Eagle Plan · Poinciana, FL 34758

$351,999

4 bd · 2.5 ba · 2,271 sqft · SingleFamily · 142 Days on market

Good condition Garage $125/mo HOA · 5% 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 +5.6/30.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• 1% rule +1.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The two-story Eagle floor plan offers 2,271 square feet of thoughtfully designed, open-concept living space featuring 4 bedrooms, 2.5 bathrooms, a versatile loft, and a 2-car garage. On the first floor, you'll find a welcoming foyer that flows into a spacious great room, dining area, and modern kitchen, plus a convenient half bath. Upstairs, enjoy a flexible loft space, three secondary bedrooms, a full bathroom, and laundry room. Your private primary suite is also located upstairs and includes a spacious bathroom with dual vanity sinks, a walk-in shower, and a generous walk-in closet.

Key facts

• Relaxing patio
• Modern kitchen
• Versatile loft

Tags

• OPEN-CONCEPT LIVING SPACE
• VERSATILE LOFT
• MODERN KITCHEN
• PRIVATE PRIMARY SUITE
• RELAXING PATIO

🏗️ New construction. The $351,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $365,893.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $352k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-759 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (27.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (31.9% below list).
• Recommended offer: $240k (31.9% below list) — sets the bar for 1% rule.

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+, amenities F, commute F.
• 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: Koa Elementary School (math 30% / reading 38%, grade F, #1,744 of 2,144 statewide, top 82%, 667 students, 63% FRL); Discovery Intermediate School (math 25% / reading 30%, grade F, #495 of 571 statewide, top 87%, 898 students, 62% FRL); Liberty High School (math 15% / reading 25%, grade F, #554 of 667 statewide, top 84%, 1,613 students, 52% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 27% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the Osceola average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 840 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 43% of the median local income ($66k/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 $11k 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 142 days — a 12% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Recommended offer $239,801 (31.9% 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 142 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. 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: 0.66% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.89%
• DSCR: 0.60
• GRM: 12.7

CMA / ARV

• ARV (median comp): $365,893
• List price: $351,999
• Delta: -3.80%
• 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
5449 Isla Saona Dr	0.00mi	5/3.0 (+1)	2,287 (+1%)	0mo	$362,794	$159	92
5455 Isla Saona Dr	0.00mi	4/3.0	2,075 (-9%)	1mo	$358,174	$173	83
5442 Isla Saona Dr	0.00mi	4/3.0	2,075 (-9%)	2mo	$374,724	$181	82
5788 Portico Pl	0.31mi	4/2.5	2,197 (-3%)	1mo	$388,864	$177	79
5641 Gingham Dr	0.19mi	4/3.5	2,138 (-6%)	0mo	$400,000	$187	77
5441 Crown Point Rd	0.50mi	4/2.5	2,271 (0%)	1mo	$362,829	$160	76
5431 Isla Saona Dr	0.49mi	5/3.0 (+1)	2,287 (+1%)	1mo	$361,934	$158	68
5807 Portico Pl	0.35mi	4/3.5	1,989 (-12%)	0mo	$380,129	$191	59
5806 Portico Pl	0.32mi	4/3.5	2,582 (+14%)	4mo	$470,000	$182	55
5430 Isla Saona Dr	0.65mi	4/3.0	2,075 (-9%)	1mo	$355,000	$171	52
5423 Crown Point Rd	0.55mi	5/3.5 (+1)	2,471 (+9%)	1mo	$365,000	$148	50
726 Irvine Ranch Rd	0.69mi	3/2.5 (-1)	2,427 (+7%)	2mo	$420,000	$173	50

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -34.6%
• Equity multiple: -0.10×
• Total profit: $-112,678
• Equity at exit: $54,556

10-year hold

• IRR: -61.7%
• Equity multiple: -0.76×
• Total profit: $-180,141
• Equity at exit: $31,636

Cash invested: $102,450 (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: 70 active · 60 under contract
• Months of supply: 7.4 mo (14%/mo absorbed)
• Median asking: $384,450 ($179/sqft)
• Median days on market: 94 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -10.0% vs current asking $/sqft

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

ZIP-level market 34758

• Home prices YoY: -14.3%
• Rents YoY: 0.8%
• Active inventory: 840
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,398 high
• Mortgage (P&I): −$1,919
• Tax est. 1.5%: −$457 /mo · $5,488/yr
• Insurance: −$152
• HOA: −$125
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-759

Break-even live

Break-even rent $3,359

Max offer price $256,039

Occupancy floor —

Sensitivity live

Price	-10% $-506	-5% $-633	+0% $-759	+5% $-886	+10% $-1,012
Rent	-10% $-949	-5% $-854	+0% $-759	+5% $-664	+10% $-570
Rate	-1.0pp $-575	-0.5pp $-666	base $-759	+0.5pp $-854	+1.0pp $-950

