Have you received any prior offers? Is the seller open to a 32% 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. 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: 0.46% ✗
• Cap rate: 2.04%
• Cash-on-cash: -15.21%
• DSCR: 0.32
• GRM: 18.3

CMA / ARV

• ARV (median comp): $632,852
• List price: $426,240
• Delta: -32.65%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4272 LA Salle Ave	0.84mi	4/2.5 (-1)	2,582 (+1%)	5mo	$739,999	$287	52
4091 Lippman Rd	0.56mi	4/3.0 (-1)	2,218 (-13%)	10mo	$635,000	$286	39
4266 LA Salle Ave	0.87mi	4/3.5 (-1)	2,795 (+10%)	11mo	$775,000	$277	32
4125 Packard Ave	1.06mi	4/3.0 (-1)	2,242 (-12%)	12mo	$755,000	$337	30
3845 Crosley Ave	0.92mi	4/2.5 (-1)	2,302 (-10%)	16mo	$509,900	$222	29
4056 Kaiser Ave	0.53mi	4/2.0 (-1)	2,176 (-14%)	23mo	$500,000	$230	23

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -46.3%
• Equity multiple: -0.40×
• Total profit: $-247,449
• Equity at exit: $94,360

10-year hold

• IRR: -91.2%
• Equity multiple: -1.30×
• Total profit: $-407,242
• Equity at exit: $54,717

Cash invested: $177,199 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 5 under contract
• Months of supply: 204.0 mo (0%/mo absorbed)
• Median asking: $465,490 ($188/sqft)
• Median days on market: 54 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +32.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34772

• Home prices YoY: -32.5%
• Rents YoY: 2.3%
• Active inventory: 1112
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,884 medium
• Mortgage (P&I): −$3,319
• Tax est. 1.5%: −$791 /mo · $9,493/yr
• Insurance: −$264
• HOA: −$150
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $-2,246

Break-even live

Break-even rent $5,726

Max offer price $307,922

Occupancy floor —

Sensitivity live

Price	-10% $-1,808	-5% $-2,027	+0% $-2,246	+5% $-2,464	+10% $-2,683
Rent	-10% $-2,473	-5% $-2,359	+0% $-2,246	+5% $-2,132	+10% $-2,018
Rate	-1.0pp $-1,927	-0.5pp $-2,085	base $-2,246	+0.5pp $-2,410	+1.0pp $-2,576

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: $158,213
• Closing costs: $18,986
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: CDD applies
• Financial info: Other annual assessment listed
• HOA & community: HOA required with monthly fee of $150 (includes grounds maintenance)Association amenities: Clubhouse, pool, playgroundCommunity features include dog park, park, tennis courts, street lightsAssociation approval requiredPets allowed

Exterior

• Parking: Attached 2-car garage (18x20) with garage door openerDriveway
• Security: Owned security systemSmoke detectors
• Utilities: Public waterPublic sewerCable available and connectedElectricity available and connectedFiber opticsUnderground utilitiesIrrigation equipment (reclaimed water irrigation in community)
• Home design: Single-family residenceNew construction (under construction)Two levelsWest-facingAttached property/garageProjected completion October 31, 2026
• Construction: Frame constructionShingle roofSlab foundationBuilder: Lennar Homes (Napali model)
• Exterior features: Covered patio and porchPorchPatioSliding doorsTrees and landscaped yardCity limits, sidewalk, paved and private lot accessAsphalt road frontage

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator
• Bedrooms: 5 bedrooms
• Flooring: Ceramic tileConcrete
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: In-wall pest systemKitchen open to family roomSolid surface countersSolid wood cabinetsThermostatWalk-in closetsThermal windowsSliding doors
• Laundry & utility: Inside laundryWasherDryerFamily roomInside utility

Listing history 50 events

1. 2026-08-08
   days on market $426,240 Active 80 DOM
2. 2026-08-06
   days on market $426,240 Active 78 DOM
3. 2026-08-05
   days on market $426,240 Active 77 DOM
4. 2026-08-04
   days on market $426,240 Active 76 DOM
5. 2026-08-03
   days on market $426,240 Active 75 DOM
6. 2026-08-01
   price $426,240 Active 72 DOM
7. 2026-07-31
   days on market $425,990 Active 72 DOM
8. 2026-07-30
   days on market $425,990 Active 71 DOM
9. 2026-07-30
   days on market $425,990 Active 70 DOM
10. 2026-07-28
    days on market $425,990 Active 69 DOM
11. 2026-07-26
    days on market $425,990 Active 67 DOM
12. 2026-07-24
    days on market $425,990 Active 65 DOM
13. 2026-07-23
    days on market $425,990 Active 64 DOM
14. 2026-07-22
    days on market $425,990 Active 63 DOM
15. 2026-07-21
    days on market $425,990 Active 62 DOM
16. 2026-07-20
    days on market $425,990 Active 61 DOM
17. 2026-07-18
    days on market $425,990 Active 59 DOM
18. 2026-07-18
    days on market $425,990 Active 58 DOM
19. 2026-07-16
    days on market $425,990 Active 57 DOM
20. 2026-07-15
    days on market $425,990 Active 56 DOM
21. 2026-07-14
    days on market $425,990 Active 55 DOM
22. 2026-07-13
    days on market $425,990 Active 54 DOM
23. 2026-07-13
    days on market $425,990 Active 53 DOM
24. 2026-07-11
    days on market $425,990 Active 52 DOM
25. 2026-07-10
    days on market $425,990 Active 51 DOM
26. 2026-07-09
    days on market $425,990 Active 50 DOM
27. 2026-07-07
    days on market $425,990 Active 48 DOM
28. 2026-07-06
    days on market $425,990 Active 47 DOM
29. 2026-07-05
    days on market $425,990 Active 46 DOM
30. 2026-07-04
    days on market $425,990 Active 44 DOM
31. 2026-07-02
    days on market $425,990 Active 43 DOM
32. 2026-07-01
    days on market $425,990 Active 42 DOM
33. 2026-07-01
    price $425,990 Active 41 DOM
34. 2026-06-30
    days on market $422,990 Active 41 DOM
35. 2026-06-29
    days on market $422,990 Active 40 DOM
36. 2026-06-28
    days on market $422,990 Active 39 DOM
37. 2026-06-27
    days on market $422,990 Active 38 DOM
38. 2026-06-26
    days on market $422,990 Active 37 DOM
39. 2026-06-24
    days on market $422,990 Active 35 DOM
40. 2026-06-22
    days on market $422,990 Active 33 DOM
41. 2026-06-21
    pricedays on market $422,990 Active 32 DOM
42. 2026-06-18
    days on market $462,999 Active 29 DOM

