2602 Einwood Dr · Campbell, FL 34758

$179,900

3 bd · 2.0 ba · 1,507 sqft · Manufactured public records · 9 Days on market

Built 1984 10,193 sqft lot Est $217k · 17% under $146/mo HOA · 6% of rent

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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 +21.7/30.0
• ARV discount +15.0/15.0
• 1% rule +8.3/10.0
• DSCR +6.9/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home!!!! The serene setting of this home will "wow" you. This home has so much to offer, imagine watching the sunset off the lake while relaxing in your lanai by the beautiful pool. The large corner lot has a pond behind the home and this home features mature landscaping around the home and pool. Bring the family, perfect for a first time home buyer or investor. Enjoy the cozy fireplace in the living room on a chilly night. The master bedroom is spacious and the bathroom features a sunken tub and separate shower. This home is truly a must see!!! The community has a pool, fitness center and playground for the kids. The very low HOA includes your cable as well. This home also includes a new range and the roof was replaced in October 2020.

Key facts

• Built in pool
• Water views
• Large corner lot

Tags

• BUILT IN POOL
• WATER VIEWS
• NEW ROOF
• LARGE CORNER LOT
• IN GROUND POOL

Property features AI

Finance

• Other: Home is homestead exempt; No lease restrictions reported
• Financial info: Total annual fees reported: $1,752; Monthly fees reported: $146
• HOA & community: Monthly HOA fee of $83 (includes cable TV, pool, internet, and grounds maintenance); Association managed by First Service Residential; Community amenities include fitness center, park, playground, pool, and tennis courts; Pets allowed

Exterior

• Parking: Carport with 1 space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; High-speed internet/BB available; Phone available
• Home design: Residential manufactured double-wide home; Single-story (one level); Faces north; Crawlspace foundation with pillar/post/pier entry
• Construction: Vinyl siding exterior; Metal roof
• Exterior features: Covered patio and screened porch (side porch); Porch with sliding doors; Patio deck; In-ground private pool with deck; Outdoor lighting; Rain gutters; Private mailbox; Shed/storage; Tennis court(s) on property; Landscaped with trees; Corner lot with oversized, paved lot and drainage canal

Interior

• Kitchen: Built-in oven; Cooktop/Range; Dishwasher; Microwave; Refrigerator; Freezer; Exhaust fan
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Exhaust fan; Central air; Humidity control; Wall/window AC unit(s)
• Interior features: Ceiling fans; Dry bar; Kitchen/family room combo; Open floorplan; Solid surface counters; Walk-in closets; Blinds and curtain rods; Decorative electric fireplace in the living room (non wood-burning)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.1% vs local median 4.2% in Campbell — 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 58/100 on livability (#848 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment 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: Sunrise Elementary School (math 38% / reading 41%, grade F, #1,513 of 2,144 statewide, top 73%, 1,068 students, 51% FRL); Poinciana High School (math 24% / reading 31%, grade F, #470 of 667 statewide, top 71%, 2,455 students, 48% FRL).
• Market conditions: Rents flat; 610 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 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 $1k of loan paydown is wiped out by about $5k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 17y 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: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $217,008
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2631 Mcdaniel Dr	0.11mi	3/2.0	1,458 (-3%)	8mo	$245,000	$168	82
205 Albatross Way	0.17mi	3/2.0	1,352 (-10%)	8mo	$195,000	$144	68
202 Ellsworth Ct	0.27mi	2/2.0 (-1)	1,554 (+3%)	12mo	$215,000	$138	68

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-16,479
• Equity at exit: $26,824

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-10,838
• Equity at exit: $15,554

Cash invested: $50,372 (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 34758

• Home prices YoY: -14.3%
• Rents YoY: 0.8%
• Active inventory: 610
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,388 high
• Mortgage (P&I): −$943
• Tax from tax record: −$447 /mo · $5,360/yr
• Insurance: −$75
• HOA: −$146
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $275

Break-even live

Break-even rent $2,039

Max offer price $179,900

Occupancy floor 83%

Sensitivity live

Price	-10% $377	-5% $326	+0% $275	+5% $224	+10% $174
Rent	-10% $87	-5% $181	+0% $275	+5% $370	+10% $464
Rate	-1.0pp $366	-0.5pp $321	base $275	+0.5pp $229	+1.0pp $181

