8516 Crystal Cove Loop · Four Corners, FL 34747

$260,000

3 bd · 2.5 ba · 1,291 sqft · Other public records · 23 Days on market

Built 2003

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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 +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy endless vacations with this upgraded townhome. Located in one of the most popular STR communities, plus location location location. Home is well cared for and has a south facing patio and balconey. * See additonal remarks * Emerald Island Resort is one of the most popular vacation home communities. This resort community is a large and exclusive development of spacious, executive vacation homes surrounding an exclusive, fully featured resort club house with many amenities for guests to enjoy, plus smaller pool cabanas in some of the outlying areas of the resort. As you enter you immediately find yourself in a luscious sub-tropical resort, with driveway that stretches toward a manned s

Key facts

• South facing patio
• Games room
• Built 2003

Tags

• SOUTH FACING PATIO
• EXCLUSIVE RESORT CLUB HOUSE
• MANNED SECURITY GATE HOUSE
• GAMES ROOM
• HIGH-SPEED INTERNET ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.2% in Four Corners — 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 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: schools F, amenities F, health & safety 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.
• Market conditions: Rents falling (-4.0%/yr); 1665 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 42% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $8k 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 23 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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.
• Current owner paid $143k; list at $260k implies a 82% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,100 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.9

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-24,617
• Equity at exit: $38,767

10-year hold

• IRR: -4.7%
• Equity multiple: 0.73×
• Total profit: $-19,508
• Equity at exit: $22,480

Cash invested: $72,800 (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 34747

• Home prices YoY: -33.1%
• Rents YoY: -4.0%
• Active inventory: 1665
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,738 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$291 /mo · $3,490/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $401

Break-even live

Break-even rent $2,231

Max offer price $260,000

Occupancy floor 80%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2925 Blooming Alamanda Loop Kissimmee, FL	4.0	3.0	1662	$3,600	$2.17	23d	1	0.15mi
8409 Crystal Cove Loop Kissimmee, FL	4.0	3.5	1645	$2,600	$1.58	23d	1	0.16mi
8439 Crystal Cove Loop Kissimmee, FL	3.0	2.5	1291	$1,850	$1.43	23d	1	0.19mi
2859 Blooming Alamanda Loop Kissimmee, FL	4.0	3.0	1662	$2,550	$1.53	23d	1	0.20mi
8103 Coconut Palm Way #203 Kissimmee, FL	3.0	2.0	1268	$2,400	$1.89	17d	1	0.26mi
3188 Caribbean Soul Dr Kissimmee, FL	4.0	3.0	1712	$2,795	$1.63	7d	1	0.29mi
2753 Sun Key Pl Unit 1018190P Kissimmee, FL	4.0	3.0	1636	$2,323	$1.42	2d	1	0.31mi
3193 Caribbean Soul Dr Kissimmee, FL	2.0	2.5	1380	$3,100	$2.25	17d	1	0.32mi
3132 Caribbean Soul Dr Unit 1541766P Kissimmee, FL	4.0	2.5	1550	$3,152	$2.03	7d	1	0.32mi
2967 Castaway Ln Kissimmee, FL	3.0	3.0	1545	$3,700	$2.39	23d	1	0.35mi
3001 Caribbean Soul Dr Kissimmee, FL	3.0	3.0	1545	$3,250	$2.10	17d	1	0.38mi
2960 On the Rocks Pt Kissimmee, FL	2.0	2.5	1394	$3,000	$2.15	23d	1	0.43mi
2956 On the Rocks Pt Kissimmee, FL	4.0	3.0	1712	$3,200	$1.87	23d	1	0.43mi
8050 Fins Up Cir Kissimmee, FL	1.0–3.0	1.0–2.0	1031	$2,517	$2.44	2d	20	0.45mi
8121 Surf St Kissimmee, FL	3.0	3.0	1787	$3,500	$1.96	23d	1	0.54mi
8056 Lost Shaker Ln Kissimmee, FL	3.0	3.0	1564	$3,500	$2.24	7d	1	0.60mi
8061 Lost Shaker Ln Kissimmee, FL	3.0	3.0	1410	$3,500	$2.48	17d	1	0.61mi
2617 Autumn Creek Cir Kissimmee, FL	4.0	2.0	1546	$2,200	$1.42	23d	1	0.65mi
8081 Dreamsicle Dr Kissimmee, FL	3.0	2.5	1538	$3,400	$2.21	17d	1	0.66mi
3012 Bird of Paradise Ln Kissimmee, FL	3.0	2.5	1800	$2,600	$1.44	23d	1	0.72mi
3023 Bird of Paradise Ln Unit 1244705P Kissimmee, FL	3.0	2.5	1463	$3,175	$2.17	2d	1	0.72mi
3011 Red Ginger Rd Kissimmee, FL	3.0	2.5	1470	$2,100	$1.43	23d	1	0.73mi
3001 Latitude Ln Kissimmee, FL	3.0	3.0	1410	$3,300	$2.34	23d	1	0.73mi
3022 Bird of Paradise Ln Kissimmee, FL	3.0	2.5	1470	$2,200	$1.50	23d	1	0.73mi
2560 Bear Creek Ct Kissimmee, FL	4.0	2.0	1546	$2,125	$1.37	23d	1	0.74mi
8024 Flip Flop Way Kissimmee, FL	3.0	3.0	1422	$3,300	$2.32	17d	1	0.78mi
3003 White Orchid Rd Kissimmee, FL	2.0	2.0	1161	$1,950	$1.68	21d	1	0.78mi
3024 Secret Lake Dr Kissimmee, FL	3.0	2.5	1470	$2,300	$1.56	23d	1	0.80mi
3100 Domain Cir Kissimmee, FL	1.0–3.0	1.0–2.0	992	$2,344	$2.36	2d	29	0.81mi
2618 Emerald Is Blvd Kissimmee, FL	4.0	2.5	1596	$2,950	$1.85	17d	1	0.82mi
2660 Oneida Loop Unit 1290001P Kissimmee, FL	4.0	3.0	1786	$4,369	$2.45	7d	1	0.83mi
2411 Silver Palm Dr Kissimmee, FL	3.0	3.0	1440	$2,300	$1.60	12d	1	0.86mi
3079 Key Lime Loop Kissimmee, FL	2.0	2.5	1296	$3,200	$2.47	23d	1	0.90mi
2915 Sunset Lakes Blvd Kissimmee, FL	4.0	3.0	1700	$2,200	$1.29	23d	1	0.90mi
3152 Yellow Lantana Ln Kissimmee, FL	4.0	3.0	1636	$2,895	$1.77	23d	1	0.93mi
3101 Segreto Ln Kissimmee, FL	1.0–3.0	1.0–2.0	989	$2,110	$2.13	2d	26	0.98mi
2310 Silver Palm Dr Kissimmee, FL	3.0	2.0	1402	$2,450	$1.75	23d	2	1.02mi
3158 Sun Lake Ct Unit A Kissimmee, FL	3.0	2.0	1484	$1,925	$1.30	23d	1	1.02mi
2307 Silver Palm Dr #202 Kissimmee, FL	2.0	2.0	1022	$1,991	$1.95	13d	1	1.03mi
2308 Silver Palm Dr #202 Kissimmee, FL	2.0	2.0	1022	$1,750	$1.71	23d	1	1.04mi