    Show marketing remark (473 chars)

    Designed for modern lifestyles, this new two-story home features a comfortable main-level owner's suite, providing a private retreat with a full bathroom and a walk-in closet. Another bedroom with an en-suite bathroom can be found just off the foyer, near an open-concept floorplan that creates a welcoming space for everyday living between the kitchen, dining room and family room. A versatile game room anchors the top level, easily accessible from three nearby bedrooms.

43. 2026-06-17
    days on market $462,999 Active 28 DOM
44. 2026-06-16
    days on market $462,999 Active 27 DOM

    Show marketing remark (473 chars)

    Designed for modern lifestyles, this new two-story home features a comfortable main-level owner's suite, providing a private retreat with a full bathroom and a walk-in closet. Another bedroom with an en-suite bathroom can be found just off the foyer, near an open-concept floorplan that creates a welcoming space for everyday living between the kitchen, dining room and family room. A versatile game room anchors the top level, easily accessible from three nearby bedrooms.

45. 2026-06-15
    price $462,999 Active 26 DOM
46. 2026-06-15
    days on market $457,999 Active 26 DOM
47. 2026-06-13
    days on market $457,999 Active 24 DOM
48. 2026-06-13
    days on market $457,999 Active 23 DOM
49. 2026-06-09
    days on market $457,999 Active 20 DOM
50. 2026-06-08
    days on market $457,999 Active 19 DOM

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

Taxation est. · year 1

• Rental income: $34,602
• − Mortgage interest: −$35,450
• − Property taxes: −$9,493
• − Insurance: −$3,164
• − Repairs & maintenance: −$2,768
• − Management: −$2,768
• − HOA: −$1,800
• − Depreciation: −$18,410
• Taxable loss: −$39,251
• Est. tax savings @ 24.0%: +$9,420
• After-tax cash flow: $-17,526/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This new two-story Napali home is under construction and ready for modern lifestyles. It features a convenient bedroom with an en-suite bathroom, an inviting open-concept floorplan, and a luxurious owner’s suite on the first floor. The home is part of the highly anticipated Waterlin community.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Canoe Creek K-8 B FL #653/2,144 Nat'l #6,943/41,679 Middle St. Cloud Middle School C FL #237/571 Nat'l #3,276/14,009 High Harmony High School F FL #255/667 Nat'l #7,439/17,239

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 · 447,624 people
• City population: 106,667
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 35,390
• Household income: $97,868
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 44% Hispanic / Latino 44% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 20% Cuban 2% Dominican 6%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 36% German/W. Germanic 1% Other Indo-European 1%

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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: ▼ -132.55%
• Current HPI: 274.6517
• Rent YoY: ▲ 2.30%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: CDD applies
• Financial info: Other annual assessment listed
• HOA & community: HOA required with monthly fee of $150 (includes grounds maintenance)Association amenities: Clubhouse, pool, playgroundCommunity features include dog park, park, tennis courts, street lightsAssociation approval requiredPets allowed

Exterior

• Parking: Attached 2-car garage (18x20) with garage door openerDriveway
• Security: Owned security systemSmoke detectors
• Utilities: Public waterPublic sewerCable available and connectedElectricity available and connectedFiber opticsUnderground utilitiesIrrigation equipment (reclaimed water irrigation in community)
• Home design: Single-family residenceNew construction (under construction)Two levelsWest-facingAttached property/garageProjected completion October 31, 2026
• Construction: Frame constructionShingle roofSlab foundationBuilder: Lennar Homes (Napali model)
• Exterior features: Covered patio and porchPorchPatioSliding doorsTrees and landscaped yardCity limits, sidewalk, paved and private lot accessAsphalt road frontage

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator
• Bedrooms: 5 bedrooms
• Flooring: Ceramic tileConcrete
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: In-wall pest systemKitchen open to family roomSolid surface countersSolid wood cabinetsThermostatWalk-in closetsThermal windowsSliding doors
• Laundry & utility: Inside laundryWasherDryerFamily roomInside utility

Price history

-8.6% since first listed

9 events — show timeline

• 2026-06-19 Price Changed $422,990 Zillow
• 2026-06-19 Price Changed $422,990 Stellar MLS as Distributed by MLS Grid
• 2026-06-18 Price Changed $427,990 Zillow
• 2026-06-16 Price Changed $462,999 Zillow
• 2026-06-15 Price Changed $462,999 Stellar MLS as Distributed by MLS Grid
• 2026-06-02 Price Changed $457,999 Zillow
• 2026-06-01 Price Changed $457,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Listed $462,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-17 Listed $462,999 Zillow