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: $91,473
• Closing costs: $10,977
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5063 Loggia Ln Unit A Poinciana, FL	3.0	2.0	1825	$2,200	$1.21	67d	1	0.02mi
5075 Loggia Ln Unit A Poinciana, FL	3.0	2.0	1825	$2,200	$1.21	40d	1	0.02mi
5075 Loggia Ln Unit A Poinciana, FL	3.0	2.0	1825	$2,200	$1.21	56d	1	0.02mi
5640 Nispero Way Kissimmee, FL	3.0	2.0	1603	$2,190	$1.37	119d	1	0.04mi
5652 Nispero Way Kissimmee, FL	3.0	2.5	1853	$2,390	$1.29	119d	1	0.04mi
5625 Le Marin Way Kissimmee, FL	3.0	2.0	2000	$2,400	$1.20	99d	1	0.07mi
5682 Nispero Way Kissimmee, FL	3.0	2.5	1853	$2,200	$1.19	7d	1	0.08mi
5637 Le Marin Way Kissimmee, FL	4.0	3.0	2109	$2,450	$1.16	7d	1	0.08mi
5665 Nispero Way Kissimmee, FL	3.0	2.5	1856	$2,350	$1.27	119d	1	0.09mi
5671 Nispero Way Kissimmee, FL	3.0	2.0	1608	$2,350	$1.46	82d	1	0.09mi
5456 Le Marin Way Poinciana, FL	4.0	2.0	1845	$2,000	$1.08	119d	1	0.09mi
5786 Gingham Dr Kissimmee, FL	4.0	3.0	2109	$2,600	$1.23	6d	1	0.14mi
5781 Gingham Dr Kissimmee, FL	4.0	2.0	1936	$2,390	$1.23	119d	1	0.14mi
5750 Gingham Dr Kissimmee, FL	4.0	2.0	1940	$2,350	$1.21	119d	1	0.19mi
4763 Guinep Ln Kissimmee, FL	4.0	2.5	1879	$2,300	$1.22	74d	1	0.20mi
4690 Ackee Rd Unit Labs Kissimmee, FL	5.0	3.5	3053	$3,200	$1.05	110d	1	0.20mi
2452 Skyline Loop Poinciana, FL	3.0	2.5	1688	$2,000	$1.18	7d	1	0.23mi
2452 Skyline Loop Poinciana, FL	3.0	2.5	1840	$1,900	$1.03	73d	1	0.23mi
2452 Skyline Loop Poinciana, FL	3.0	3.0	1840	$1,900	$1.03	9d	1	0.23mi
5750 Le Marin Way Kissimmee, FL	3.0	2.0	1603	$2,450	$1.53	29d	1	0.23mi
2511 Skyline Loop Poinciana, FL	3.0	2.5	1834	$2,200	$1.20	74d	1	0.26mi
2494 Skyline Loop Poinciana, FL	3.0	2.5	1834	$1,900	$1.04	73d	1	0.26mi
2500 Skyline Loop Poinciana, FL	3.0	2.5	1738	$1,950	$1.12	9d	1	0.27mi
2500 Skyline Loop Kissimmee, FL	3.0	2.5	1689	$1,990	$1.18	119d	1	0.27mi
2533 Skyline Loop Poinciana, FL	3.0	2.5	1738	$1,800	$1.04	74d	1	0.28mi
2524 Skyline Loop Poinciana, FL	3.0	2.5	1738	$1,900	$1.09	9d	1	0.29mi
2528 Skyline Loop Poinciana, FL	3.0	2.5	1840	$2,000	$1.09	65d	1	0.29mi
2557 Skyline Loop Poinciana, FL	3.0	2.5	1689	$2,000	$1.18	7d	1	0.30mi
2563 Skyline Loop Poinciana, FL	3.0	2.5	1813	$1,875	$1.03	42d	1	0.31mi
2567 Skyline Loop Poinciana, FL	3.0	2.5	1813	$1,875	$1.03	42d	1	0.31mi
5794 Le Marin Way Kissimmee, FL	4.0	2.5	1881	$2,300	$1.22	87d	1	0.31mi
5794 Le Marin Way Kissimmee, FL	4.0	2.5	1881	$2,300	$1.22	42d	1	0.31mi
2550 Skyline Loop Poinciana, FL	3.0	2.5	1873	$2,150	$1.15	98d	1	0.31mi
2550 Skyline Loop Poinciana, FL	3.0	3.0	1873	$2,300	$1.23	117d	1	0.31mi
4665 Yellow Elder Way Kissimmee, FL	5.0	2.5	2520	$2,700	$1.07	74d	1	0.32mi
2562 Skyline Loop Poinciana, FL	3.0	2.5	1689	$1,800	$1.07	73d	1	0.32mi
2583 Skyline Loop Poinciana, FL	3.0	2.5	1863	$1,950	$1.05	64d	1	0.33mi
2580 Skyline Loop Poinciana, FL	3.0	2.5	1840	$1,900	$1.03	0d	1	0.34mi
2607 Skyline Loop Poinciana, FL	3.0	2.5	1834	$1,950	$1.06	42d	1	0.35mi
3575 Mayfair St Kissimmee, FL	3.0	2.5	1750	$1,890	$1.08	119d	1	0.37mi

Property features AI

Finance

• Other: Address: 5656 Loggia Ln, Kissimmee FL 34758
• Financial info: List price $351,999

