1742 Coriander Dr #1742 · Poinciana, FL 34759

$189,900

2 bd · 2.0 ba · 1,050 sqft · Land · 92 Days on market

Built 2026 3,663 sqft lot $305/mo HOA · 19% of rent

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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 +6.0/30.0
• Appreciation +4.3/10.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0

Listing remarks

Under contract-accepting backup offers. MOVE IN TODAY - Honesty Home Builders presents brand-new 2-bedroom, 2-bathroom villas in Tuscany Preserve, a private gated community. These modern quadplex villas boast Spanish-style Tiled roofs, adding timeless charm to the community’s exterior. These modern quadplex villas feature ceramic tile throughout, 42” cabinets, granite countertops, and state-of-the-art stainless steel appliances. Tuscany Preserve provides exclusive amenities including a private gym, clubhouse, pool, tennis and basketball courts. Each home owner has high-speed internet and hundreds of TV channels covered by the association, life here is effortless! All financing o

Key facts

• Exclusive amenities
• 42 inch cabinets
• Granite countertops

Tags

• PRIVATE GATED COMMUNITY
• SPANISH-STYLE TILED ROOFS
• CERAMIC TILE THROUGHOUT
• 42 INCH CABINETS
• GRANITE COUNTERTOPS
• EXCLUSIVE AMENITIES

Property features AI

Finance

• Other: Condo land included
• Financial info: Total monthly fees noted $305; total annual fees $3,660
• HOA & community: HOA required (Tuscany Preserve HOA; Association of Poinciana Villages); Monthly HOA dues charged (primary fee $270; additional fee $35); HOA includes cable TV, internet, pool, security, trash; Community amenities: clubhouse, fitness center, pool, playground, park, tennis courts, basketball court, sidewalks, deed restrictions; Association approval required; Pets allowed

Exterior

• Parking: Parking information not provided
• Security: Gated community; Community security
• Utilities: Public water; Public sewer; Electricity available and connected; Water and sewer available and connected
• Home design: Townhouse; One story; New construction; Faces east
• Construction: Block construction; Tile roof; Built as completed; Built on slab foundation; Year built not specified
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Stone counters; Thermostat
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $190k.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (16.5% below list).
• Recommended offer: $137k (27.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 57/100 on livability (#859 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 1151 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,176 (27.8% 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 92 days. Have you received any prior offers? Is the seller open to a 28% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.84% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.22%
• DSCR: 0.63
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.17×
• Total profit: $-44,272
• Equity at exit: $41,516

10-year hold

• IRR: -17.3%
• Equity multiple: -0.27×
• Total profit: $-67,725
• Equity at exit: $40,010

Cash invested: $53,172 (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 34759

• Home prices YoY: -0.5%
• Rents YoY: 1.1%
• Active inventory: 1151
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$305
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-364

