2277 Elliotts Astor Blvd · St. Cloud, FL 34772

$313,500

3 bd · 2.5 ba · 1,664 sqft · Townhouse · 24 Days on market

Built 2026 Excellent condition 3,000 sqft lot 2-car garage $216/mo HOA · 9% of rent ↓ 1% since listing

---

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 +6.8/30.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Welcome to the light & bright Meridian. This new two-story home is host to an inviting open-concept layout on the first floor, blending a modern kitchen, elegant dining room and comfortable living room for a seamless and modern lifestyle. All three bedrooms are located on the second level to maximize comfort and privacy, including a lavish owner’s suite with a full bathroom and walk-in closet. A two-car rear garage completes the home. Every home comes with Lennar’s Everything’s Included® promise, which includes new appliances as well as quartz countertops, and more in the price of your home.

Key facts

• Elegant dining room
• Full bathroom
• Modern kitchen

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• ELEGANT DINING ROOM
• COMFORTABLE LIVING ROOM
• OWNER'S SUITE
• FULL BATHROOM

🏗️ New construction. The $313,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $327,500.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $314k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-507 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (20.4% below list).
• Recommended offer: $250k (20.4% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Neptune Elementary School (math 42% / reading 44%, grade F, #1,366 of 2,144 statewide, top 64%, 993 students, 46% FRL); Neptune Middle School (math 49% / reading 48%, grade C-, #274 of 571 statewide, top 50%, 978 students, 44% FRL); St. Cloud High School (math 32% / reading 50%, grade F, #289 of 667 statewide, top 44%, 2,264 students, 51% FRL).
• Market conditions: Rents rising (+2.3%/yr); 1281 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 31% of the median local income ($98k/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 $10k 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 24 days — a 2% lower offer ($309k) is reasonable based on typical stale-listing flexibility.

Recommended offer $249,596 (20.4% 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: 0.76% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 10.9

CMA / ARV

• ARV (median comp): $327,500
• List price: $313,500
• Delta: -4.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4477 Elliotts Astor Blvd	0.40mi	3/2.5	1,664 (0%)	1mo	$328,152	$197	80
5118 Clay Whaley Rd	0.39mi	3/2.5	1,664 (0%)	3mo	$300,000	$180	80
5116 Clay Whaley Rd	0.39mi	3/2.5	1,664 (0%)	3mo	$301,000	$181	79
5154 Clay Whaley Rd	0.40mi	3/2.5	1,664 (0%)	3mo	$334,500	$201	79
5096 Clay Whaley Rd	0.39mi	3/2.5	1,664 (0%)	4mo	$294,500	$177	79
5194 Clay Whaley Rd	0.42mi	3/2.5	1,664 (0%)	4mo	$311,500	$187	77
4475 Elliots Astor Blvd	0.40mi	3/2.5	1,823 (+10%)	1mo	$336,844	$185	64
4493 Elliots Astor Blvd	0.42mi	3/2.5	1,823 (+10%)	0mo	$327,000	$179	64
5120 Clay Whaley Rd	0.39mi	3/2.5	1,823 (+10%)	3mo	$327,000	$179	64
5158 Clay Whaley Rd	0.40mi	3/2.5	1,823 (+10%)	4mo	$328,000	$180	62
5172 Clay Whaley Rd	0.41mi	3/2.5	1,823 (+10%)	4mo	$313,000	$172	62
5178 Clay Whaley Rd	0.41mi	3/2.5	1,823 (+10%)	4mo	$321,000	$176	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -28.6%
• Equity multiple: 0.05×
• Total profit: $-86,966
• Equity at exit: $48,831

10-year hold

• IRR: -31.1%
• Equity multiple: -0.35×
• Total profit: $-123,718
• Equity at exit: $28,316

Cash invested: $91,700 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 12 under contract
• Months of supply: 8.8 mo (11%/mo absorbed)
• Median asking: $325,490 ($190/sqft)
• Median days on market: 18 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +3.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34772

• Home prices YoY: -32.5%
• Rents YoY: 2.3%
• Active inventory: 1281
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$1,717
• Tax est. 1.5%: −$409 /mo · $4,912/yr
• Insurance: −$136
• HOA: −$216
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-507

