2654 Crown Ct #2654 · Kissimmee, FL 34741

$190,000

3 bd · 2.0 ba · 1,350 sqft · Condo · 244 Days on market

Built 1982 $377/mo HOA · 18% 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 +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR SALE 3 BEDROOM CONDO * * 2 STORY * * 2 BALCONIES * * FENCED PATIO * * CORNER UNIT * * ALL APPLIANCES INCLUDED * * THIS ONE WONT LAST * * PLEASE NOTE THE DECORATION PAPER ON THE TOP EDGES SHOWN ON THE PICTURES HAS BEEN REMOVED AND PAINTED * * SCHEDULE A SHOWING TODAY

Key facts

• Private balconies
• En-suite bath
• Modern kitchen

Tags

• OPEN-CONCEPT LIVING
• MODERN KITCHEN
• PRIVATE BALCONIES
• EN-SUITE BATH
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

Property features AI

Finance

• Other: Total living area approximately 1,350 square feet; Lot approximately 0.02 acres; No waterfront or water access
• HOA & community: Monthly HOA fee of $377 (includes water); Community mailbox; Cats and dogs allowed

Exterior

• Utilities: Public sewer; Water connected
• Home design: Condominium; Residential property; Two-story building; Unit on 2nd floor; Faces north
• Construction: Wood siding; Shingle roof; Built on slab foundation
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-9 ($-108/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (0.7% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• 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: Highlands Elementary School (math 31% / reading 34%, grade F, #1,787 of 2,144 statewide, top 84%, 665 students, 58% FRL); Kissimmee Middle School (math 28% / reading 31%, grade F, #469 of 571 statewide, top 84%, 1,289 students, 59% FRL); Osceola High School (math 26% / reading 32%, grade F, #456 of 667 statewide, top 68%, 2,391 students, 69% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 378 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• At $2,128/mo this rent would consume 49% of the median local household income ($52k/yr) (locally 5248% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 244 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; list at $190k implies a 70% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% 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 244 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 7.4

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: -20.9%
• Equity multiple: 0.30×
• Total profit: $-37,334
• Equity at exit: $28,330

10-year hold

• IRR: -27.1%
• Equity multiple: -0.06×
• Total profit: $-56,278
• Equity at exit: $16,428

Cash invested: $53,200 (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 34741

• Home prices YoY: -28.3%
• Rents YoY: -1.4%
• Active inventory: 378
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,128 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$377
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-9

Break-even live

Break-even rent $2,139

Max offer price $188,696

Occupancy floor 95%

Sensitivity live

Price	-10% $122	-5% $57	+0% $-9	+5% $-75	+10% $-140
Rent	-10% $-177	-5% $-93	+0% $-9	+5% $75	+10% $159
Rate	-1.0pp $87	-0.5pp $39	base $-9	+0.5pp $-58	+1.0pp $-108

