3726 Sepia St · Poinciana, FL 34758

$20,000

3 bd · 2.0 ba · 1,407 sqft · Other public records · 155 Days on market

Built 2024 1,799 sqft lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

I am transferring ownership ofor donatingmy house for $20,000. If you are interested, you can call me. I accept payment in up to two installments. Traspaso o dono mi casa por $20.000. Si estas interesado me puedes llamar. Acepto el pago hasta en 2 partes. Brand New! Just 19 Miles to Magic Kingdom! Experience comfort, convenience, and recreation in this modern 3-bedroom, 2.5-bath corner lot home with no rear neighbors. Nestled among serene lakes and forest walking trails, this property perfectly blends nature and lifestyle. Home Highlights: Modern kitchen with sleek finishes Private backyard perfect for BBQs and relaxation No rear neighbors Prime Location: Located within 5 miles of:

Key facts

• Fitness center
• No rear neighbors
• Private backyard

Tags

• MODERN KITCHEN
• PRIVATE BACKYARD
• NO REAR NEIGHBORS
• RESORT-STYLE POOL
• FITNESS CENTER

Property features AI

Exterior

• Home design: Townhouse
• Construction: Living area approximately 1,407
• Exterior features: Lot approximately 1,799 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 93.5% vs local median 4.3% in Poinciana — 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 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+, schools F, amenities 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.
• Market conditions: Rents flat; 604 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 36% of the median local income ($66k/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 $138 of loan paydown is wiped out by about $600 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.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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?
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: 10.08% ✓
• Cap rate: 93.54%
• Cash-on-cash: 311.59%
• DSCR: 14.86
• GRM: 0.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.82% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 16.19×
• Total profit: $85,075
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 32.51×
• Total profit: $176,463
• Equity at exit: $1,729

Cash invested: $5,600 (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 34758

• Home prices YoY: -14.3%
• Rents YoY: 0.8%
• Active inventory: 604
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,454

