567 Windy Willow Way · St. Cloud, FL 34771

$406,900

4 bd · 3.5 ba · 2,335 sqft · Land · 52 Days on market

Built 2026 3,485 sqft lot $9/mo HOA

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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).

• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready, open-layout bungalow for sale in St Cloud, FL, with 4 bedrooms, two flex-use spaces, and a 2-car rear-entry garage! Stepping inside from the front porch, you will find a flex-use den off the foyer. The downstairs living area features a sunny gathering room, kitchen, and dining cafe. Upstairs, a flex-use loft is at the stairway landing. Relax in your luxurious owner's suite with a his and hers walk-in wardrobe, linen closet, and a luxurious en-suite bathroom including dual vanities, a freestanding tub, a decorative tiled shower with glass enclosure, and a private toilet. Three secondary bedrooms share two full upstairs baths, one with Jack-and-Jill entries! This home includes features and finishes hand-selected by our professional designers to provide you with enduring style and convenience: A beautifully designed kitchen with: A counter-height island. Quartz countertops. 42-in. white shaker-style cabinets with decorative knobs/pulls. Stainless steel single-bowl undermount sink with a pull-down faucet . Pantry. Samsung stainless steel appliances: 5-burner smooth-top electric range with wi-fi smart controls. Fingerprint-resistant microwave with ventilation system. ENERGY STAR® quiet-operation dishwasher. ENERGY STAR® large capacity side-by-side refrigerator. . . Low-maintenance luxury vinyl plank flooring throughout the first floor, laundry room, and all bath

Key facts

• 3,485 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Total living area reported as 2,335 sq ft (builder source); Total building area reported as 3,001 sq ft (builder source); Foundation: Slab; Permit number P24-001777; Association contact: Hcmanagement
• HOA & community: HOA managed by Hcmanagement; HOA required; HOA fee $115 annually (about $9.58/month); Pets allowed

Exterior

• Parking: Attached 2-car garage (21 x 23)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; New construction (projected completion April 30, 2026); Two levels; Faces west; Under construction
• Construction: Block construction; Shingle roof; Slab foundation; Builder: Highland Homes (Model: Donatella); Builder license CBC060256
• Exterior features: Paved road access; Lot approximately 0.08 acres (about 324 m²); Part of a PUD community; CDD present

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 3 full baths; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: In-wall pest system; Irrigation equipment
• Laundry & utility: Laundry inside

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath land listed at $407k.

Deal economics

• At list price, monthly cash flow is $-479 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (32.2% below list).
• Recommended offer: $276k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.0% in St. Cloud — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising (+3.0%/yr); 1378 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 34% of the median local income ($97k/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 $3k of loan paydown is wiped out by about $12k 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 52 days — a 3% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

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

Recommended offer $275,825 (32.2% 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 52 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.68% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.15×
• Total profit: $-96,451
• Equity at exit: $60,670

10-year hold

• IRR: -20.7%
• Equity multiple: -0.08×
• Total profit: $-123,273
• Equity at exit: $35,181

Cash invested: $113,932 (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 34771

• Home prices YoY: -30.0%
• Rents YoY: 3.0%
• Active inventory: 1378
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,758 high
• Mortgage (P&I): −$2,134
• Tax from tax record: −$346 /mo · $4,150/yr
• Insurance: −$170
• HOA: −$9
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-479

