1597 Vintage St · Campbell, FL 34746

$274,900

3 bd · 2.0 ba · 1,461 sqft · SingleFamily public records · 161 Days on market

Built 1979 0.56 ac lot Est $348k · 21% under

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Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer-upper opportunity in Kissimmee! Spacious single-family home on an oversized 1/2 + acre lot with NO HOA. Property requires full renovation and is being sold AS-IS. Ideal for investors, contractors, or buyers looking to customize and add value. Large lot offers plenty of room for expansion and outdoor possibilities. Convenient location near shopping, schools, and major roadways. Bring your vision and unlock this property's potential! Highlights: * Large lot with room for expansion, storage, or outdoor improvements * No HOA restrictions * Ample parking and mature surroundings * Ideal for renovation, flip, or long-term investment * Convenient Kissimmee location near

Key facts

• Mature surroundings
• Ample parking
• Large lot

Tags

• LARGE LOT
• NO HOA
• AMPLE PARKING
• MATURE SURROUNDINGS
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Property is homesteaded; Zoned ORM1; Total acreage approximately 0.56 acres (100 x 300 lot dimensions)
• HOA & community: No HOA association noted; Cats and dogs allowed (pets OK)

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Utilities: Electricity connected; Septic tank (sewer); Sewer available; No public water source listed
• Home design: Single family residence; Residential property; One story; Faces west; Fixer condition
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built using public record building area
• Exterior features: Front porch; Corner lot; Dirt road access; Workshop on property

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Fireplace in family room; Total of 6 rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry with laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (16.7% below list).
• Recommended offer: $229k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.2% in Campbell — 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 58/100 on livability (#848 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• 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: Sunrise Elementary School (math 38% / reading 41%, grade F, #1,513 of 2,144 statewide, top 73%, 1,068 students, 51% FRL); Horizon Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,295 students, 75% FRL); Poinciana High School (math 24% / reading 31%, grade F, #470 of 667 statewide, top 71%, 2,455 students, 48% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 1296 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 39% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $8k 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 161 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,042 (16.7% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 0.83% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $347,718
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1794 Lindens St	0.61mi	3/2.5	1,463 (+0%)	2mo	$324,990	$222	68
4273 Babbling Brook Way #4273	0.69mi	3/2.0	1,444 (-1%)	3mo	$315,000	$218	63
4250 Lake Ave	0.38mi	3/2.0	1,362 (-7%)	10mo	$180,000	$132	63
4434 Old Tampa Hwy	0.12mi	3/2.0	1,248 (-15%)	18mo	$130,000	$104	55
4140 Bergamont Ct	0.56mi	3/2.0	1,314 (-10%)	4mo	$300,000	$228	54
4195 E Vista Ct	0.54mi	3/2.0	1,431 (-2%)	21mo	$400,000	$280	54
1815 Orange Vista Blvd	0.61mi	3/2.0	1,578 (+8%)	18mo	$375,000	$238	43
1840 Orange View Ct	0.67mi	3/2.0	1,289 (-12%)	10mo	$333,000	$258	41
4202 Oberry Rd	0.56mi	4/2.5 (+1)	1,344 (-8%)	22mo	$415,000	$309	36
4145 E Vista Ct	0.58mi	4/2.0 (+1)	1,289 (-12%)	20mo	$359,000	$279	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.44×
• Total profit: $-43,106
• Equity at exit: $40,988

10-year hold

• IRR: -13.6%
• Equity multiple: 0.31×
• Total profit: $-53,259
• Equity at exit: $23,768

Cash invested: $76,972 (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 34746

• Home prices YoY: -33.4%
• Rents YoY: -1.2%
• Active inventory: 1296
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,290 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $130

Break-even live

Break-even rent $2,126

Max offer price $274,900

Occupancy floor 89%

Sensitivity live

Price	-10% $285	-5% $207	+0% $130	+5% $52	+10% $-26
Rent	-10% $-51	-5% $39	+0% $130	+5% $220	+10% $311
Rate	-1.0pp $268	-0.5pp $199	base $130	+0.5pp $58	+1.0pp $-14

