117 Spoonbill Ct · Poinciana, FL 34759

$319,888

4 bd · 3.0 ba · 1,941 sqft · Land · 73 Days on market

Built 2026 7,405 sqft lot $83/mo HOA · 4% of rent

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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
• Cash flow +5.7/30.0
• Appreciation +4.3/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.1/10.0

Listing remarks MLS

4 bed | 3 bath | 2-bay | 1941 sqft

Key facts

• Quartz countertops
• Beautiful cabinetry
• Microwave hood

Tags

• SLEEK KITCHEN
• BEAUTIFUL CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SMOOTH-TOP RANGE
• MICROWAVE HOOD

Property features AI

Finance

• Other: Lot approximately 0.17 acres (0 to less than 1/4 acre); Paved road access; Zoned PUD
• Financial info: Total monthly fees listed as $83; total annual fees listed as $996
• HOA & community: HOA required (Association of Poinciana Village/Shane Merali); Monthly HOA fee $83 (includes management and other services); Association amenities: Other; Special community restrictions; Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20) with garage door opener; Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Other utilities
• Home design: Single-family residence; Two levels; Under construction (projected completion August 26, 2026); Facing south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction; Built by Century Complete (model CAMBRIA-A6)
• Exterior features: Patio; Exterior lighting; Sidewalk; Sliding doors; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Stone countertops; Thermostat; Walk-in closets; Double-pane insulated/thermal windows
• Laundry & utility: Laundry room on upper level; Electric water heater

🏗️ 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/3.0-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (48.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (35.2% below list).
• Recommended offer: $163k (48.9% below list) — sets the bar for cash-flow.

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+, amenities F, commute 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.
• Zoned schools: Laurel Elementary School (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,058 students, 50% FRL); Lake Marion Creek Middle School (math 22% / reading 27%, grade F, #522 of 571 statewide, top 93%, 1,044 students, 58% FRL); New Beginnings High School (math 5% / reading 8%, grade F, #655 of 667 statewide, top 98%, 753 students, 66% FRL, charter) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 20% at this address vs 41% district-wide (-21 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 1155 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago 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 $54k; list at $320k implies a 492% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $163,383 (48.9% 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 73 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.65% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.78%
• DSCR: 0.61
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -29.8%
• Equity multiple: -0.15×
• Total profit: $-103,285
• Equity at exit: $69,934

10-year hold

• IRR: -27.8%
• Equity multiple: -0.93×
• Total profit: $-173,155
• Equity at exit: $67,397

Cash invested: $89,569 (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 34759

• Home prices YoY: -0.5%
• Rents YoY: 1.1%
• Active inventory: 1155
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,798/yr
• Insurance: −$133
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$83
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-1,082

Break-even live

Break-even rent $3,443

Max offer price $163,383

Occupancy floor —

Sensitivity live

Price	-10% $-861	-5% $-971	+0% $-1,082	+5% $-1,192	+10% $-1,303
Rent	-10% $-1,245	-5% $-1,164	+0% $-1,082	+5% $-1,000	+10% $-918
Rate	-1.0pp $-920	-0.5pp $-1,000	base $-1,082	+0.5pp $-1,164	+1.0pp $-1,249

