1002 Carolina Ave · St. Cloud, FL 34769

$106,000

3 bd · 1.0 ba · 1,049 sqft · SingleFamily public records · 98 Days on market

Built 1910 7,492 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Auction Property. Welcome! This ranch-style home features a single-level layout with two bedrooms, one bathroom, and an open main living space offering maximum convenience. The front and rear porches extend the living space, while its open backyard is just waiting for your imagination to run wild. The location offers outstanding accessibility to daily needs with Publix, Aldi, and a variety of shopping centers close by. In addition, residents enjoy immediate access to St. Cloud Lakefront Park, providing natural beauty and recreation activities right at your doorstep. At the same time, the property's strategic positioning near the Florida Turnpike and S Narcoossee Rd ensures seamless connecti

Key facts

• Single-level layout
• Open backyard
• 7,492 sq ft lot

Tags

• SINGLE-LEVEL LAYOUT
• OPEN MAIN LIVING SPACE
• FRONT AND REAR PORCHES
• OPEN BACKYARD

Property features AI

Finance

• Other: Corner parcel of approximately 0.17 acres; Zoning: SR2
• Financial info: Lease restrictions: none
• HOA & community: No HOA; Pets allowed

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single-family residence; One level; Faces east; Residential property
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation
• Exterior features: Porch; Sidewalk; Corner lot; Paved road

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Wood flooring; No built-in appliances listed
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 4.0% in St. Cloud — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Michigan Avenue Elementary School (math 51% / reading 49%, grade D+, #1,070 of 2,144 statewide, top 51%, 807 students, 43% FRL); St. Cloud High School (math 32% / reading 50%, grade F, #289 of 667 statewide, top 44%, 2,264 students, 51% FRL).
• Market conditions: Rents rising (+1.4%/yr); 258 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% of the median local income ($67k/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 $733 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $96,460 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.80% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.30%
• DSCR: 2.21
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $277,985
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Carolina Ave	0.23mi	2/1.0 (-1)	1,015 (-3%)	3mo	$265,000	$261	77
714 Florida Ave	0.50mi	3/2.0	1,087 (+4%)	2mo	$170,000	$156	65
401 Delaware Ave	0.43mi	3/2.0	1,100 (+5%)	4mo	$337,000	$306	64
1010 Mississippi Ave	0.28mi	2/2.0 (-1)	1,124 (+7%)	3mo	$325,000	$289	63
18 17th St	0.49mi	2/2.0 (-1)	1,040 (-1%)	5mo	$247,500	$238	63
1612 Eastern Ave	0.52mi	3/1.0	1,001 (-5%)	6mo	$295,000	$295	63
315 E 5th St	0.63mi	2/1.0 (-1)	1,000 (-5%)	2mo	$265,000	$265	56
325 Florida Ave	0.63mi	2/1.0 (-1)	1,120 (+7%)	1mo	$200,000	$179	53
12 Delaware Ave	0.69mi	3/2.0	1,120 (+7%)	1mo	$340,000	$304	51
413 Eastern Ave	0.53mi	3/2.0	1,160 (+11%)	6mo	$360,000	$310	49
437 New York Ave	0.67mi	2/1.0 (-1)	1,161 (+11%)	1mo	$175,000	$151	45
1200 Massachusetts Ave	0.70mi	2/2.0 (-1)	1,119 (+7%)	4mo	$157,500	$141	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 · 1.35% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.77×
• Total profit: $22,802
• Equity at exit: $15,805

10-year hold

• IRR: 26.4%
• Equity multiple: 3.13×
• Total profit: $63,213
• Equity at exit: $9,165

Cash invested: $29,680 (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 34769

• Home prices YoY: -24.6%
• Rents YoY: 1.4%
• Active inventory: 258
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$556
• Tax from tax record: −$236 /mo · $2,827/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $675

Break-even live

Break-even rent $1,058

Max offer price $106,000

Occupancy floor 60%

Sensitivity live

Price	-10% $735	-5% $705	+0% $675	+5% $645	+10% $615
Rent	-10% $524	-5% $600	+0% $675	+5% $751	+10% $826
Rate	-1.0pp $729	-0.5pp $702	base $675	+0.5pp $648	+1.0pp $620