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1814 Lindens St Kissimmee, FL	3.0	2.5	1463	$2,200	$1.50	25d	1	0.52mi
4391 Hazel St Kissimmee, FL	3.0	2.5	1614	$2,200	$1.36	23d	1	0.62mi
4383 Hazel St Kissimmee, FL	3.0	2.5	1616	$2,200	$1.36	25d	1	0.62mi
4273 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	21d	1	0.70mi
4273 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	5d	1	0.70mi
4327 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	4d	1	0.76mi
1918 Birnham Wood Bnd Kissimmee, FL	3.0	2.0	1551	$2,099	$1.35	25d	1	0.86mi
1918 Ancestry Trl Kissimmee, FL	3.0	2.0	1432	$2,200	$1.54	25d	1	0.93mi
4213 Green Gables Pl Kissimmee, FL	3.0	2.0	1555	$2,300	$1.48	25d	1	1.01mi
4659 Cumbrian Lakes Dr Kissimmee, FL	4.0	3.5	1830	$2,495	$1.36	19d	1	1.03mi
4742 Cumbrian Lakes Dr Kissimmee, FL	4.0	3.0	1874	$2,600	$1.39	19d	1	1.04mi
3495 Forest Dr Kissimmee, FL	3.0	2.0	1042	$1,750	$1.68	6d	1	1.08mi
4795 Cumbrian Lakes Dr Kissimmee, FL	4.0	3.0	1720	$2,600	$1.51	25d	1	1.14mi
1137 Liberty Hall Dr Kissimmee, FL	3.0	2.0	1536	$2,350	$1.53	5d	1	1.15mi
1237 South Beach Cir Kissimmee, FL	3.0	2.5	1468	$1,695	$1.15	12d	1	1.26mi
4213 Patterson Cv Kissimmee, FL	3.0	2.0	1700	$2,490	$1.46	0d	1	1.27mi
4213 Patterson Cv Kissimmee, FL	3.0	2.0	1700	$2,490	$1.46	25d	1	1.27mi
1179 South Beach Cir Kissimmee, FL	3.0	2.5	1468	$1,695	$1.15	16d	1	1.29mi
4715 Hemingway House St Kissimmee, FL	3.0	2.5	1468	$2,000	$1.36	19d	1	1.30mi
1172 S Beach Cir Unit 1172 Kissimmee, FL	4.0	3.5	1642	$2,195	$1.34	6d	1	1.30mi
1160 South Beach Cir Kissimmee, FL	3.0	2.5	1468	$2,200	$1.50	0d	1	1.32mi
1302 South Beach Cir Kissimmee, FL	4.0	3.5	1642	$2,200	$1.34	4d	1	1.33mi
1152 South Beach Cir Kissimmee, FL	4.0	4.0	1642	$1,900	$1.16	25d	1	1.33mi
3190 Shingle Creek Ct Kissimmee, FL	2.0	2.0	976	$1,600	$1.64	0d	1	1.37mi
4269 Nightcaps Way Kissimmee, FL	3.0	2.0	1555	$2,500	$1.61	25d	1	1.37mi
4702 Coral Castle Dr Kissimmee, FL	3.0	2.5	1762	$1,950	$1.11	13d	1	1.39mi
4215 Nightcaps Way Kissimmee, FL	4.0	2.0	1853	$2,450	$1.32	0d	1	1.40mi
626 Eagle Pointe South Kissimmee, FL	4.0	2.5	1822	$2,700	$1.48	25d	1	1.42mi
4616 Falcon Ave Kissimmee, FL	3.0	2.0	1536	$2,320	$1.51	9d	1	1.42mi
4769 Coral Castle Dr Kissimmee, FL	3.0	2.5	1762	$2,000	$1.14	12d	1	1.45mi
4763 Coral Castle Dr Kissimmee, FL	3.0	2.5	1762	$2,350	$1.33	25d	1	1.46mi
2293 Pocky Way Kissimmee, FL	4.0	2.0	1854	$2,490	$1.34	25d	1	1.46mi
4301 Twisted Twig Bnd Kissimmee, FL	3.0	2.0	1267	$2,300	$1.82	25d	1	1.47mi
700 Eagle Pointe South Kissimmee, FL	3.0	2.0	1670	$1,700	$1.02	25d	1	1.48mi
1089 Greenskeep Dr Kissimmee, FL	2.0	1.0	1428	$1,600	$1.12	25d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $274,900 Active 161 DOM
2. 2026-06-18
   days on market $274,900 Active 158 DOM
3. 2026-06-17
   days on market $274,900 Active 157 DOM
4. 2026-06-16
   days on market $274,900 Active 156 DOM
5. 2026-06-15
   days on market $274,900 Active 155 DOM
6. 2026-06-13
   days on market $274,900 Active 153 DOM
7. 2026-06-13
   days on market $274,900 Active 152 DOM
8. 2026-06-09
   days on market $274,900 Active 149 DOM
9. 2026-06-08
   days on market $274,900 Active 148 DOM
10. 2026-06-07
    days on market $274,900 Active 147 DOM
11. 2026-06-04
    days on market $274,900 Active 144 DOM
12. 2026-06-03
    days on market $274,900 Active 143 DOM
13. 2026-06-02
    days on market $274,900 Active 142 DOM
14. 2026-06-02
    days on market $274,900 Active 141 DOM
15. 2026-05-31
    days on market $274,900 Active 140 DOM
16. 2026-01-11
    listed $274,900 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: $1,485 · $124/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$797/yr (+$66/mo · 53.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $27,485
• − Mortgage interest: −$15,399
• − Property taxes: −$1,485
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − Depreciation: −$7,997
• Taxable loss: −$3,167
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $2,315/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 — Campbell

• Score: 58/100
• State rank: #848
• US rank: #21421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbell, FL
• County: Osceola County · 410,217 people
• City population: 60,595
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 60,595
• Household income: $70,998
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 1690.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% White 29% Two or more races 18% Black 14% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 26% Dominican 4%
• Common ancestry: Hispanic 4% Estonian 2% Lithuanian 1%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 44% English-only · Spanish 41% French/Haitian/Cajun 4% Other Indo-European 4%

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: ▼ -119.87%
• Current HPI: 239.1841
• Rent YoY: ▼ -1.23%
• 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

1 event — show timeline

• 2026-01-11 Listed $274,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $1,485 · +8.4% YoY. Source: county tax records.