Break-even live

Break-even rent $3,138

Max offer price $254,068

Occupancy floor —

Sensitivity live

Price	-10% $-281	-5% $-394	+0% $-507	+5% $-621	+10% $-734
Rent	-10% $-705	-5% $-606	+0% $-507	+5% $-409	+10% $-310
Rate	-1.0pp $-343	-0.5pp $-424	base $-507	+0.5pp $-592	+1.0pp $-679

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: $81,875
• Closing costs: $9,825
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5117 Marlberry Ct Saint Cloud, FL	4.0	2.5	2071	$2,590	$1.25	7d	1	0.15mi
5161 Marlberry Ct Saint Cloud, FL	4.0	2.5	2071	$2,650	$1.28	87d	1	0.16mi
5161 Marlberry Ct Saint Cloud, FL	4.0	2.5	2071	$2,550	$1.23	40d	1	0.16mi
4346 Bentgrass Bnd Saint Cloud, FL	3.0	2.5	1782	$2,350	$1.32	67d	1	0.17mi
4371 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	119d	1	0.21mi
5153 Natalia Dr Saint Cloud, FL	4.0	3.0	2175	$2,900	$1.33	119d	1	0.21mi
4377 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,300	$1.26	7d	1	0.22mi
5134 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1825	$2,350	$1.29	113d	1	0.23mi
5152 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1960	$2,500	$1.28	94d	1	0.24mi
5121 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1850	$2,500	$1.35	7d	1	0.26mi
5133 Arrowfeather Ct Saint Cloud, FL	4.0	3.0	2175	$2,900	$1.33	55d	1	0.26mi
5097 Arrowfeather Ct Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	94d	1	0.26mi
4443 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1827	$2,300	$1.26	7d	1	0.32mi
5115 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,490	$1.20	110d	1	0.36mi
5107 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,500	$1.21	117d	1	0.36mi
5151 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,750	$1.33	119d	1	0.37mi
5175 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,400	$1.16	40d	1	0.38mi
5187 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,395	$1.16	28d	1	0.38mi
5191 Loyalty Dr Saint Cloud, FL	3.0	2.5	1782	$2,250	$1.26	119d	1	0.39mi
5195 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,750	$1.33	119d	1	0.39mi
5098 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,200	$1.32	74d	1	0.39mi
5100 Clay Whaley Rd Unit 5100 St Cloud, FL	3.0	2.5	1823	$2,250	$1.23	119d	1	0.39mi
5118 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,100	$1.26	86d	1	0.39mi
5116 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,200	$1.32	64d	1	0.39mi
5120 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,230	$1.22	67d	1	0.39mi
5134 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,200	$1.21	28d	1	0.39mi
5136 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,100	$1.15	2d	1	0.39mi
5138 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,000	$1.10	5d	1	0.39mi
5140 Clay Whaley Rd Saint Cloud, FL	4.0	2.5	2088	$2,300	$1.10	28d	1	0.39mi
5156 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,150	$1.18	42d	1	0.40mi
5172 Clay Whaley Rd Unit TH-5172 St Cloud, FL	3.0	2.5	1823	$2,100	$1.15	67d	1	0.40mi
5172 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,100	$1.15	71d	1	0.40mi
5174 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,290	$1.38	119d	1	0.40mi
5176 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,100	$1.26	55d	1	0.40mi
5178 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,200	$1.21	64d	1	0.40mi
4493 Elliotts Astor Blvd Saint Cloud, FL	3.0	2.5	1823	$2,300	$1.26	7d	1	0.41mi
4512 Homestead Trl Saint Cloud, FL	4.0	2.5	2114	$2,350	$1.11	42d	1	1.05mi
4552 Pickerel Weed Way Saint Cloud, FL	3.0	2.0	1680	$2,200	$1.31	83d	1	1.13mi
4632 Homestead Trl Saint Cloud, FL	4.0	2.5	2104	$2,500	$1.19	119d	1	1.18mi
2300 Betsy Ross Ln Saint Cloud, FL	2.0	2.0	1273	$1,745	$1.37	42d	1	1.19mi

Property features AI

Finance

• Other: Lease restrictions applyLocated within city limits with paved asphalt roads and sidewalksZoned P-D
• Financial info: Other annual assessment: $1,405Total monthly fees (HOA): $216Total annual fees: $2,592
• HOA & community: Monthly HOA: $216 (includes grounds maintenance)HOA amenities: Clubhouse, pool, playgroundCommunity features: Dog park, reclaimed-water irrigation, park, tennis courts, street lightsPets allowedAssociation approval required