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Carolina Ave Saint Cloud, FL	2.0	1.0	1015	$2,500	$2.46	24d	1	0.22mi
1022 Oregon Ave Saint Cloud, FL	2.0	2.0	768	$1,700	$2.21	8d	1	0.24mi
1108 Oregon Ave Saint Cloud, FL	3.0	2.0	1400	$2,200	$1.57	22d	1	0.24mi
91 10th St Unit 91 St Cloud, FL	2.0	1.0	1000	$1,700	$1.70	24d	1	0.27mi
1400 Carolina Ave Saint Cloud, FL	2.0	1.5	920	$1,495	$1.62	24d	1	0.29mi
817 Eastern Ave St Cloud, FL	3.0	2.0	1280	$1,599	$1.25	24d	1	0.38mi
1513 Michigan Ave Saint Cloud, FL	3.0	2.0	1400	$1,900	$1.36	15d	1	0.40mi
1007 Florida Ave Saint Cloud, FL	1.0–2.0	1.0	800	$1,350	$1.69	17d	2	0.42mi
519 Mississippi Ave Saint Cloud, FL	3.0	2.0	1192	$1,970	$1.65	11d	1	0.42mi
9 E 5th St St Cloud, FL	3.0	2.0	1110	$1,495	$1.35	24d	1	0.47mi
821 Pennsylvania Ave Saint Cloud, FL	3.0	1.0	1048	$1,695	$1.62	8d	1	0.50mi
215 Illinois Ave Saint Cloud, FL	2.0	2.0	1416	$1,995	$1.41	24d	1	0.59mi
284 Reese Ct Saint Cloud, FL	3.0	2.0	1380	$2,000	$1.45	24d	1	0.61mi
715 Michigan Ct #3 Saint Cloud, FL	2.0	1.0	784	$1,300	$1.66	24d	1	0.64mi
698 Michigan Ct #1 Saint Cloud, FL	2.0	1.0	784	$1,225	$1.56	22d	1	0.65mi
514 New York Ave Saint Cloud, FL	2.0	2.0	1207	$1,550	$1.28	22d	1	0.66mi
712 Michigan Ct #3 Saint Cloud, FL	2.0	1.0	900	$1,600	$1.78	3d	1	0.68mi
714 Michigan Ct #4 Saint Cloud, FL	2.0	1.0	784	$1,350	$1.72	17d	1	0.69mi
731 Michigan Ct St Cloud, FL	2.0	1.0	784	$1,350	$1.72	8d	1	0.69mi
733 Michigan Ct St Cloud, FL	2.0	1.0	784	$1,295	$1.65	24d	1	0.69mi
616 Massachusetts Ave Unit A St Cloud, FL	2.0	1.0	900	$999	$1.11	24d	1	0.69mi
616 Massachusetts Ave Unit A St Cloud, FL	2.0	1.0	900	$999	$1.11	22d	1	0.69mi
720 Michigan Ct #4 Saint Cloud, FL	2.0	1.0	784	$1,295	$1.65	24d	1	0.71mi
720 Michigan Ct #2 Saint Cloud, FL	2.0	1.0	784	$1,199	$1.53	24d	1	0.71mi
736 Michigan Ct #4 Saint Cloud, FL	2.0	1.0	784	$1,300	$1.66	12d	1	0.72mi
613 Minnesota Ave Saint Cloud, FL	3.0	2.0	1382	$2,175	$1.57	21d	1	0.80mi
814 Minnesota Ave Saint Cloud, FL	4.0	3.0	1400	$3,000	$2.14	4d	1	0.81mi
942 Whisler Ct Saint Cloud, FL	3.0	2.0	1184	$2,125	$1.79	24d	1	0.94mi
608 Missouri Ave Saint Cloud, FL	2.0	1.0	956	$1,395	$1.46	3d	1	0.96mi
1606 Connecticut Ave Saint Cloud, FL	3.0	2.0	1225	$1,895	$1.55	18d	1	0.97mi
106 Edgewater Dr Saint Cloud, FL	3.0	3.0	1028	$2,800	$2.72	24d	1	1.01mi
1871 Cactus Ct Saint Cloud, FL	3.0	2.0	900	$1,400	$1.56	18d	1	1.24mi
1863 Shumard Ave Unit 1863 St Cloud, FL	3.0	2.0	1473	$2,100	$1.43	4d	1	1.33mi
607 Alabama Ave Saint Cloud, FL	2.0	2.0	952	$2,000	$2.10	15d	1	1.34mi
2596 Wekiva Ln Saint Cloud, FL	2.0	2.0	1159	$1,750	$1.51	24d	1	1.35mi
2400 16th St Saint Cloud, FL	3.0	2.0	1040	$1,799	$1.73	18d	1	1.41mi

Listing history 15 events

1. 2026-06-18
   days on market $106,000 Active 98 DOM
2. 2026-06-17
   days on market $106,000 Active 97 DOM
3. 2026-06-16
   days on market $106,000 Active 96 DOM
4. 2026-06-15
   days on market $106,000 Active 95 DOM
5. 2026-06-13
   days on market $106,000 Active 93 DOM
6. 2026-06-13
   days on market $106,000 Active 92 DOM
7. 2026-06-09
   days on market $106,000 Active 89 DOM
8. 2026-06-08
   days on market $106,000 Active 88 DOM
9. 2026-06-07
   days on market $106,000 Active 87 DOM
10. 2026-06-04
    days on market $106,000 Active 84 DOM
11. 2026-06-03
    days on market $106,000 Active 83 DOM
12. 2026-06-02
    days on market $106,000 Active 82 DOM
13. 2026-06-02
    days on market $106,000 Active 81 DOM
14. 2026-05-31
    days on market $106,000 Active 80 DOM
15. 2026-03-12
    listed $106,000 Active

ⓘ 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: $2,827 · $236/mo
• Projected year-2 tax: $2,827 · $236/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 4/10 Moderate
• 🌡 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: $22,950
• − Mortgage interest: −$5,938
• − Property taxes: −$2,827
• − Insurance: −$530
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$3,084
• Taxable income: $6,900
• Est. tax owed @ 24.0%: −$1,656
• After-tax cash flow: $6,448/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 — St. Cloud

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Cloud, FL
• County: Osceola County · 410,217 people
• City population: 29,247
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 30,204
• Household income: $67,148
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1138.0

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 0.60)
• Race & ethnicity: White 50% Hispanic / Latino 38% Two or more races 17% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 21% Dominican 5%
• Common ancestry: Romanian 3% Lithuanian 3% Russian 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 66% English-only · Spanish 31% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -106.08%
• Current HPI: 324.6715
• Rent YoY: ▲ 1.35%
• 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

1 event — show timeline

• 2026-03-12 Listed $106,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+18.9%/yr

Latest (2025): $2,827 · +642.4% YoY. Source: county tax records.