2174 Cypress Bay Blvd · Kissimmee, FL 34743

$260,000

3 bd · 2.0 ba · 1,177 sqft · Townhouse public records · 171 Days on market

Built 1995 3,920 sqft lot Est $281k · 8% under $166/mo HOA · 8% 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 +13.0/30.0
• ARV discount +10.9/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Short Sale; approval of the seller's lenders(s) may be conditioned upon the gross commission being reduced. BANK APPROVED. .. .. .. .. .. .. .

Key facts

• Gated community
• Secure neighborhood
• Open layout

Tags

• GATED COMMUNITY
• NEW A/C
• OPEN LAYOUT
• SECURE NEIGHBORHOOD
• PRIME LOCATION

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: Total monthly fees reported around $166.14; Total annual fees reported around $1,993.62; Lease restrictions not indicated
• HOA & community: HOA required; Monthly HOA fee approximately $141.02; Additional annual association fee listed; Association approval required; Association amenities include pool, playground, tennis courts, basketball court, maintenance and street lights; Pets allowed (cats and dogs)

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential townhouse; Northwest facing; One story; Living area approximately 1,177 (per public records)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of building number 2174
• Exterior features: Enclosed patio/porch; Rear porch; Screened porch; Exterior lighting; Sliding doors; Corner lot; Concrete road access; Publicly maintained road

Interior

• Kitchen: Convection oven; Disposal; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Thermostat
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-15 ($-175/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (17.1% below list).
• Recommended offer: $215k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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.
• Zoned schools: Cypress Elementary School (math 32% / reading 35%, grade F, #1,758 of 2,144 statewide, top 83%, 498 students, 62% FRL); Gateway High School (math 26% / reading 39%, grade F, #411 of 667 statewide, top 62%, 1,726 students, 60% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents flat; 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 41% of the median local income ($63k/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 $8k 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 171 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $260k implies a 373% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,457 (17.1% 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 171 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $281,303
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2174 Cypress Bay Blvd	0.00mi	3/2.0	1,177 (0%)	1mo	$240,000	$204	99
2190 Cypress Bay Blvd	0.05mi	3/2.0	1,177 (0%)	14mo	$250,000	$212	86
2178 Cypress Bay Blvd	0.02mi	2/2.0 (-1)	1,000 (-15%)	1mo	$250,000	$250	68
2355 Water View Loop	0.08mi	2/2.0 (-1)	1,000 (-15%)	2mo	$239,000	$239	65
2181 Cypress Bay Blvd	0.03mi	2/2.0 (-1)	1,000 (-15%)	11mo	$240,000	$240	59
49 Silver Park Cir	0.71mi	3/2.0	1,214 (+3%)	5mo	$239,900	$198	57
46 Silver Falls Cir	0.73mi	3/2.0	1,214 (+3%)	9mo	$230,000	$189	53
2156 Cypress Bay Blvd	0.05mi	2/2.0 (-1)	1,000 (-15%)	19mo	$284,500	$285	52
51 Silver Park Cir	0.71mi	3/2.0	1,214 (+3%)	12mo	$255,000	$210	51
46 Silver Park Cir	0.68mi	3/2.0	1,070 (-9%)	5mo	$280,000	$262	49
2132 Cypress Bay Blvd	0.12mi	2/2.0 (-1)	1,000 (-15%)	24mo	$259,900	$260	44

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 · 0.34% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-48,692
• Equity at exit: $38,767

10-year hold

• IRR: -18.9%
• Equity multiple: 0.10×
• Total profit: $-65,516
• Equity at exit: $22,480

Cash invested: $72,800 (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 34743

• Rents YoY: 0.3%
• Active inventory: 188
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$108
• HOA: −$166
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-15