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1233 Sago Palm Blvd Kissimmee, FL	2.0	2.0	996	$1,500	$1.51	25d	1	0.18mi
1230 Sago Palms Blvd #1230 Kissimmee, FL	2.0	2.0	996	$1,300	$1.31	25d	1	0.20mi
1700 Kenyon Cir Kissimmee, FL	2.0–4.0	2.0	1125	$1,484	$1.32	0d	7	0.30mi
1880 Destiny Blvd Kissimmee, FL	1.0–3.0	1.0–2.0	949	$2,296	$2.42	0d	33	0.31mi
1365 W Donegan Ave Kissimmee, FL	1.0–3.0	1.0–2.0	972	$2,190	$2.25	0d	11	0.34mi
2482 Temple Grove Ln Kissimmee, FL	3.0	2.5	1423	$1,995	$1.40	0d	1	0.41mi
2482 Temple Grove Ln Kissimmee, FL	3.0	2.5	1423	$1,995	$1.40	25d	1	0.41mi
2627 N Beaumont Ave Kissimmee, FL	3.0	2.0	1206	$1,925	$1.60	21d	1	0.43mi
2670 Pleasant Cypress Cir Kissimmee, FL	3.0	2.5	1771	$2,300	$1.30	25d	1	0.50mi
2434 John Young Pkwy Unit 6 Kissimmee, FL	2.0	2.5	1100	$1,700	$1.55	3d	1	0.50mi
2618 Pleasant Cypress Cir Kissimmee, FL	3.0	2.5	1771	$2,300	$1.30	19d	1	0.50mi
2676 Pleasant Cypress Cir Kissimmee, FL	3.0	2.5	1747	$2,650	$1.52	25d	1	0.51mi
1916 Cornett Pl Kissimmee, FL	4.0	2.0	1843	$2,800	$1.52	12d	1	0.55mi
2408 Temple Grove Ln Kissimmee, FL	3.0	2.5	1384	$1,795	$1.30	19d	1	0.57mi
2292 Centerra Loop Kissimmee, FL	3.0	2.5	1602	$2,350	$1.47	25d	1	0.61mi
801 Coastal Bay Ln Kissimmee, FL	1.0–4.0	1.0–3.0	1134	$1,899	$1.67	0d	31	0.62mi
2121 Painter Ln Kissimmee, FL	3.0	2.5	1838	$2,350	$1.28	9d	1	0.63mi
2121 Falmouth Ct Kissimmee, FL	3.0	2.0	1599	$2,450	$1.53	25d	1	0.66mi
2350 Rapollo Dr Kissimmee, FL	4.0	2.5	1841	$4,000	$2.17	25d	1	0.69mi
720 W Tropicana Ct Kissimmee, FL	3.0	1.0	1020	$1,795	$1.76	9d	1	0.70mi
555 Cadillac Blvd Kissimmee, FL	3.0	2.0	1077	$2,100	$1.95	6d	1	0.74mi
2414 Fassona Dr Kissimmee, FL	3.0	2.5	1603	$2,600	$1.62	25d	1	0.75mi
2340 Avian Loop Kissimmee, FL	4.0	2.5	1841	$3,200	$1.74	25d	1	0.77mi
1209 Bermuda Lakes Ln Kissimmee, FL	1.0–3.0	1.0–2.0	899	$2,166	$2.41	0d	7	0.77mi
1830 League Rd Kissimmee, FL	3.0	1.0–2.0	993	$2,975	$3.00	0d	108	0.78mi
1221 Bermuda Lakes Ln Kissimmee, FL	2.0	2.0	1103	$1,450	$1.31	25d	1	0.80mi
1222 Bermuda Lakes Ln Kissimmee, FL	2.0	2.0	1103	$1,550	$1.41	25d	1	0.82mi
2455 Varenna Loop Kissimmee, FL	3.0	2.5	1602	$2,550	$1.59	25d	1	0.82mi
2791 Rapollo Dr Kissimmee, FL	3.0	2.5	1540	$2,900	$1.88	0d	1	0.84mi
2147 Penny Ln Kissimmee, FL	4.0	2.5	1548	$1,900	$1.23	25d	1	0.89mi
2920 Flora Ridge Cir Kissimmee, FL	1.0–2.0	1.0–2.0	919	$2,161	$2.35	0d	11	0.90mi
2985 Home Run Rd Kissimmee, FL	1.0–3.0	1.0–2.0	1026	$2,919	$2.84	0d	38	0.90mi
2141 Penny Ln Kissimmee, FL	4.0	2.5	1548	$1,900	$1.23	25d	1	0.90mi
2146 Penny Ln Unit A Kissimmee, FL	3.0	2.0	1548	$2,150	$1.39	25d	1	0.90mi
2139 Penny Ln Kissimmee, FL	4.0	2.5	1548	$1,900	$1.23	16d	1	0.91mi
3021 Savosa Ave Kissimmee, FL	1.0–3.0	1.0–2.0	982	$2,047	$2.08	0d	17	0.91mi
851 Lake Tivoli Blvd Kissimmee, FL	1.0–3.0	1.0–2.0	1048	$2,031	$1.94	0d	30	0.93mi
2015 Claudia Ln Kissimmee, FL	3.0	2.5	1554	$1,850	$1.19	16d	1	0.98mi
2611 Amati Dr Kissimmee, FL	3.0	2.5	1603	$2,350	$1.47	19d	1	0.99mi
1101 Spring Meadow Dr Kissimmee, FL	2.0	1.5	924	$1,600	$1.73	22d	1	1.01mi