Exterior

• Parking: Attached 2-car garage (24 x 20)DrivewayGarage door opener
• Security: Owned security systemSmoke detectors
• Utilities: Public waterPublic sewerCable available and connectedElectricity available and connectedFiber opticsUnderground utilities
• Home design: Townhouse (attached)Two levelsFacing southUnder construction (projected completion August 21, 2026)
• Construction: Block and frame constructionShingle roofSlab foundationNew construction by Lennar Homes (Meridian model)
• Exterior features: Covered patio and porchPorchSliding doorsIrrigation equipmentLandscaped with trees

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tileConcrete
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: In-wall pest control systemKitchen open to family roomSolid surface countersSolid wood cabinetsThermostatWalk-in closetsThermal windows
• Laundry & utility: Washer and dryer includedInside laundryInside utility / family room area

Listing history 10 events

1. 2026-07-13
   days on market $313,500 Active 24 DOM
2. 2026-07-13
   days on market $313,500 Active 23 DOM
3. 2026-07-11
   pricedays on market $313,500 Active 22 DOM
4. 2026-07-10
   days on market $345,000 Active 21 DOM
5. 2026-07-09
   days on market $345,000 Active 20 DOM
6. 2026-07-07
   pricestatus $345,000 Active 18 DOM
7. 2026-05-21
   price $305,500
8. 2026-05-14
   price $305,000
9. 2026-05-12
   price $304,500
10. 2026-05-07
    listed $309,000 Active

ⓘ 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: $29,952
• − Mortgage interest: −$18,345
• − Property taxes: −$4,912
• − Insurance: −$1,638
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − HOA: −$2,592
• − Depreciation: −$9,527
• Taxable loss: −$11,855
• Est. tax savings @ 24.0%: +$2,845
• After-tax cash flow: $-3,244/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.

Condition & rehab AI · 5 photos

Excellent 100/100 None rehab

This new townhouse is move-in ready with a fresh, modern design and excellent condition. It offers a seamless living experience with a focus on comfort and privacy.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Interior paint touch-ups — Maintains a fresh and inviting interior ↑
• Both Kitchen appliance maintenance — Ensures functionality and appeal ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Neptune Elementary School F FL #1,366/2,144 Nat'l #17,525/41,679 Middle Neptune Middle School C- FL #274/571 Nat'l #3,846/14,009 High St. Cloud High School F FL #289/667 Nat'l #7,961/17,239

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

• Census place: St. Cloud, FL
• County: Osceola County · 447,624 people
• City population: 29,247
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 35,390
• Household income: $97,868
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 9% of renters

---

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 44% Hispanic / Latino 44% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 20% Cuban 2% Dominican 6%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 36% German/W. Germanic 1% Other Indo-European 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: ▼ -132.55%
• Current HPI: 274.6517
• Rent YoY: ▲ 2.30%
• 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

Property features AI

Finance

• Other: Lease restrictions applyLocated within city limits with paved asphalt roads and sidewalksZoned P-D
• Financial info: Other annual assessment: $1,405Total monthly fees (HOA): $216Total annual fees: $2,592
• HOA & community: Monthly HOA: $216 (includes grounds maintenance)HOA amenities: Clubhouse, pool, playgroundCommunity features: Dog park, reclaimed-water irrigation, park, tennis courts, street lightsPets allowedAssociation approval required

Exterior

• Parking: Attached 2-car garage (24 x 20)DrivewayGarage door opener
• Security: Owned security systemSmoke detectors
• Utilities: Public waterPublic sewerCable available and connectedElectricity available and connectedFiber opticsUnderground utilities
• Home design: Townhouse (attached)Two levelsFacing southUnder construction (projected completion August 21, 2026)
• Construction: Block and frame constructionShingle roofSlab foundationNew construction by Lennar Homes (Meridian model)
• Exterior features: Covered patio and porchPorchSliding doorsIrrigation equipmentLandscaped with trees

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tileConcrete
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: In-wall pest control systemKitchen open to family roomSolid surface countersSolid wood cabinetsThermostatWalk-in closetsThermal windows
• Laundry & utility: Washer and dryer includedInside laundryInside utility / family room area

Price history

-1.1% since first listed

5 events — show timeline

• 2026-05-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $305,500 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $304,500 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listed $309,000 Stellar MLS as Distributed by MLS Grid