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Single-family plan (Eagle)
• Exterior features: Living area approximately 2271

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named EagleActive new-construction plan

Listing history 50 events

1. 2026-09-24
   days on market $351,999 Active 142 DOM
2. 2026-09-23
   days on market $351,999 Active 141 DOM
3. 2026-09-22
   days on market $351,999 Active 140 DOM
4. 2026-09-21
   days on market $351,999 Active 139 DOM
5. 2026-09-20
   days on market $351,999 Active 138 DOM
6. 2026-09-19
   days on market $351,999 Active 137 DOM
7. 2026-09-18
   days on market $351,999 Active 136 DOM
8. 2026-09-17
   days on market $351,999 Active 135 DOM
9. 2026-09-16
   days on market $351,999 Active 134 DOM
10. 2026-09-15
    days on market $351,999 Active 133 DOM
11. 2026-09-14
    days on market $351,999 Active 132 DOM
12. 2026-09-13
    days on market $351,999 Active 131 DOM
13. 2026-09-12
    days on market $351,999 Active 130 DOM
14. 2026-09-11
    days on market $351,999 Active 129 DOM
15. 2026-09-05
    days on market $351,999 Active 123 DOM
16. 2026-09-04
    days on market $351,999 Active 122 DOM
17. 2026-09-03
    days on market $351,999 Active 121 DOM
18. 2026-08-31
    days on market $351,999 Active 118 DOM
19. 2026-08-30
    days on market $351,999 Active 117 DOM
20. 2026-08-29
    days on market $351,999 Active 116 DOM
21. 2026-08-28
    days on market $351,999 Active 115 DOM
22. 2026-08-27
    days on market $351,999 Active 114 DOM
23. 2026-08-26
    days on market $351,999 Active 113 DOM
24. 2026-08-25
    days on market $351,999 Active 112 DOM
25. 2026-08-22
    days on market $351,999 Active 109 DOM
26. 2026-08-21
    days on market $351,999 Active 108 DOM
27. 2026-08-20
    days on market $351,999 Active 107 DOM
28. 2026-08-19
    days on market $351,999 Active 106 DOM
29. 2026-08-18
    days on market $351,999 Active 105 DOM
30. 2026-08-17
    days on market $351,999 Active 104 DOM
31. 2026-08-16
    days on market $351,999 Active 103 DOM
32. 2026-08-15
    days on market $351,999 Active 102 DOM
33. 2026-08-14
    days on market $351,999 Active 101 DOM
34. 2026-08-13
    days on market $351,999 Active 100 DOM
35. 2026-08-12
    days on market $351,999 Active 99 DOM
36. 2026-08-10
    days on market $351,999 Active 97 DOM
37. 2026-08-09
    days on market $351,999 Active 96 DOM
38. 2026-08-08
    days on market $351,999 Active 95 DOM
39. 2026-08-06
    days on market $351,999 Active 93 DOM
40. 2026-08-05
    days on market $351,999 Active 92 DOM
41. 2026-08-04
    days on market $351,999 Active 91 DOM
42. 2026-08-03
    days on market $351,999 Active 90 DOM
43. 2026-07-31
    days on market $351,999 Active 87 DOM
44. 2026-07-30
    days on market $351,999 Active 86 DOM
45. 2026-07-30
    days on market $351,999 Active 85 DOM
46. 2026-07-28
    days on market $351,999 Active 84 DOM
47. 2026-07-26
    days on market $351,999 Active 82 DOM
48. 2026-07-24
    days on market $351,999 Active 80 DOM
49. 2026-07-23
    days on market $351,999 Active 79 DOM
50. 2026-07-22
    days on market $351,999 Active 78 DOM

ⓘ 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: $28,776
• − Mortgage interest: −$20,496
• − Property taxes: −$5,488
• − Insurance: −$1,829
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − HOA: −$1,500
• − Depreciation: −$10,644
• Taxable loss: −$15,786
• Est. tax savings @ 24.0%: +$3,789
• After-tax cash flow: $-5,322/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 · 12 photos

Good 80/100 None rehab

This two-story home is in excellent condition with a modern design and well-maintained exterior. It offers a spacious open-concept floor plan and is move-in ready.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Koa Elementary School F FL #1,744/2,144 Nat'l #24,299/41,679 Middle Discovery Intermediate School F FL #495/571 Nat'l #9,659/14,009 High Liberty High School F FL #554/667 Nat'l #14,027/17,239

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

D Composite livability gradescore 57/100

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: Osceola County · 447,624 people
• City population: 91,336
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 46,768
• Household income: $66,339
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 28% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 60% Black 22% Two or more races 16% White 13% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 36% Cuban 3% Dominican 7%
• Common ancestry: Hispanic 8% Romanian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 42% English-only · Spanish 48% French/Haitian/Cajun 7% Arabic 1%

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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: ▼ -49.53%
• Current HPI: 295.8928
• Rent YoY: ▲ 0.82%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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: Address: 5656 Loggia Ln, Kissimmee FL 34758
• Financial info: List price $351,999

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Single-family plan (Eagle)
• Exterior features: Living area approximately 2271

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named EagleActive new-construction plan