Break-even live

Break-even rent $2,047

Max offer price $137,176

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1764 Coriander Dr Kissimmee, FL	2.0	2.0	1056	$1,390	$1.32	3d	1	0.01mi
1769 Coriander Dr Kissimmee, FL	2.0	2.0	784	$1,299	$1.66	23d	1	0.04mi
1782 Coriander Dr Kissimmee, FL	3.0	2.0	1056	$1,600	$1.52	3d	1	0.04mi
1560 Cumin Dr Kissimmee, FL	2.0	2.0	923	$1,395	$1.51	23d	1	0.05mi
1786 Coriander Dr Kissimmee, FL	3.0	2.0	1056	$1,600	$1.52	3d	1	0.05mi
1563 Cumin Dr Kissimmee, FL	2.0	2.0	1056	$1,400	$1.33	14d	1	0.09mi
1601 Cumin Dr Kissimmee, FL	2.0	2.0	923	$1,550	$1.68	10d	1	0.12mi
1631 Cumin Dr Kissimmee, FL	2.0	2.0	1055	$1,500	$1.42	3d	1	0.17mi
1631 Cumin Dr Kissimmee, FL	2.0	2.0	1055	$1,500	$1.42	23d	1	0.17mi
404 Cinnamon Dr Kissimmee, FL	3.0	2.0	1321	$1,775	$1.34	14d	1	0.18mi
1130 Chervil Dr Kissimmee, FL	3.0	2.5	1495	$1,575	$1.05	23d	1	0.23mi
446 Caraway Dr Kissimmee, FL	3.0	2.0	1334	$1,675	$1.26	23d	1	0.23mi
339 W Aster Ct Kissimmee, FL	3.0–4.0	2.0–3.0	1504	$1,695	$1.13	2d	1	0.51mi
2150 Mystic Ring Loop Kissimmee, FL	3.0	2.0	1245	$1,700	$1.37	11d	1	0.59mi
2140 Mystic Ring Loop Kissimmee, FL	3.0	2.0	1245	$1,495	$1.20	14d	1	0.60mi
319 Erie Dr Kissimmee, FL	3.0	2.0	1310	$1,765	$1.35	14d	1	0.72mi
1202 Lake Marion Golf Resort #1202 Poinciana, FL	2.0	2.0	981	$1,200	$1.22	23d	1	0.77mi
319 Erie Ct Kissimmee, FL	3.0	2.0	1310	$1,815	$1.39	23d	1	0.81mi
145 Ocean Bluff Dr Kissimmee, FL	3.0	2.0	1249	$1,500	$1.20	23d	1	0.81mi
6101 Lake Marion Golf Resort Poinciana, FL	2.0	2.0	981	$1,229	$1.25	23d	1	0.82mi
341 Port Pleasant Dr Unit 341 Poinciana, FL	2.0	2.0	812	$1,450	$1.79	23d	1	0.84mi
14201 Indian Creek Dr #14201 Poinciana, FL	3.0	2.0	1218	$1,450	$1.19	23d	1	0.88mi
1142 Nelson Meadow Ln Kissimmee, FL	3.0	2.0	1288	$1,700	$1.32	23d	1	1.44mi
1144 Nelson Meadow Ln Kissimmee, FL	3.0	2.0	1288	$1,795	$1.39	23d	1	1.44mi
245 Cimarron Dr Kissimmee, FL	3.0	2.0	1245	$2,125	$1.71	23d	1	1.46mi
1019 N Platte Way Kissimmee, FL	3.0	2.0	1461	$1,595	$1.09	23d	1	1.49mi

HOA detail

• Monthly dues: $305 · $3,660/yr
• Likely covers: internetpoolgymsecurity

Listing history 16 events

1. 2026-06-07
   statusdays on market $189,900 Pending 92 DOM
2. 2026-06-05
   days on market $189,900 Active 90 DOM
3. 2026-06-03
   days on market $189,900 Active 88 DOM
4. 2026-06-01
   days on market $189,900 Active 87 DOM
5. 2026-05-31
   days on market $189,900 Active 86 DOM
6. 2026-05-21
   status Active
7. 2026-05-21
   price $189,900
8. 2026-05-07
   price $194,000
9. 2026-04-17
   price $194,999
10. 2026-02-27
    listed $199,999 Active
11. 2022-05-04
    soldstatus $240,000
12. 2022-05-04
    soldstatus $240,000
13. 2018-05-04
    soldstatus $30,000
14. 2013-09-26
    soldstatus $37,500
15. 2005-02-14
    soldstatus $1,600,000
16. 1997-12-24
    soldstatus $30,000

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $19,033
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − HOA: −$3,660
• − Depreciation: −$5,524
• Taxable loss: −$7,632
• Est. tax savings @ 24.0%: +$1,832
• After-tax cash flow: $-2,541/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: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 of 73 in FL

Livability — Poinciana

• Score: 57/100
• State rank: #859
• US rank: #21760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poinciana, FL
• County: Polk County · 740,051 people
• City population: 91,336
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 44,568
• Household income: $69,373
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 1186.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 55% White 21% Two or more races 20% Black 19%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 49% English-only · Spanish 48% French/Haitian/Cajun 2%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.48%
• Current HPI: 276.6861
• Rent YoY: ▲ 1.14%
• Metro: Lakeland-Winter Haven, 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

+533.0% since first listed

11 events — show timeline

• 2026-05-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $194,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $194,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $199,999 Stellar MLS as Distributed by MLS Grid
• 2022-05-04 Sold (Public Records) $240,000 Public Records
• 2022-05-04 Sold (Public Records) $240,000 Public Records
• 2018-05-04 Sold (Public Records) $30,000 Public Records
• 2013-09-26 Sold (Public Records) $37,500 Public Records
• 2005-02-14 Sold (Public Records) $1,600,000 Public Records
• 1997-12-24 Sold (Public Records) $30,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $330 · +0.5% YoY. Source: county tax records.