Listing history 39 events

1. 2026-06-18
   days on market $260,000 Active 23 DOM
2. 2026-06-17
   days on market $260,000 Active 22 DOM
3. 2026-06-16
   days on market $260,000 Active 21 DOM
4. 2026-06-15
   days on market $260,000 Active 20 DOM
5. 2026-06-13
   days on market $260,000 Active 18 DOM
6. 2026-06-13
   days on market $260,000 Active 17 DOM
7. 2026-06-10
   days on market $260,000 Active 14 DOM
8. 2026-06-08
   days on market $260,000 Active 13 DOM
9. 2026-06-07
   days on market $260,000 Active 12 DOM
10. 2026-06-04
    days on market $260,000 Active 9 DOM
11. 2026-06-03
    days on market $260,000 Active 8 DOM
12. 2026-06-02
    days on market $260,000 Active 7 DOM
13. 2026-06-02
    days on market $260,000 Active 6 DOM
14. 2026-05-31
    days on market $260,000 Active 5 DOM
15. 2026-05-26
    listed $260,000 Active
16. 2025-07-28
    price $260,000
17. 2025-07-23
    status Active
18. 2025-06-30
    historical
19. 2025-02-06
    price $280,000
20. 2024-12-18
    status Active
21. 2024-12-18
    price $260,000
22. 2024-10-15
    historical
23. 2024-09-04
    price $259,000
24. 2024-08-15
    listed $269,000 Active
25. 2024-07-03
    price $279,000
26. 2024-06-13
    listed $285,000 Active
27. 2015-09-01
    soldstatus $143,000
28. 2015-08-28
    soldstatus $143,000 Sold
29. 2015-06-28
    historical Active with Contract
30. 2015-04-30
    listed $139,500 Active
31. 2008-04-29
    historical
32. 2007-11-01
    listed $188,500
33. 2007-03-29
    listed $188,500
34. 2006-12-01
    historical
35. 2006-09-14
    listed $230,000
36. 2006-03-06
    listed $239,900
37. 2005-07-06
    soldstatus $225,000
38. 2005-06-24
    soldstatus $225,000
39. 2005-04-26
    listed $230,000

ⓘ 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: $3,490 · $291/mo
• Projected year-2 tax: $3,490 · $291/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 8/10 Severe 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: $32,861
• − Mortgage interest: −$14,564
• − Property taxes: −$3,490
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − Depreciation: −$7,564
• Taxable income: $685
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $4,644/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Osceola County · 410,217 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 30,859
• Household income: $77,755
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 1754.0

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 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 16% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 70% English-only · Spanish 21% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -87.29%
• Current HPI: 176.0826
• Rent YoY: ▼ -3.99%
• 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

+13.0% since first listed

25 events — show timeline

• 2026-05-26 Listed $260,000 FSBO.com
• 2025-07-28 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-18 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-04 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-15 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-03 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-13 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-01 Sold (Public Records) $143,000 Public Records
• 2015-08-28 Sold (MLS) $143,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-28 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-04-30 Listed $139,500 Stellar MLS as Distributed by MLS Grid
• 2008-04-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-11-01 Listed $188,500 Stellar MLS as Distributed by MLS Grid
• 2007-03-29 Listed $188,500 Stellar MLS as Distributed by MLS Grid
• 2006-12-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-09-14 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-06 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2005-07-06 Sold (Public Records) $225,000 Public Records
• 2005-06-24 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-26 Listed $230,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $3,490 · +4.9% YoY. Source: county tax records.