2537 Longpine Ln · St. Cloud, FL 34772

$189,900

2 bd · 2.0 ba · 1,558 sqft · Manufactured public records · 49 Days on market

Built 1980 6,360 sqft lot Est $220k · 14% under $120/mo HOA · 5% 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 +21.9/30.0
• ARV discount +13.6/15.0
• DSCR +7.0/10.0
• 1% rule +6.7/10.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this meticulous maintain 2 bedrooms 2 bath with a Den that could be use as a 3rd bedroom 2400 + Sq FT total under roof, 564 Sq Ft Car Port, and additional 200 Sq Ft finished metal porch Over 1500 Sq Ft living space Located in in a quiet 55+ well maintain community Best priced unit in the market Seller wants to sell quickly Willing to listen to any offer

Key facts

• Gated community
• Fitness center
• Clubhouse

Tags

• GATED COMMUNITY
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• Other: Unfurnished; Third-party listing; Lot size approximately 0.15 acres
• Financial info: Total monthly fees $120 (total annual fees $1,440)
• HOA & community: Has HOA (monthly fee $120); HOA includes common area taxes, pool, recreational facilities; Community amenities: fitness center, gated community, pool, clubhouse, community mailbox, association-owned recreation, golf carts allowed; Buyer approval required; Senior community; Pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential manufactured home; Double wide; One level; Facing southwest; Entry on main level
• Construction: Vinyl siding; Metal roof; Crawlspace foundation
• Exterior features: Storage; Paved road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 C — 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.
• Market conditions: Rents rising (+2.3%/yr); 868 active listings in the ZIP; 37 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).

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 49 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $219,678
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2494 Longpine Ln	0.24mi	2/2.0	1,495 (-4%)	9mo	$172,480	$115	74
2496 Longpine Ln	0.23mi	2/2.0	1,502 (-4%)	11mo	$211,850	$141	74
2472 Independence Ln	0.30mi	3/2.0 (+1)	1,502 (-4%)	8mo	$241,000	$160	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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-13,214
• Equity at exit: $28,315

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $7,157
• Equity at exit: $16,419

Cash invested: $53,172 (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 34772

• Home prices YoY: -32.5%
• Rents YoY: 2.3%
• Active inventory: 868
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$996
• Tax from tax record: −$260 /mo · $3,116/yr
• Insurance: −$79
• HOA: −$120
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $298

Break-even live

Break-even rent $1,841

Max offer price $189,900

Occupancy floor 82%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4501 Burrowing Owl Loop Saint Cloud, FL	3.0	2.5	1560	$2,200	$1.41	17d	1	0.43mi
4536 Burrowing Owl Loop Saint Cloud, FL	3.0	2.5	1808	$2,650	$1.47	23d	1	0.48mi
4329 Eagle Trail Bnd Saint Cloud, FL	3.0	2.5	1560	$2,100	$1.35	21d	1	0.52mi
3221 Villa Way Cir Saint Cloud, FL	3.0	2.0	1370	$1,650	$1.20	23d	1	0.54mi
2478 Pine Chase Cir Saint Cloud, FL	3.0	2.0	1383	$2,310	$1.67	4d	1	0.54mi
4469 Eagle Trail Bnd Saint Cloud, FL	3.0	2.5	1566	$2,200	$1.40	23d	1	0.58mi
4358 Restful Fallow Cv Saint Cloud, FL	3.0	2.5	1560	$2,300	$1.47	23d	1	0.61mi
4346 Restful Fallow Cv Saint Cloud, FL	3.0	2.5	1560	$2,300	$1.47	23d	1	0.61mi
4367 Ranch House Rd Saint Cloud, FL	3.0	2.5	1560	$2,050	$1.31	23d	1	0.62mi
4348 Ranch House Rd Saint Cloud, FL	3.0	2.5	1808	$2,200	$1.22	23d	1	0.66mi
2438 Pine Chase Cir Saint Cloud, FL	3.0	2.0	1482	$2,199	$1.48	3d	1	0.73mi
4240 Settlers Ct Saint Cloud, FL	3.0	2.0	1435	$2,300	$1.60	23d	1	0.74mi
2850 Wadeview Loop Saint Cloud, FL	3.0	2.5	1875	$2,300	$1.23	23d	1	0.84mi
4651 Sidesaddle Trl Saint Cloud, FL	3.0	2.0	1695	$2,195	$1.29	17d	1	0.86mi
3085 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	23d	1	0.90mi
3075 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	0.91mi
3065 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	0.91mi
3100 Soldier City Way St Cloud, FL	3.0	2.0	1085	$1,875	$1.73	3d	6	0.93mi
4848 Shady Pines Dr Saint Cloud, FL	3.0	2.0	1610	$2,400	$1.49	14d	1	0.94mi
4770 Capital Blvd Saint Cloud, FL	3.0	2.5	1926	$2,100	$1.09	23d	1	0.98mi
4371 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	23d	1	1.04mi
4377 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	23d	1	1.04mi
3875 Knotty Pine St Saint Cloud, FL	3.0	2.5	1608	$2,150	$1.34	23d	1	1.04mi
3010 Camber Dr Saint Cloud, FL	1.0–2.0	1.0–2.0	1007	$1,971	$1.96	1d	18	1.05mi
4215 Red Bird Ave Saint Cloud, FL	3.0	2.0	1587	$2,395	$1.51	3d	1	1.06mi
5134 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1825	$2,350	$1.29	17d	1	1.13mi
5134 Arrowfeather Ct Unit A St Cloud, FL	3.0	2.0	1825	$2,350	$1.29	16d	1	1.13mi
5100 Clay Whaley Rd Unit 5100 St Cloud, FL	3.0	2.5	1823	$2,250	$1.23	23d	1	1.16mi
4988 Prairie Preserve Run Saint Cloud, FL	3.0	2.5	1354	$2,295	$1.69	23d	1	1.22mi
5172 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,240	$1.23	13d	1	1.25mi
5174 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,290	$1.38	23d	1	1.25mi
5176 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,350	$1.41	21d	1	1.26mi
5191 Loyalty Dr Saint Cloud, FL	3.0	2.5	1782	$2,250	$1.26	23d	1	1.27mi
1800 Rufus King Dr Saint Cloud, FL	3.0	2.0	1895	$2,100	$1.11	1d	1	1.28mi
5000 Revolutionary Way Saint Cloud, FL	3.0	2.5	1373	$2,100	$1.53	23d	1	1.47mi
3557 Sanctuary Dr Saint Cloud, FL	3.0	2.5	1700	$2,100	$1.24	17d	1	1.47mi
5080 Revolutionary Way Saint Cloud, FL	3.0	2.5	1365	$2,350	$1.72	23d	1	1.47mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 34 events