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 23%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3714 Sepia St Kissimmee, FL	3.0	2.5	1373	$1,750	$1.27	14d	1	0.02mi
3734 Sepia St Kissimmee, FL	3.0	2.5	1854	$2,100	$1.13	23d	1	0.04mi
3718 Sepia St Poinciana, FL	3.0	3.0	1373	$1,950	$1.42	23d	1	0.07mi
3381 Composition St Kissimmee, FL	2.0	2.5	1275	$1,800	$1.41	23d	1	0.08mi
3069 Chromatic St Kissimmee, FL	3.0	2.5	1873	$2,300	$1.23	21d	1	0.09mi
3778 Sepia St Kissimmee, FL	3.0	2.5	1407	$1,750	$1.24	23d	1	0.09mi
3371 Composition St Kissimmee, FL	2.0	2.5	1180	$1,700	$1.44	23d	1	0.09mi
3061 Chromatic St Kissimmee, FL	3.0	2.5	1817	$1,900	$1.05	3d	1	0.09mi
3575 Mayfair St Kissimmee, FL	3.0	2.5	1750	$1,890	$1.08	23d	1	0.09mi
3576 Mayfair St Kissimmee, FL	3.0	2.5	1373	$2,100	$1.53	23d	1	0.10mi
3045 Chromatic St Kissimmee, FL	3.0	2.5	1834	$2,150	$1.17	2d	1	0.10mi
3797 Sepia St Kissimmee, FL	3.0	2.5	1373	$1,900	$1.38	23d	1	0.11mi
3076 Chromatic St Kissimmee, FL	3.0	2.5	1689	$1,800	$1.07	3d	1	0.11mi
3072 Chromatic St Kissimmee, FL	3.0	2.5	1873	$1,790	$0.96	3d	1	0.11mi
3801 Sepia St Kissimmee, FL	3.0	2.5	1407	$2,200	$1.56	3d	1	0.11mi
3064 Chromatic St Kissimmee, FL	3.0	2.5	1834	$1,900	$1.04	23d	1	0.11mi
3060 Chromatic St Kissimmee, FL	3.0	2.5	1689	$2,000	$1.18	21d	1	0.11mi
3044 Chromatic St Kissimmee, FL	3.0	2.5	1873	$1,850	$0.99	14d	1	0.12mi
3036 Chromatic St Kissimmee, FL	3.0	2.5	1873	$2,000	$1.07	23d	1	0.12mi
3021 Skyline Loop Kissimmee, FL	2.0	2.5	1205	$1,500	$1.24	11d	1	0.12mi
3009 Skyline Loop Kissimmee, FL	2.0	2.5	1219	$1,650	$1.35	23d	1	0.13mi
3322 Composition St Kissimmee, FL	2.0	2.0	1275	$2,000	$1.57	3d	1	0.13mi
2949 Skyline Loop Kissimmee, FL	2.0	2.5	1219	$1,700	$1.39	23d	1	0.15mi
3133 Skyline Loop Kissimmee, FL	2.0	2.5	1255	$1,950	$1.55	3d	1	0.15mi
3137 Skyline Loop Kissimmee, FL	2.0	2.5	1211	$1,700	$1.40	23d	1	0.16mi
2996 Skyline Loop Kissimmee, FL	2.0	2.5	1219	$1,700	$1.39	23d	1	0.16mi
3064 Skyline Loop Kissimmee, FL	2.0	2.5	1219	$1,750	$1.44	23d	1	0.16mi
2923 Skyline Loop Kissimmee, FL	2.0	2.5	1219	$1,650	$1.35	3d	1	0.16mi
2988 Skyline Loop Kissimmee, FL	2.0	2.0	1219	$1,650	$1.35	23d	1	0.16mi
2562 Skyline Loop Kissimmee, FL	3.0	2.5	1689	$1,800	$1.07	23d	1	0.18mi
2932 Skyline Loop Kissimmee, FL	2.0	2.5	1219	$1,750	$1.44	3d	1	0.18mi
2550 Skyline Loop Poinciana, FL	3.0	3.0	1873	$2,300	$1.23	21d	1	0.18mi
2550 Skyline Loop Poinciana, FL	3.0	2.5	1873	$2,150	$1.15	2d	1	0.18mi
3191 Skyline Loop Kissimmee, FL	2.0	2.5	1255	$1,850	$1.47	23d	1	0.19mi
2898 Skyline Loop Kissimmee, FL	2.0	2.5	1187	$1,750	$1.47	3d	1	0.19mi
2882 Skyline Loop Kissimmee, FL	2.0	2.5	1219	$1,700	$1.39	3d	1	0.20mi
2500 Skyline Loop Kissimmee, FL	3.0	2.5	1689	$1,990	$1.18	23d	1	0.20mi
2878 Skyline Loop Unit 2878 Kissimmee, FL	2.0	3.0	1485	$1,690	$1.14	3d	1	0.20mi
3188 Skyline Loop Kissimmee, FL	2.0	2.5	1360	$1,675	$1.23	3d	1	0.21mi
3192 Skyline Loop Kissimmee, FL	2.0	2.5	1187	$1,600	$1.35	18d	1	0.21mi

Listing history 16 events

1. 2026-06-18
   days on market $20,000 Active 155 DOM
2. 2026-06-17
   days on market $20,000 Active 154 DOM
3. 2026-06-16
   days on market $20,000 Active 153 DOM
4. 2026-06-15
   days on market $20,000 Active 152 DOM
5. 2026-06-13
   days on market $20,000 Active 150 DOM
6. 2026-06-10
   days on market $20,000 Active 147 DOM
7. 2026-06-09
   days on market $20,000 Active 146 DOM
8. 2026-06-08
   days on market $20,000 Active 145 DOM
9. 2026-06-07
   days on market $20,000 Active 144 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    pricedays on market $20,000 Active 141 DOM
12. 2026-06-03
    days on market $330,000 Active 139 DOM
13. 2026-06-01
    days on market $330,000 Active 138 DOM
14. 2026-05-31
    days on market $330,000 Active 137 DOM
15. 2026-01-14
    listed $330,000 Active
16. 2023-12-22
    soldstatus $2,146,900

ⓘ 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: $24,187
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$582
• Taxable income: $18,215
• Est. tax owed @ 24.0%: −$4,372
• After-tax cash flow: $13,078/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: Osceola County · 410,217 people
• City population: 91,336
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 46,768
• Household income: $66,339
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 1302.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% Black 22% Two or more races 16% White 13% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 36% Cuban 3% Dominican 7%
• Common ancestry: Hispanic 8% Romanian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 42% English-only · Spanish 48% French/Haitian/Cajun 7% Arabic 1%

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: ▼ -49.53%
• Current HPI: 295.8928
• Rent YoY: ▲ 0.82%
• 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

-84.6% since first listed

2 events — show timeline

• 2026-01-14 Listed $330,000 ForSaleByOwner.com
• 2023-12-22 Sold (Public Records) $2,146,900 Public Records