5857 Cool Spring Cv · St. Cloud, FL 34771

$449,490

5 bd · 3.0 ba · 2,077 sqft · Land · 38 Days on market

Built 2025 6,534 sqft lot $10/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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• 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 +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 5857 COOL SPRING CV SAINT CLOUD FL 34771 priced at 446990, the square foot and stories are 2077, 1.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

Key facts

• Quartz countertops
• Open concept
• Modern cabinets

Tags

• OPEN CONCEPT
• MODERN CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• REVWOOD SELECT FLOORING
• WALK IN CLOSET

Property features AI

Finance

• Other: CDD applies; Home warranty included; Lease restrictions apply
• HOA & community: HOA required (annual fee $125; approx. $10.42/month); Community amenities: pool, fitness center, playground, sidewalks, street lights; Pets allowed: cats and dogs

Exterior

• Parking: Attached 2-car garage (20x20)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Underground utilities; Water available
• Home design: Single family residence; One story; East-facing; Under construction (projected completion August 5, 2026)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction by D.R. Horton (Lakeside model)
• Exterior features: Sidewalks; Sliding glass doors; Metered irrigation/sprinkler

Interior

• Kitchen: Dishwasher; Disposal; Range
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen open to family room; Living and dining rooms combined; Open floorplan; Solid surface and stone counters; Split-bedroom layout; Thermostat; Walk-in closets
• Laundry & utility: Dedicated laundry room

🏗️ 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 5-bed/3.0-bath land listed at $449k.

Deal economics

• At list price, monthly cash flow is $-705 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (32.1% below list).
• Recommended offer: $305k (32.1% 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: Narcoossee Elementary School (math 55% / reading 65%, grade B-, #680 of 2,144 statewide, top 32%, 1,467 students, 38% FRL); Narcoossee Middle School (math 55% / reading 57%, grade B-, #175 of 571 statewide, top 31%, 1,371 students, 46% FRL); Harmony High School (math 40% / reading 46%, grade F, #255 of 667 statewide, top 39%, 2,822 students, 42% FRL) — zoned schools average 42% FRL vs 60% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 1396 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 38% 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 $13k 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 38 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 2 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 $305,204 (32.1% 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 38 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: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• 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: -27.9%
• Equity multiple: 0.07×
• Total profit: $-117,638
• Equity at exit: $67,020

10-year hold

• IRR: -26.5%
• Equity multiple: -0.27×
• Total profit: $-159,809
• Equity at exit: $38,864

Cash invested: $125,857 (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: 1396
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $3,052 high
• Mortgage (P&I): −$2,357
• Tax est. 1.5%: −$562 /mo · $6,742/yr
• Insurance: −$187
• HOA: −$10
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $-705

Break-even live

Break-even rent $3,945

Max offer price $347,445

Occupancy floor —

Sensitivity live

Price	-10% $-395	-5% $-550	+0% $-705	+5% $-861	+10% $-1,016
Rent	-10% $-946	-5% $-826	+0% $-705	+5% $-585	+10% $-464
Rate	-1.0pp $-479	-0.5pp $-591	base $-705	+0.5pp $-822	+1.0pp $-940

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: $112,372
• Closing costs: $13,485
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Conway Ave Saint Cloud, FL	4.0	2.0	1910	$2,750	$1.44	9d	1	0.47mi
1217 Grassland Ave Saint Cloud, FL	4.0	3.0	2185	$2,900	$1.33	25d	1	0.57mi
5846 Herder Rd Saint Cloud, FL	4.0	2.0	1890	$2,650	$1.40	25d	1	0.66mi
100 Lavenna Ave Saint Cloud, FL	4.0	2.5	2800	$3,550	$1.27	0d	1	0.76mi
5566 Sabal Dr Saint Cloud, FL	4.0	3.0	2126	$2,699	$1.27	9d	1	0.82mi
5566 Sabal Dr Saint Cloud, FL	4.0	3.0	2105	$2,700	$1.28	16d	1	0.82mi
5580 Vigo Loop Saint Cloud, FL	4.0	2.0	2021	$2,849	$1.41	16d	1	0.84mi
399 Tanis Ave Saint Cloud, FL	4.0	2.0	1846	$2,375	$1.29	25d	1	0.92mi
504 Enaya St Saint Cloud, FL	4.0	2.0	1825	$3,100	$1.70	25d	1	0.93mi
234 Polermo Ave Saint Cloud, FL	4.0	2.0	1825	$2,490	$1.36	25d	1	1.01mi
5741 Haystack Dr Saint Cloud, FL	4.0	2.0	1932	$2,450	$1.27	4d	1	1.04mi
5358 Douglas Fir Dr Saint Cloud, FL	5.0	3.0	2626	$2,750	$1.05	25d	1	1.18mi
1560 Scarbrough Abby Pl Saint Cloud, FL	4.0	2.0	2004	$2,475	$1.24	22d	1	1.22mi
5327 Timberland Ave Saint Cloud, FL	4.0	2.0	1828	$2,550	$1.39	25d	1	1.23mi
1817 Stillwood Way Saint Cloud, FL	5.0	2.5	2518	$3,089	$1.23	25d	1	1.30mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 19 events

1. 2026-06-21
   days on market $449,490 Active 38 DOM
2. 2026-06-18
   days on market $449,490 Active 35 DOM
3. 2026-06-17
   days on market $449,490 Active 34 DOM
4. 2026-06-16
   days on market $449,490 Active 33 DOM
5. 2026-06-15
   days on market $449,490 Active 32 DOM
6. 2026-06-13
   days on market $449,490 Active 30 DOM
7. 2026-06-13
   days on market $449,490 Active 29 DOM
8. 2026-06-09
   days on market $449,490 Active 26 DOM
9. 2026-06-08
   days on market $449,490 Active 25 DOM
10. 2026-06-07
    days on market $449,490 Active 24 DOM
11. 2026-06-04
    days on market $449,490 Active 21 DOM
12. 2026-06-03
    days on market $449,490 Active 20 DOM
13. 2026-06-02
    days on market $449,490 Active 19 DOM
14. 2026-06-01
    days on market $449,490 Active 18 DOM
15. 2026-05-31
    days on market $449,490 Active 17 DOM
16. 2026-05-14
    listed $446,990 Active
17. 2026-05-12
    price $446,990 240-char remark

    Show marketing remark (240 chars)

    The property is located at 5857 COOL SPRING CV SAINT CLOUD FL 34771 priced at 446990, the square foot and stories are 2077, 1.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

18. 2026-05-07
    listed $444,990 Active 240-char remark

    Show marketing remark (240 chars)

    The property is located at 5857 COOL SPRING CV SAINT CLOUD FL 34771 priced at 446990, the square foot and stories are 2077, 1.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

19. 2026-04-24
    soldstatus $19,368,000

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $36,624
• − Mortgage interest: −$25,178
• − Property taxes: −$6,742
• − Insurance: −$2,247
• − Repairs & maintenance: −$2,930
• − Management: −$2,930
• − HOA: −$120
• − Depreciation: −$13,076
• Taxable loss: −$16,600
• Est. tax savings @ 24.0%: +$3,984
• After-tax cash flow: $-4,479/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

-97.7% since first listed

4 events — show timeline

• 2026-05-14 Listed $446,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $446,990 Zillow
• 2026-05-07 Listed $444,990 Zillow
• 2026-04-24 Sold (Public Records) $19,368,000 Public Records