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2253 Sheboygan Pl Kissimmee, FL	3.0	2.0	1832	$2,100	$1.15	12d	1	0.44mi
2362 Barton Bay Ct Kissimmee, FL	3.0	2.0	1844	$1,950	$1.06	24d	1	0.60mi
4497 Bluff Oak Loop Kissimmee, FL	3.0	2.0	2115	$2,290	$1.08	4d	1	0.87mi
2443 Grey Hawk Dr Kissimmee, FL	3.0	2.0	1662	$2,450	$1.47	17d	1	0.99mi
2533 Old Kent Cir Kissimmee, FL	4.0	3.0	1888	$2,000	$1.06	15d	1	0.99mi
2449 Grey Hawk Dr Kissimmee, FL	3.0	2.0	1662	$2,450	$1.47	17d	1	1.00mi
1918 Ancestry Trl Kissimmee, FL	3.0	2.0	1432	$2,200	$1.54	24d	1	1.03mi
2562 Grey Hawk Dr Kissimmee, FL	4.0	2.5	1662	$2,650	$1.59	5d	1	1.13mi
2566 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	5d	1	1.13mi
2570 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	5d	1	1.14mi
2574 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	5d	1	1.14mi
2578 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,450	$1.47	21d	1	1.14mi
2578 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	5d	1	1.14mi
2582 Grey Hawk Dr Kissimmee, FL	4.0	2.5	1662	$2,650	$1.59	5d	1	1.15mi
2571 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	17d	1	1.15mi
2626 Ham Brown Rd Kissimmee, FL	3.0–4.0	2.5	1936	$2,320	$1.20	4d	16	1.18mi
4967 Pall Mall St Kissimmee, FL	4.0	3.0	1741	$2,500	$1.44	5d	1	1.24mi
2653 Broadwing St Kissimmee, FL	4.0	2.0	1903	$2,700	$1.42	15d	1	1.26mi
1918 Birnham Wood Bnd Kissimmee, FL	3.0	2.0	1551	$2,099	$1.35	24d	1	1.31mi
4986 Thames St Kissimmee, FL	4.0	3.0	1744	$2,500	$1.43	24d	1	1.33mi
4269 Nightcaps Way Kissimmee, FL	3.0	2.0	1555	$2,500	$1.61	24d	1	1.36mi
4301 Twisted Twig Bnd Kissimmee, FL	3.0	2.0	1267	$2,300	$1.82	24d	1	1.36mi
1814 Lindens St Kissimmee, FL	3.0	2.5	1463	$2,200	$1.50	24d	1	1.43mi
4213 Patterson Cv Kissimmee, FL	3.0	2.0	1700	$2,490	$1.46	24d	1	1.43mi
4327 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	4d	1	1.44mi
4207 Mountain Laurel Ln Kissimmee, FL	3.0	2.0	1260	$2,600	$2.06	24d	1	1.45mi
4273 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	21d	1	1.48mi
4273 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	5d	1	1.48mi
2359 Pocky Way Kissimmee, FL	3.0	2.0	1560	$2,300	$1.47	24d	1	1.48mi
2293 Pocky Way Kissimmee, FL	4.0	2.0	1854	$2,490	$1.34	24d	1	1.48mi

HOA detail

• Monthly dues: $146 · $1,752/yr
• Likely covers: cablelandscapingpoolgym

Listing history 8 events

1. 2026-06-21
   days on market $179,900 Active 9 DOM
2. 2026-06-18
   status $179,900 Active 6 DOM
3. 2026-06-17
   status $179,900 Pending 6 DOM
4. 2026-06-16
   days on market $179,900 Active 6 DOM
5. 2026-06-15
   days on market $179,900 Active 5 DOM
6. 2026-06-13
   days on market $179,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $179,900 Active 2 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: $5,360 · $447/mo
• Projected year-2 tax: $5,360 · $447/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 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,654
• − Mortgage interest: −$10,077
• − Property taxes: −$5,360
• − Insurance: −$900
• − Repairs & maintenance: −$2,292
• − Management: −$2,292
• − HOA: −$1,752
• − Depreciation: −$5,233
• Taxable income: $747
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $3,125/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 — Campbell

• Score: 58/100
• State rank: #848
• US rank: #21421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Osceola County · 410,217 people
• City population: 60,595
• 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: 1302.0

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: 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%

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

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

+240.7% since first listed

24 events — show timeline

• 2026-06-10 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2022-06-10 Sold (Public Records) $225,000 Public Records
• 2022-06-09 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-03-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-03-21 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-31 Listed $189,777 Stellar MLS as Distributed by MLS Grid
• 2020-10-19 Sold (Public Records) $148,000 Public Records
• 2020-10-16 Sold (MLS) $148,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-09-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-09-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-09-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-09-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-09-01 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2010-03-31 Sold (MLS) $47,500 Stellar MLS as Distributed by MLS Grid
• 2009-10-15 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 1997-11-05 Sold (Public Records) $92,500 Public Records
• 1991-07-08 Sold (Public Records) $105,000 Public Records
• 1983-09-01 Sold (Public Records) $52,800 Public Records
• 1981-10-01 Sold (Public Records) $52,800 Public Records

Property tax history

+15.5%/yr

Latest (2025): $5,360 · +66.6% YoY. Source: county tax records.