Break-even live

Break-even rent $3,365

Max offer price $322,252

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: $101,725
• Closing costs: $12,207
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 Windy Willow Way Saint Cloud, FL	3.0	2.5	2100	$2,550	$1.21	24d	1	0.03mi
5788 Freshwater Canyon Dr Saint Cloud, FL	3.0	2.5	1705	$2,250	$1.32	14d	1	0.19mi
358 Cadberry Pl Saint Cloud, FL	3.0	2.5	1594	$2,200	$1.38	15d	1	0.22mi
5752 Anders Way Saint Cloud, FL	3.0	2.5	1700	$2,500	$1.47	24d	1	0.26mi
419 Conway Ave Saint Cloud, FL	4.0	2.0	1910	$2,750	$1.44	8d	1	0.29mi
5778 Waterman Path Saint Cloud, FL	3.0	2.5	1946	$2,295	$1.18	24d	1	0.30mi
5824 Bullock Pl Saint Cloud, FL	3.0	2.0	1663	$2,149	$1.29	4d	1	0.34mi
5846 Herder Rd Saint Cloud, FL	4.0	2.0	1890	$2,650	$1.40	24d	1	0.39mi
5837 Beefmaster Rd Saint Cloud, FL	3.0	2.0	1663	$2,075	$1.25	24d	1	0.42mi
416 Preston Cove Dr Saint Cloud, FL	3.0	2.5	2614	$2,150	$0.82	18d	1	0.55mi
1166 Silo Dr Saint Cloud, FL	3.0	3.0	1856	$2,499	$1.35	16d	1	0.63mi
100 Lavenna Ave Saint Cloud, FL	4.0	2.5	2800	$3,600	$1.29	4d	1	0.68mi
5762 Cattle Ranch Dr Saint Cloud, FL	3.0	2.0	2066	$2,400	$1.16	24d	1	0.74mi
5762 Cattle Ranch Dr Saint Cloud, FL	3.0	2.0	2066	$2,400	$1.16	8d	1	0.74mi
399 Tanis Ave Saint Cloud, FL	4.0	2.0	1846	$2,375	$1.29	24d	1	0.75mi
5777 Haystack Dr Saint Cloud, FL	3.0	2.5	2226	$2,400	$1.08	24d	1	0.76mi
600 Talisi Loop Saint Cloud, FL	3.0	2.0	1676	$2,450	$1.46	4d	1	0.78mi
5741 Haystack Dr Saint Cloud, FL	4.0	2.0	1932	$2,450	$1.27	2d	1	0.78mi
1217 Grassland Ave Saint Cloud, FL	4.0	3.0	2185	$2,900	$1.33	24d	1	0.79mi
5581 Vigo Loop Saint Cloud, FL	5.0	3.0	3050	$3,100	$1.02	8d	1	0.81mi
5580 Vigo Loop Saint Cloud, FL	4.0	2.0	2021	$2,849	$1.41	15d	1	0.81mi
1479 Silver Maple Dr Saint Cloud, FL	3.0	2.5	1654	$2,312	$1.40	2d	6	0.87mi
234 Polermo Ave Saint Cloud, FL	4.0	2.0	1825	$2,490	$1.36	24d	1	0.90mi
18 Polermo Ave Saint Cloud, FL	3.0	2.5	1982	$2,400	$1.21	22d	1	0.91mi
504 Enaya St Saint Cloud, FL	4.0	2.0	1825	$3,100	$1.70	24d	1	0.93mi
94 Polermo Ave Saint Cloud, FL	3.0	2.0	1990	$2,450	$1.23	8d	1	1.00mi
5566 Sabal Dr Saint Cloud, FL	4.0	3.0	2105	$2,700	$1.28	15d	1	1.02mi
5566 Sabal Dr Saint Cloud, FL	4.0	3.0	2126	$2,699	$1.27	8d	1	1.02mi
5358 Douglas Fir Dr Saint Cloud, FL	5.0	3.0	2626	$2,750	$1.05	24d	1	1.21mi
5327 Timberland Ave Saint Cloud, FL	4.0	2.0	1828	$2,550	$1.39	24d	1	1.25mi
1560 Scarbrough Abby Pl Saint Cloud, FL	4.0	2.0	2004	$2,475	$1.24	20d	1	1.37mi
510 Whistling Duck Trl Saint Cloud, FL	4.0	3.0	2368	$2,525	$1.07	3d	1	1.43mi
5268 Sanders Oak Trl Saint Cloud, FL	4.0	3.0	2634	$2,695	$1.02	4d	1	1.46mi
5614 Stockade Blvd Saint Cloud, FL	3.0	2.5	1760	$2,395	$1.36	18d	1	1.47mi
1817 Stillwood Way Saint Cloud, FL	5.0	2.5	2518	$3,089	$1.23	24d	1	1.48mi
5265 Luke Hammock St Saint Cloud, FL	4.0	2.5	2168	$2,660	$1.23	4d	1	1.49mi