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: $79,972
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Teal Ct Poinciana, FL	4.0	2.0	1605	$1,700	$1.06	25d	1	0.44mi
1431 Teal Dr Kissimmee, FL	4.0	2.5	2215	$2,445	$1.10	4d	1	0.50mi
435 Magpie Ct Kissimmee, FL	4.0	2.0	1413	$1,725	$1.22	25d	1	0.71mi
1637 Sail Dr Kissimmee, FL	3.0	2.0	1250	$1,720	$1.38	5d	1	0.92mi
442 Flamingo Ct Kissimmee, FL	3.0	2.0	1456	$1,695	$1.16	25d	1	0.93mi
16 Trout Way Kissimmee, FL	3.0	2.0	1304	$1,775	$1.36	5d	1	0.93mi
568 Kingfisher Dr Kissimmee, FL	3.0	2.0	1278	$1,750	$1.37	25d	1	0.97mi
116 Sail Way Kissimmee, FL	4.0	2.0	1661	$1,805	$1.09	13d	1	0.99mi
1613 Sail Dr Kissimmee, FL	3.0	2.0	1711	$1,625	$0.95	25d	1	1.00mi
567 Hummingbird Ct Kissimmee, FL	4.0	2.5	2113	$2,000	$0.95	16d	1	1.02mi
426 Eagle Dr Kissimmee, FL	4.0	2.0	1750	$1,995	$1.14	25d	1	1.02mi
1630 Tench Ct Kissimmee, FL	4.0	3.0	1944	$1,995	$1.03	5d	1	1.02mi
445 Eagle Dr Kissimmee, FL	4.0	2.0	1580	$1,839	$1.16	23d	1	1.03mi
1707 Sail Ct Kissimmee, FL	4.0	2.5	1823	$2,015	$1.11	5d	1	1.05mi
1658 Redfin Dr Kissimmee, FL	4.0	2.0	1661	$1,810	$1.09	5d	1	1.17mi
1660 Redfin Dr Kissimmee, FL	4.0	2.0	1661	$1,975	$1.19	5d	1	1.18mi
1662 Redfin Dr Kissimmee, FL	4.0	2.5	1852	$1,940	$1.05	25d	1	1.19mi
568 Finch Ct Kissimmee, FL	3.0	2.0	1904	$1,800	$0.95	25d	1	1.23mi
510 Eagle Ct Kissimmee, FL	3.0	2.0	1332	$1,650	$1.24	25d	1	1.25mi
104 Herring Ln Kissimmee, FL	4.0	2.0	1699	$1,925	$1.13	5d	1	1.29mi
557 Eagle Ct Kissimmee, FL	4.0	3.0	1672	$2,000	$1.20	5d	1	1.31mi
5 Flatfish Dr Kissimmee, FL	4.0	2.0	1650	$2,150	$1.30	25d	1	1.33mi
8 Flatfish Dr Kissimmee, FL	3.0	2.0	1392	$1,650	$1.19	5d	1	1.34mi
539 Finch Ct Kissimmee, FL	4.0	2.0	1867	$1,749	$0.94	25d	1	1.35mi
539 Finch Ct Kissimmee, FL	4.0	2.0	1867	$1,749	$0.94	12d	1	1.35mi
1701 Pilchard Dr Kissimmee, FL	4.0	2.0	1720	$2,050	$1.19	25d	1	1.37mi
535 Cardinal Dr Kissimmee, FL	4.0	2.0	1647	$1,774	$1.08	5d	1	1.38mi
411 Blackbird Way Kissimmee, FL	3.0	2.0	1440	$1,550	$1.08	25d	1	1.40mi
7 Haddock Way Kissimmee, FL	3.0	2.0	2052	$1,950	$0.95	16d	1	1.41mi
202 Snapper Way Kissimmee, FL	4.0	2.0	1670	$2,050	$1.23	5d	1	1.41mi
439 Albatross Ct Unit B Kissimmee, FL	3.0	2.0	1344	$1,700	$1.26	25d	1	1.43mi
308 Bass Ct Kissimmee, FL	4.0	2.0	1614	$2,100	$1.30	5d	1	1.45mi
308 Bass Ct Kissimmee, FL	3.0	2.0	1613	$1,850	$1.15	25d	1	1.45mi
241 Grouper Ct Kissimmee, FL	4.0	2.0	1762	$2,000	$1.14	25d	1	1.46mi
1884 Snapper Dr Kissimmee, FL	4.0	2.0	1682	$1,985	$1.18	16d	1	1.47mi
726 Bobcat Ct Unit B Poinciana, FL	3.0	2.0	1304	$1,800	$1.38	5d	1	1.47mi
514 Blackbird Ln Unit B Kissimmee, FL	3.0	2.0	1394	$1,600	$1.15	23d	1	1.47mi
313 Amberjack Ct Kissimmee, FL	3.0	2.0	1243	$1,750	$1.41	25d	1	1.49mi
223 Grouper Ct Kissimmee, FL	3.0	2.0	1475	$1,595	$1.08	25d	1	1.49mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 31 events

1. 2026-06-22
   days on market $319,888 Active 73 DOM
2. 2026-06-18
   days on market $319,888 Active 70 DOM
3. 2026-06-17
   days on market $319,888 Active 69 DOM
4. 2026-06-16
   days on market $319,888 Active 68 DOM
5. 2026-06-15
   days on market $319,888 Active 67 DOM
6. 2026-06-13
   days on market $319,888 Active 65 DOM
7. 2026-06-10
   days on market $319,888 Active 62 DOM
8. 2026-06-09
   days on market $319,888 Active 61 DOM
9. 2026-06-08
   days on market $319,888 Active 60 DOM
10. 2026-06-07
    days on market $319,888 Active 59 DOM
11. 2026-06-05
    days on market $319,888 Active 56 DOM
12. 2026-06-03
    days on market $319,888 Active 55 DOM
13. 2026-06-03
    days on market $319,888 Active 54 DOM
14. 2026-06-01
    days on market $319,888 Active 53 DOM
15. 2026-05-31
    days on market $319,888 Active 52 DOM
16. 2026-04-25
    price $319,888 34-char remark

    Show marketing remark (34 chars)