Break-even live

Break-even rent $2,173

Max offer price $257,430

Occupancy floor 96%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2194 Cypress Bay Blvd Kissimmee, FL	2.0	2.0	1000	$1,875	$1.88	4d	1	0.07mi
2321 Water View Loop Kissimmee, FL	3.0	2.5	1460	$1,850	$1.27	23d	1	0.07mi
1832 Wimbledon St Kissimmee, FL	3.0	3.0	1206	$3,200	$2.65	23d	1	0.17mi
2039 Cypress Bay Blvd Kissimmee, FL	3.0	2.5	1382	$1,900	$1.37	17d	1	0.18mi
1801 Houston St Kissimmee, FL	3.0	2.5	1452	$2,150	$1.48	23d	1	0.32mi
1680 Houston St Kissimmee, FL	3.0	2.5	1452	$2,500	$1.72	23d	1	0.38mi
2406 Askey Ct Kissimmee, FL	3.0	2.0	1264	$2,190	$1.73	4d	1	0.43mi
2408 Sonja Ct Kissimmee, FL	3.0	2.0	1264	$2,185	$1.73	4d	1	0.50mi
263 La Paz Dr Kissimmee, FL	2.0	2.0	1162	$2,000	$1.72	4d	1	0.52mi
2338 Cordova Ct Kissimmee, FL	3.0	2.0	1293	$2,100	$1.62	21d	1	0.68mi
2338 Cordova Ct Kissimmee, FL	3.0	2.0	1293	$2,100	$1.62	23d	1	0.68mi
302 Parkland Cir Kissimmee, FL	1.0–4.0	1.0–3.0	971	$1,617	$1.67	1d	24	0.69mi
2318 Santa Ana St Kissimmee, FL	3.0	2.0	1082	$1,800	$1.66	23d	1	0.70mi
2294 Santa Lucia St Kissimmee, FL	3.0	2.0	1224	$1,890	$1.54	3d	1	0.71mi
2298 Santa Lucia St Kissimmee, FL	3.0	2.0	1213	$2,050	$1.69	23d	1	0.72mi
48 Silver Falls Cir Kissimmee, FL	2.0	2.0	938	$1,500	$1.60	23d	1	0.75mi
72 Silver Park Cir Unit 72 Kissimmee, FL	2.0	2.0	936	$1,750	$1.87	17d	1	0.75mi
2406 Parsons Pond Cir Kissimmee, FL	3.0	2.0	1164	$1,995	$1.71	23d	1	0.76mi
13 Silver Park Cir Kissimmee, FL	2.0	2.0	938	$1,499	$1.60	4d	1	0.77mi
2483 Shelby Cir Kissimmee, FL	3.0	2.0	1413	$2,300	$1.63	10d	1	0.77mi
2483 Shelby Cir Kissimmee, FL	3.0	2.0	1413	$2,300	$1.63	10d	1	0.77mi
165 Toluca Dr Kissimmee, FL	3.0	2.0	1260	$1,899	$1.51	23d	1	0.81mi
138 Las Brisas Way Kissimmee, FL	2.0	2.0	960	$1,450	$1.51	10d	1	0.81mi
2414 Harbor Town Dr Kissimmee, FL	4.0	2.0	1263	$1,800	$1.43	23d	1	0.85mi
2504 Parsons Pond Cir Kissimmee, FL	3.0	2.0	1052	$2,000	$1.90	17d	1	0.87mi
37 Las Brisas Way Kissimmee, FL	2.0	2.0	960	$1,500	$1.56	23d	1	0.89mi
37 Las Brisas Way Unit 37 Kissimmee, FL	2.0	2.0	960	$1,600	$1.67	23d	1	0.89mi
49 Las Brisas Ct Kissimmee, FL	2.0	2.0	960	$1,420	$1.48	23d	1	0.90mi
19 Lago Mesa Way Kissimmee, FL	2.0	2.0	960	$1,599	$1.67	23d	1	0.92mi
2370 Harbor Town Dr Kissimmee, FL	3.0	2.0	1263	$1,950	$1.54	4d	1	0.93mi
354 Cervantes Dr Unit 354 Kissimmee, FL	2.0	2.5	1120	$1,600	$1.43	23d	1	0.95mi
751 Country Woods Cir Kissimmee, FL	3.0	2.0	1344	$2,750	$2.05	23d	1	0.99mi
2305 Cutler Ct Kissimmee, FL	3.0	2.0	1208	$1,979	$1.64	23d	1	1.05mi
109 Alderwood Dr Kissimmee, FL	2.0	2.0	1036	$1,685	$1.63	23d	1	1.06mi
206 Majors Ln Unit A Kissimmee, FL	3.0	2.0	1122	$1,800	$1.60	23d	1	1.06mi
201 Watts Ln Kissimmee, FL	3.0	2.5	1500	$1,700	$1.13	7d	1	1.06mi
203 Watts Ln Apt C Kissimmee, FL	2.0	2.5	1088	$1,550	$1.42	23d	1	1.07mi
255 Taylor Ln Unit 101 Kissimmee, FL	3.0	2.0	1159	$1,850	$1.60	21d	1	1.10mi
255 Taylor Ln Kissimmee, FL	3.0	2.0	1159	$1,800	$1.55	10d	1	1.10mi
255 Taylor Ln Unit 202 Kissimmee, FL	3.0	2.0	1159	$1,800	$1.55	21d	1	1.10mi