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: electricinternet

Listing history 19 events

1. 2026-06-15
   status $406,900 Pending 52 DOM
2. 2026-06-15
   days on market $406,900 Active 52 DOM
3. 2026-06-13
   days on market $406,900 Active 50 DOM
4. 2026-06-13
   days on market $406,900 Active 49 DOM
5. 2026-06-09
   days on market $406,900 Active 46 DOM
6. 2026-06-08
   days on market $406,900 Active 45 DOM
7. 2026-06-07
   days on market $406,900 Active 44 DOM
8. 2026-06-04
   days on market $406,900 Active 41 DOM
9. 2026-06-03
   days on market $406,900 Active 40 DOM
10. 2026-06-02
    days on market $406,900 Active 39 DOM
11. 2026-06-01
    days on market $406,900 Active 38 DOM
12. 2026-05-31
    days on market $406,900 Active 37 DOM
13. 2026-04-28
    price $422,975 1419-char remark

    Show marketing remark (1419 chars)

    Move-in ready, open-layout bungalow for sale in St Cloud, FL, with 4 bedrooms, two flex-use spaces, and a 2-car rear-entry garage! Stepping inside from the front porch, you will find a flex-use den off the foyer. The downstairs living area features a sunny gathering room, kitchen, and dining cafe. Upstairs, a flex-use loft is at the stairway landing. Relax in your luxurious owner's suite with a his and hers walk-in wardrobe, linen closet, and a luxurious en-suite bathroom including dual vanities, a freestanding tub, a decorative tiled shower with glass enclosure, and a private toilet. Three secondary bedrooms share two full upstairs baths, one with Jack-and-Jill entries! This home includes features and finishes hand-selected by our professional designers to provide you with enduring style and convenience: A beautifully designed kitchen with: A counter-height island. Quartz countertops. 42-in. white shaker-style cabinets with decorative knobs/pulls. Stainless steel single-bowl undermount sink with a pull-down faucet . Pantry. Samsung stainless steel appliances: 5-burner smooth-top electric range with wi-fi smart controls. Fingerprint-resistant microwave with ventilation system. ENERGY STAR® quiet-operation dishwasher. ENERGY STAR® large capacity side-by-side refrigerator. . . Low-maintenance luxury vinyl plank flooring throughout the first floor, laundry room, and all bath

14. 2026-04-28
    status Active 1419-char remark

    Show marketing remark (1419 chars)

    Move-in ready, open-layout bungalow for sale in St Cloud, FL, with 4 bedrooms, two flex-use spaces, and a 2-car rear-entry garage! Stepping inside from the front porch, you will find a flex-use den off the foyer. The downstairs living area features a sunny gathering room, kitchen, and dining cafe. Upstairs, a flex-use loft is at the stairway landing. Relax in your luxurious owner's suite with a his and hers walk-in wardrobe, linen closet, and a luxurious en-suite bathroom including dual vanities, a freestanding tub, a decorative tiled shower with glass enclosure, and a private toilet. Three secondary bedrooms share two full upstairs baths, one with Jack-and-Jill entries! This home includes features and finishes hand-selected by our professional designers to provide you with enduring style and convenience: A beautifully designed kitchen with: A counter-height island. Quartz countertops. 42-in. white shaker-style cabinets with decorative knobs/pulls. Stainless steel single-bowl undermount sink with a pull-down faucet . Pantry. Samsung stainless steel appliances: 5-burner smooth-top electric range with wi-fi smart controls. Fingerprint-resistant microwave with ventilation system. ENERGY STAR® quiet-operation dishwasher. ENERGY STAR® large capacity side-by-side refrigerator. . . Low-maintenance luxury vinyl plank flooring throughout the first floor, laundry room, and all bath

15. 2026-04-24
    status Active
16. 2026-03-23
    listed $416,075
17. 2026-03-23
    historical
18. 2026-03-22
    historical 1419-char remark