    4 bed | 3 bath | 2-bay | 1941 sqft

17. 2026-04-24
    price $319,888
18. 2026-04-10
    listed $335,990 Active 34-char remark

    Show marketing remark (34 chars)

    4 bed | 3 bath | 2-bay | 1941 sqft

19. 2026-04-09
    listed $335,990 Active
20. 2025-09-10
    soldstatus $54,000
21. 2025-09-02
    soldstatus $54,000 Closed 242-char remark

    Show marketing remark (242 chars)

    Grab a lot in this growing community of Poinciana Villages. Nestled between Gator Park, Air boat rides and Wildlife Management area and just an hour drive north to Orlando. You can enjoy the full Florida experience. Owner financing available.

22. 2025-08-29
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Grab a lot in this growing community of Poinciana Villages. Nestled between Gator Park, Air boat rides and Wildlife Management area and just an hour drive north to Orlando. You can enjoy the full Florida experience. Owner financing available.

23. 2025-08-16
    status Active 242-char remark

    Show marketing remark (242 chars)

    Grab a lot in this growing community of Poinciana Villages. Nestled between Gator Park, Air boat rides and Wildlife Management area and just an hour drive north to Orlando. You can enjoy the full Florida experience. Owner financing available.

24. 2025-04-23
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Grab a lot in this growing community of Poinciana Villages. Nestled between Gator Park, Air boat rides and Wildlife Management area and just an hour drive north to Orlando. You can enjoy the full Florida experience. Owner financing available.

25. 2025-04-11
    status Active 242-char remark

    Show marketing remark (242 chars)

    Grab a lot in this growing community of Poinciana Villages. Nestled between Gator Park, Air boat rides and Wildlife Management area and just an hour drive north to Orlando. You can enjoy the full Florida experience. Owner financing available.

26. 2025-03-21
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Grab a lot in this growing community of Poinciana Villages. Nestled between Gator Park, Air boat rides and Wildlife Management area and just an hour drive north to Orlando. You can enjoy the full Florida experience. Owner financing available.

27. 2024-03-17
    status Active 242-char remark

    Show marketing remark (242 chars)

    Grab a lot in this growing community of Poinciana Villages. Nestled between Gator Park, Air boat rides and Wildlife Management area and just an hour drive north to Orlando. You can enjoy the full Florida experience. Owner financing available.

28. 2024-03-06
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Grab a lot in this growing community of Poinciana Villages. Nestled between Gator Park, Air boat rides and Wildlife Management area and just an hour drive north to Orlando. You can enjoy the full Florida experience. Owner financing available.

29. 2023-09-26
    status Active 242-char remark

    Show marketing remark (242 chars)

    Grab a lot in this growing community of Poinciana Villages. Nestled between Gator Park, Air boat rides and Wildlife Management area and just an hour drive north to Orlando. You can enjoy the full Florida experience. Owner financing available.

30. 2023-08-04
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Grab a lot in this growing community of Poinciana Villages. Nestled between Gator Park, Air boat rides and Wildlife Management area and just an hour drive north to Orlando. You can enjoy the full Florida experience. Owner financing available.

31. 2023-07-08
    listed $54,950 Active 242-char remark

    Show marketing remark (242 chars)

    Grab a lot in this growing community of Poinciana Villages. Nestled between Gator Park, Air boat rides and Wildlife Management area and just an hour drive north to Orlando. You can enjoy the full Florida experience. Owner financing available.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $24,891
• − Mortgage interest: −$17,919
• − Property taxes: −$4,798
• − Insurance: −$6,718
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − HOA: −$996
• − Depreciation: −$9,306
• Taxable loss: −$18,829
• Est. tax savings @ 24.0%: +$4,519
• After-tax cash flow: $-8,460/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: Polk County · 740,051 people
• City population: 91,336
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 44,568
• Household income: $69,373
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 1186.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 55% White 21% Two or more races 20% Black 19%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 49% English-only · Spanish 48% French/Haitian/Cajun 2%

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: ▼ -1.48%
• Current HPI: 276.6861
• Rent YoY: ▲ 1.14%
• Metro: Lakeland-Winter Haven, 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

+482.1% since first listed

16 events — show timeline

• 2026-04-25 Price Changed $319,888 Zillow
• 2026-04-24 Price Changed $319,888 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $335,990 Zillow
• 2026-04-09 Listed $335,990 Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Sold (Public Records) $54,000 Public Records
• 2025-09-02 Sold (MLS) $54,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-03-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-09-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-08-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-08 Listed $54,950 Stellar MLS as Distributed by MLS Grid

Property tax history

+23.1%/yr

Latest (2025): $459 · +4.9% YoY. Source: county tax records.