1340 Sawdust Trl · Kissimmee, FL 34744

$239,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 116 Days on market

Built 1996 10,019 sqft lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. RARE OPPORTUNITY — NO HOA, NO DEED RESTRICTIONS, YOU OWN THE LAND. Beautifully cared for, sold fully furnished, and move-in ready, this charming and clean 2-bedroom, 2-bath home sits on a large, corner, double-sized lot in a quiet, little-known neighborhood. Ideal for full-time living, Florida snowbirds, or an Airbnb investment, the property offers privacy, flexibility, and exceptional convenience to Central Florida attractions. The home features a split-bedroom floor plan, spacious 924 sq. ft. of bright, well-designed living space, and abundant natural light through charming French windows overlooking thoughtfully landscaped grounds. Recently r

Key facts

• No hoa
• You own the land
• No deed restrictions

Tags

• NO HOA
• NO DEED RESTRICTIONS
• YOU OWN THE LAND
• CORNER DOUBLE-SIZED LOT
• SPLIT-BEDROOM FLOOR PLAN
• RECENTLY REFINISHED KITCHEN

Property features AI

Finance

• Other: Furnished; Living area about 924 square feet
• Financial info: Homestead exempt; Lease restrictions: None
• HOA & community: No HOA/association

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Well water; Septic sewer; Electricity connected
• Home design: Manufactured single-wide home; Residential property; One story; Faces east; Entry level: One
• Construction: Vinyl siding; Shingle roof; Pillar/Post/Pier foundation; Built on a lot approximately 0.23 acres (100 x 100)
• Exterior features: Exterior lighting; Asphalt road access

Interior

• Kitchen: Convection oven
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Other interior features; Convection oven; Dryer
• Laundry & utility: Laundry: Other; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.5% in Kissimmee — 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 77/100 on livability (#181 in FL, #2,841 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime D-, employment D-.
• 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 soft (-2.5%/yr); 554 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 40% of the median local income ($75k/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 $7k 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 116 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $26k; list at $240k implies a 805% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.70×
• Total profit: $-20,393
• Equity at exit: $35,770

10-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-12,776
• Equity at exit: $20,742

Cash invested: $67,172 (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 34744

• Rents YoY: -2.5%
• Active inventory: 554
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$198 /mo · $2,377/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $405

Break-even live

Break-even rent $1,970

Max offer price $239,900

Occupancy floor 79%

Sensitivity live

Price	-10% $541	-5% $473	+0% $405	+5% $337	+10% $269
Rent	-10% $209	-5% $307	+0% $405	+5% $503	+10% $601
Rate	-1.0pp $526	-0.5pp $466	base $405	+0.5pp $343	+1.0pp $279

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3175 Corporate Center Pkwy Kissimmee, FL	3.0	1.0–2.0	1023	$2,936	$2.87	2d	106	0.83mi
808 Balsamwood Ln Kissimmee, FL	3.0	2.0	1120	$2,300	$2.05	4d	1	0.99mi
201 Royal Tupper Ter Kissimmee, FL	1.0–3.0	1.0–2.0	1064	$3,238	$3.04	3d	68	1.09mi
555 Cadillac Blvd Kissimmee, FL	3.0	2.0	1077	$2,100	$1.95	5d	1	1.19mi
720 W Tropicana Ct Kissimmee, FL	3.0	1.0	1020	$1,795	$1.76	8d	1	1.30mi
801 Coastal Bay Ln Kissimmee, FL	1.0–4.0	1.0–3.0	1134	$1,899	$1.67	2d	32	1.45mi
109 Alderwood Dr Kissimmee, FL	2.0	2.0	1036	$1,685	$1.63	24d	1	1.46mi

Listing history 6 events

1. 2026-05-13
   status Pending
2. 2026-01-17
   listed $239,900 Active
3. 2025-12-08
   historical
4. 2025-11-01
   price $239,900
5. 2025-09-08
   listed $249,999 Active
6. 1987-12-01
   soldstatus $26,500

ⓘ 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: $2,377 · $198/mo
• Projected year-2 tax: $2,377 · $198/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 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: $29,785
• − Mortgage interest: −$13,438
• − Property taxes: −$2,377
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$6,979
• Taxable income: $1,026
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $4,611/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 — Kissimmee

• Score: 77/100
• State rank: #181
• US rank: #2841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Osceola County · 410,217 people
• City population: 196,187
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 66,582
• Household income: $74,537
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 2462.0

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 23% White 21% Black 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 32% Cuban 4% Dominican 8%
• Common ancestry: Romanian 2% Lithuanian 1% Hispanic 1%
• Foreign-born: 27% · Canada, Jamaica, Dominican Republic
• Languages at home: 40% English-only · Spanish 53% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -231.17%
• Current HPI: 277.404
• Rent YoY: ▼ -2.54%
• 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

+805.3% since first listed

6 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-01 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Listed $249,999 Stellar MLS as Distributed by MLS Grid
• 1987-12-01 Sold (Public Records) $26,500 Public Records

Property tax history

+14.5%/yr

Latest (2025): $2,377 · +230.3% YoY. Source: county tax records.