    Show marketing remark (1419 chars)

    Move-in ready, open-layout bungalow for sale in St Cloud, FL, with 4 bedrooms, two flex-use spaces, and a 2-car rear-entry garage! Stepping inside from the front porch, you will find a flex-use den off the foyer. The downstairs living area features a sunny gathering room, kitchen, and dining cafe. Upstairs, a flex-use loft is at the stairway landing. Relax in your luxurious owner's suite with a his and hers walk-in wardrobe, linen closet, and a luxurious en-suite bathroom including dual vanities, a freestanding tub, a decorative tiled shower with glass enclosure, and a private toilet. Three secondary bedrooms share two full upstairs baths, one with Jack-and-Jill entries! This home includes features and finishes hand-selected by our professional designers to provide you with enduring style and convenience: A beautifully designed kitchen with: A counter-height island. Quartz countertops. 42-in. white shaker-style cabinets with decorative knobs/pulls. Stainless steel single-bowl undermount sink with a pull-down faucet . Pantry. Samsung stainless steel appliances: 5-burner smooth-top electric range with wi-fi smart controls. Fingerprint-resistant microwave with ventilation system. ENERGY STAR® quiet-operation dishwasher. ENERGY STAR® large capacity side-by-side refrigerator. . . Low-maintenance luxury vinyl plank flooring throughout the first floor, laundry room, and all bath

19. 2026-02-25
    listed $421,075 Active 1419-char remark

    Show marketing remark (1419 chars)

    Move-in ready, open-layout bungalow for sale in St Cloud, FL, with 4 bedrooms, two flex-use spaces, and a 2-car rear-entry garage! Stepping inside from the front porch, you will find a flex-use den off the foyer. The downstairs living area features a sunny gathering room, kitchen, and dining cafe. Upstairs, a flex-use loft is at the stairway landing. Relax in your luxurious owner's suite with a his and hers walk-in wardrobe, linen closet, and a luxurious en-suite bathroom including dual vanities, a freestanding tub, a decorative tiled shower with glass enclosure, and a private toilet. Three secondary bedrooms share two full upstairs baths, one with Jack-and-Jill entries! This home includes features and finishes hand-selected by our professional designers to provide you with enduring style and convenience: A beautifully designed kitchen with: A counter-height island. Quartz countertops. 42-in. white shaker-style cabinets with decorative knobs/pulls. Stainless steel single-bowl undermount sink with a pull-down faucet . Pantry. Samsung stainless steel appliances: 5-burner smooth-top electric range with wi-fi smart controls. Fingerprint-resistant microwave with ventilation system. ENERGY STAR® quiet-operation dishwasher. ENERGY STAR® large capacity side-by-side refrigerator. . . Low-maintenance luxury vinyl plank flooring throughout the first floor, laundry room, and all bath

ⓘ 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: $4,150 · $346/mo
• Projected year-2 tax: $4,150 · $346/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 6/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,099
• − Mortgage interest: −$22,793
• − Property taxes: −$4,150
• − Insurance: −$2,034
• − Repairs & maintenance: −$2,648
• − Management: −$2,648
• − HOA: −$108
• − Depreciation: −$11,837
• Taxable loss: −$13,119
• Est. tax savings @ 24.0%: +$3,149
• After-tax cash flow: $-2,601/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 — St. Cloud

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Osceola County · 410,217 people
• City population: 29,247
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 35,257
• Household income: $97,415
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 338.0

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 0.62)
• Race & ethnicity: White 45% Hispanic / Latino 41% Two or more races 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 26% Cuban 2% Dominican 4%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 33% Other Indo-European 3%

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: ▼ -124.44%
• Current HPI: 290.3095
• Rent YoY: ▲ 3.02%
• 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

+0.5% since first listed

7 events — show timeline

• 2026-04-28 Relisted — Zillow
• 2026-04-28 Price Changed $422,975 Zillow
• 2026-04-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Listed $416,075 Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Delisted — Zillow
• 2026-02-25 Listed $421,075 Zillow