103 E Magnolia St · Kissimmee, FL 34744

$209,000

9 bd · 2.0 ba · 2,120 sqft · Other public records · 3 Days on market

Built 1904 9,932 sqft lot

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Why this score? — see what drove the C+ 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellently maintained Triplex with 3 one bedroom/one bath units. One unit is currently rented. Great investment opportunity! Live in one unit and rent out the other two!

Key facts

• 9,932 sq ft lot
• Built 1904
• Listed 3 days

Property features AI

Finance

• Other: Zoning: KRA2
• Financial info: Multifamily: 2 units listed in summary; unit breakdown shows 1 apartment with 4 beds/2 baths and 2 apartments with 2 beds/2 baths; Annual net income reported as $0.00; Pro forma rents indicated: one unit approx. 1800 and other units approx. 1400 (units' pro forma values listed)
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential income property — Triplex; One building on the lot; Entry level and facing direction not specified
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built within last century (year built not specified)
• Exterior features: Paved road access; Lot approximately 0.23 acres

Interior

• Bedrooms: 8 total bedrooms
• Bathrooms: Multiple bathrooms (unit breakdown available)
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Vaulted ceilings
• Laundry & utility: No dedicated laundry listed

What this means for you Summary

Snapshot

• This is a 9-bed/2.0-bath other listed at $209k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $209k).
• Cap rate 9.8% vs local median 3.5% in Kissimmee — 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 77/100 on livability (#181 in FL, #2,841 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime D-, employment D-.
• 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 soft (-2.5%/yr); 563 active listings in the ZIP; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 42% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,000

Questions for the listing agent

1. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-3,082
• Equity at exit: $31,163

10-year hold

• IRR: 4.7%
• Equity multiple: 1.29×
• Total profit: $17,239
• Equity at exit: $18,071

Cash invested: $58,520 (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 34744

• Rents YoY: -2.5%
• Active inventory: 563
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,633 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$293 /mo · $3,518/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $604

Break-even live

Break-even rent $1,869

Max offer price $209,000

Occupancy floor 72%

Sensitivity live

Price	-10% $722	-5% $663	+0% $604	+5% $544	+10% $485
Rent	-10% $396	-5% $500	+0% $604	+5% $708	+10% $812
Rate	-1.0pp $709	-0.5pp $657	base $604	+0.5pp $549	+1.0pp $494

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-13
   remarks 448-char remark
2. 2026-06-13
   pricestatusdays on market $209,000 Pending 3 DOM
3. 2026-06-10
   remarks 408-char remark
4. 2026-06-10
   listed $219,000 Active 1 DOM

ⓘ 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: $3,518 · $293/mo
• Projected year-2 tax: $3,518 · $293/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 20 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: $31,593
• − Mortgage interest: −$11,707
• − Property taxes: −$3,518
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − Depreciation: −$6,080
• Taxable income: $4,187
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $6,238/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 — Kissimmee

• Score: 77/100
• State rank: #181
• US rank: #2841

Category grades

Amenities C+ Commute A+ Cost of living A Crime D- Employment D- Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kissimmee, FL
• County: Osceola County · 410,217 people
• City population: 196,187
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 66,582
• Household income: $74,537
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 2462.0

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 23% White 21% Black 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 32% Cuban 4% Dominican 8%
• Common ancestry: Romanian 2% Lithuanian 1% Hispanic 1%
• Foreign-born: 27% · Canada, Jamaica, Dominican Republic
• Languages at home: 40% English-only · Spanish 53% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -231.17%
• Current HPI: 277.404
• Rent YoY: ▼ -2.54%
• 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

+338.0% since first listed

10 events — show timeline

• 2026-06-09 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2007-09-24 Sold (Public Records) $185,000 Public Records
• 2007-09-07 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-16 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-01-12 Listed $237,500 Stellar MLS as Distributed by MLS Grid
• 2004-10-07 Sold (Public Records) $192,000 Public Records
• 2004-10-04 Sold (MLS) $192,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-11 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 1983-03-01 Sold (Public Records) $50,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,518 · +6.6% YoY. Source: county tax records.