HOA detail

• Monthly dues: $166 · $1,992/yr

Listing history 15 events

1. 2026-05-14
   status Pending
2. 2026-04-17
   price $260,000
3. 2026-03-12
   status Active
4. 2026-03-03
   status Pending
5. 2026-01-20
   price $265,000
6. 2025-11-15
   listed $275,000 Active
7. 2009-12-21
   soldstatus $55,000
8. 2009-12-11
   soldstatus $55,000 148-char remark

   Show marketing remark (148 chars)

   "Short Sale; approval of the seller's lenders(s) may be conditioned upon the gross commission being reduced. BANK APPROVED. .. .. .. .. .. .. .

9. 2008-07-22
   listed $55,000 148-char remark

   Show marketing remark (148 chars)

   "Short Sale; approval of the seller's lenders(s) may be conditioned upon the gross commission being reduced. BANK APPROVED. .. .. .. .. .. .. .

10. 2006-07-11
    soldstatus $198,000
11. 2006-06-30
    soldstatus $198,000 33-char remark

    Show marketing remark (33 chars)

    A must see! Its ready to move in.

12. 2006-05-05
    listed $193,000 33-char remark

    Show marketing remark (33 chars)

    A must see! Its ready to move in.

13. 2004-04-07
    soldstatus $110,000
14. 2002-09-27
    soldstatus $89,000
15. 1995-12-01
    soldstatus $74,900

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$1,212/yr (+$101/mo · 128.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $25,855
• − Mortgage interest: −$14,564
• − Property taxes: −$946
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$1,992
• − Depreciation: −$7,564
• Taxable loss: −$4,648
• Est. tax savings @ 24.0%: +$1,115
• After-tax cash flow: $941/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): 40,030
• Household income: $62,992
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1624.0

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: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 25% White 10% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 43% Cuban 5% Dominican 7%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 32% English-only · Spanish 63% French/Haitian/Cajun 2% Tagalog/Filipino 2%

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: ▼ -304.87%
• Current HPI: 352.0782
• Rent YoY: ▲ 0.34%
• 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

+247.1% since first listed

15 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-15 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-21 Sold (Public Records) $55,000 Public Records
• 2009-12-11 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2008-07-22 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-11 Sold (Public Records) $198,000 Public Records
• 2006-06-30 Sold (MLS) $198,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-05 Listed $193,000 Stellar MLS as Distributed by MLS Grid
• 2004-04-07 Sold (Public Records) $110,000 Public Records
• 2002-09-27 Sold (Public Records) $89,000 Public Records
• 1995-12-01 Sold (Public Records) $74,900 Public Records

Property tax history

+0.9%/yr

Latest (2025): $946 · +38.2% YoY. Source: county tax records.