HOA detail condo

• Monthly dues: $377 · $4,524/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $190,000 Active 244 DOM
2. 2026-06-18
   days on market $190,000 Active 241 DOM
3. 2026-06-17
   days on market $190,000 Active 240 DOM
4. 2026-06-16
   days on market $190,000 Active 239 DOM
5. 2026-06-15
   days on market $190,000 Active 238 DOM
6. 2026-06-13
   days on market $190,000 Active 236 DOM
7. 2026-06-13
   days on market $190,000 Active 235 DOM
8. 2026-06-10
   days on market $190,000 Active 232 DOM
9. 2026-06-08
   days on market $190,000 Active 231 DOM
10. 2026-06-07
    days on market $190,000 Active 230 DOM
11. 2026-06-04
    days on market $190,000 Active 227 DOM
12. 2026-06-03
    days on market $190,000 Active 226 DOM
13. 2026-06-02
    days on market $190,000 Active 225 DOM
14. 2026-06-02
    days on market $190,000 Active 224 DOM
15. 2026-05-31
    days on market $190,000 Active 223 DOM
16. 2026-02-06
    status Active
17. 2026-01-05
    price $190,000
18. 2025-12-02
    price $210,000
19. 2025-11-11
    price $220,000
20. 2025-09-25
    listed $225,000 Active
21. 2021-03-19
    status Active
22. 2021-03-19
    historical
23. 2021-02-11
    status Pending
24. 2020-11-06
    price $145,000
25. 2020-11-05
    listed $140,000 Active
26. 2018-04-30
    soldstatus $112,000 Sold 279-char remark

    Show marketing remark (279 chars)

    FOR SALE 3 BEDROOM CONDO * * 2 STORY * * 2 BALCONIES * * FENCED PATIO * * CORNER UNIT * * ALL APPLIANCES INCLUDED * * THIS ONE WONT LAST * * PLEASE NOTE THE DECORATION PAPER ON THE TOP EDGES SHOWN ON THE PICTURES HAS BEEN REMOVED AND PAINTED * * SCHEDULE A SHOWING TODAY

27. 2018-04-13
    status Pending 279-char remark

    Show marketing remark (279 chars)

    FOR SALE 3 BEDROOM CONDO * * 2 STORY * * 2 BALCONIES * * FENCED PATIO * * CORNER UNIT * * ALL APPLIANCES INCLUDED * * THIS ONE WONT LAST * * PLEASE NOTE THE DECORATION PAPER ON THE TOP EDGES SHOWN ON THE PICTURES HAS BEEN REMOVED AND PAINTED * * SCHEDULE A SHOWING TODAY

28. 2018-03-19
    listed $119,900 Active 279-char remark

    Show marketing remark (279 chars)

    FOR SALE 3 BEDROOM CONDO * * 2 STORY * * 2 BALCONIES * * FENCED PATIO * * CORNER UNIT * * ALL APPLIANCES INCLUDED * * THIS ONE WONT LAST * * PLEASE NOTE THE DECORATION PAPER ON THE TOP EDGES SHOWN ON THE PICTURES HAS BEEN REMOVED AND PAINTED * * SCHEDULE A SHOWING TODAY

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $25,535
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − HOA: −$4,524
• − Depreciation: −$5,527
• Taxable loss: −$3,045
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $623/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): 58,716
• Household income: $52,409
• Rent vs Own: 67.1% rent · 32.9% own
• Severe rent burden: 5248.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 20% White 16% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 26% Cuban 4% Dominican 6%
• Common ancestry: Estonian 1% Russian 1% Lithuanian 1%
• Foreign-born: 39% · Canada, Jamaica
• Languages at home: 27% English-only · Spanish 66% Other Indo-European 2% Arabic 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: ▼ -115.96%
• Current HPI: 293.3914
• Rent YoY: ▼ -1.43%
• 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

+58.5% since first listed

13 events — show timeline

• 2026-02-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-03-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-06 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-05 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-30 Sold (MLS) $112,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-19 Listed $119,900 Stellar MLS as Distributed by MLS Grid