3026 House Finch Rd · St. Cloud, FL 34773

$368,990

3 bd · 2.0 ba · 1,504 sqft · Land · 27 Days on market

Built 2025 4,792 sqft lot $44/mo HOA · 2% of rent

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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 +8.4/30.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0

Listing remarks

Under Construction. The Allex floorplan offers 3 bedrooms, 2 bathrooms, and 1,504 sq ft of living space. Features include open living areas, a covered lanai, quartz countertops, stainless-steel appliances, and a walk-in pantry. Spacious bedrooms include carpeted floors, closets and natural light. The primary bedroom has an attached bathroom with a walk-in closet and double vanity. This all concrete block construction home also includes smart home technology for control via smart devices. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community inf

Key facts

• Quartz countertops
• Open living areas
• Covered lanai

Tags

• OPEN LIVING AREAS
• COVERED LANAI
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK IN PANTRY
• SMART HOME TECHNOLOGY

🏗️ 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 3-bed/2.0-bath land listed at $369k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (29.6% below list).
• Recommended offer: $260k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.0% in St. Cloud — 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: area grade D — 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 (+1.8%/yr); 387 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $830 of equity ($3k loan paydown + $-2k appreciation (-0.5% local appreciation)).
• 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 27 days — a 2% lower offer ($363k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,909 (29.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.70% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.81%
• DSCR: 0.83
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.47% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.58×
• Total profit: $-42,897
• Equity at exit: $98,615

10-year hold

• IRR: -3.7%
• Equity multiple: 0.64×
• Total profit: $-37,502
• Equity at exit: $111,931

Cash invested: $103,317 (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 34773

• Home prices YoY: -0.2%
• Rents YoY: 1.8%
• Active inventory: 387
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,599 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$249 /mo · $2,983/yr
• Insurance: −$154
• HOA: −$44
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-328

Break-even live

Break-even rent $3,014

Max offer price $311,035

Occupancy floor —

Sensitivity live

Price	-10% $-119	-5% $-224	+0% $-328	+5% $-433	+10% $-537
Rent	-10% $-533	-5% $-431	+0% $-328	+5% $-225	+10% $-123
Rate	-1.0pp $-142	-0.5pp $-234	base $-328	+0.5pp $-424	+1.0pp $-521

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: $92,248
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7110 Sandhill Crane Way Unit 1 St Cloud, FL	4.0	2.0	1828	$2,722	$1.49	24d	1	0.54mi
7086 Cattle Egret Dr Harmony, FL	3.0	2.0	1614	$2,099	$1.30	20d	1	0.61mi
7086 Cattle Egret Dr Harmony, FL	3.0	2.0	1620	$2,299	$1.42	8d	1	0.61mi
6877 Botanic Blvd Harmony, FL	3.0	2.0	1570	$2,500	$1.59	24d	1	1.08mi
2639 Bittern Bnd Harmony, FL	3.0	2.0	1758	$2,395	$1.36	24d	1	1.13mi
6833 Cranes Roost Rd Harmony, FL	4.0	2.0	1830	$2,350	$1.28	24d	1	1.25mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 16 events

1. 2026-06-21
   days on market $368,990 Active 27 DOM
2. 2026-06-18
   days on market $368,990 Active 24 DOM
3. 2026-06-17
   days on market $368,990 Active 23 DOM
4. 2026-06-16
   days on market $368,990 Active 22 DOM
5. 2026-06-15
   days on market $368,990 Active 21 DOM
6. 2026-06-13
   days on market $368,990 Active 19 DOM
7. 2026-06-13
   days on market $368,990 Active 18 DOM
8. 2026-06-09
   days on market $368,990 Active 15 DOM
9. 2026-06-08
   days on market $368,990 Active 14 DOM
10. 2026-06-07
    days on market $368,990 Active 13 DOM
11. 2026-06-04
    days on market $368,990 Active 10 DOM
12. 2026-06-03
    days on market $368,990 Active 9 DOM
13. 2026-06-02
    days on market $368,990 Active 8 DOM
14. 2026-06-01
    status $368,990 Active 7 DOM
15. 2026-04-13
    status Pending
16. 2026-04-06
    listed $368,990 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: $2,983 · $249/mo
• Projected year-2 tax: $3,063 · $255/mo
• Expected delta: +$80/yr (+$7/mo · 2.7%)

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

Taxation est. · year 1

• Rental income: $31,189
• − Mortgage interest: −$20,669
• − Property taxes: −$2,983
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − HOA: −$528
• − Depreciation: −$10,734
• Taxable loss: −$10,561
• Est. tax savings @ 24.0%: +$2,535
• After-tax cash flow: $-1,402/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): 5,816
• Household income: $80,524
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 47.0

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 White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 33% Two or more races 11%
• Hispanic origin (detail): Puerto Rican 20%
• Common ancestry: Portuguese 5% Slovak 3% Romanian 2%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 67% English-only · Spanish 27% Other Indo-European 4% German/W. Germanic 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: ▼ -0.47%
• Current HPI: 279.5662
• Rent YoY: ▲ 1.79%
• 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

2 events — show timeline

• 2026-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listed $368,990 Stellar MLS as Distributed by MLS Grid