1. 2026-06-18
   days on market $189,900 Active 49 DOM
2. 2026-06-17
   days on market $189,900 Active 48 DOM
3. 2026-06-16
   days on market $189,900 Active 47 DOM
4. 2026-06-15
   days on market $189,900 Active 46 DOM
5. 2026-06-13
   days on market $189,900 Active 44 DOM
6. 2026-06-13
   days on market $189,900 Active 43 DOM
7. 2026-06-09
   days on market $189,900 Active 40 DOM
8. 2026-06-08
   days on market $189,900 Active 39 DOM
9. 2026-06-07
   pricedays on market $189,900 Active 38 DOM
10. 2026-06-04
    days on market $199,900 Active 35 DOM
11. 2026-06-03
    days on market $199,900 Active 34 DOM
12. 2026-06-02
    days on market $199,900 Active 33 DOM
13. 2026-06-01
    days on market $199,900 Active 32 DOM
14. 2026-05-31
    days on market $199,900 Active 31 DOM
15. 2026-04-30
    listed $199,900 Active
16. 2025-12-04
    historical
17. 2025-11-08
    price $167,000
18. 2025-10-07
    price $180,000
19. 2025-10-01
    status Active
20. 2025-09-30
    historical
21. 2025-08-27
    listed $185,000 Active
22. 2021-10-26
    soldstatus $150,000
23. 2021-10-13
    soldstatus $150,000 Closed 376-char remark

    Show marketing remark (376 chars)

    Check out this meticulous maintain 2 bedrooms 2 bath with a Den that could be use as a 3rd bedroom 2400 + Sq FT total under roof, 564 Sq Ft Car Port, and additional 200 Sq Ft finished metal porch Over 1500 Sq Ft living space Located in in a quiet 55+ well maintain community Best priced unit in the market Seller wants to sell quickly Willing to listen to any offer

24. 2021-08-31
    status Pending 376-char remark

    Show marketing remark (376 chars)

    Check out this meticulous maintain 2 bedrooms 2 bath with a Den that could be use as a 3rd bedroom 2400 + Sq FT total under roof, 564 Sq Ft Car Port, and additional 200 Sq Ft finished metal porch Over 1500 Sq Ft living space Located in in a quiet 55+ well maintain community Best priced unit in the market Seller wants to sell quickly Willing to listen to any offer

25. 2021-08-30
    price $150,000 376-char remark

    Show marketing remark (376 chars)

    Check out this meticulous maintain 2 bedrooms 2 bath with a Den that could be use as a 3rd bedroom 2400 + Sq FT total under roof, 564 Sq Ft Car Port, and additional 200 Sq Ft finished metal porch Over 1500 Sq Ft living space Located in in a quiet 55+ well maintain community Best priced unit in the market Seller wants to sell quickly Willing to listen to any offer

26. 2021-08-23
    price $156,000 376-char remark

    Show marketing remark (376 chars)

    Check out this meticulous maintain 2 bedrooms 2 bath with a Den that could be use as a 3rd bedroom 2400 + Sq FT total under roof, 564 Sq Ft Car Port, and additional 200 Sq Ft finished metal porch Over 1500 Sq Ft living space Located in in a quiet 55+ well maintain community Best priced unit in the market Seller wants to sell quickly Willing to listen to any offer

27. 2021-08-16
    price $158,000 376-char remark

    Show marketing remark (376 chars)

    Check out this meticulous maintain 2 bedrooms 2 bath with a Den that could be use as a 3rd bedroom 2400 + Sq FT total under roof, 564 Sq Ft Car Port, and additional 200 Sq Ft finished metal porch Over 1500 Sq Ft living space Located in in a quiet 55+ well maintain community Best priced unit in the market Seller wants to sell quickly Willing to listen to any offer

28. 2021-08-12
    price $165,000 376-char remark

    Show marketing remark (376 chars)

    Check out this meticulous maintain 2 bedrooms 2 bath with a Den that could be use as a 3rd bedroom 2400 + Sq FT total under roof, 564 Sq Ft Car Port, and additional 200 Sq Ft finished metal porch Over 1500 Sq Ft living space Located in in a quiet 55+ well maintain community Best priced unit in the market Seller wants to sell quickly Willing to listen to any offer

29. 2021-08-09
    listed $170,000 Active 376-char remark

    Show marketing remark (376 chars)

    Check out this meticulous maintain 2 bedrooms 2 bath with a Den that could be use as a 3rd bedroom 2400 + Sq FT total under roof, 564 Sq Ft Car Port, and additional 200 Sq Ft finished metal porch Over 1500 Sq Ft living space Located in in a quiet 55+ well maintain community Best priced unit in the market Seller wants to sell quickly Willing to listen to any offer

30. 2021-07-28
    soldstatus $115,000
31. 2014-09-30
    soldstatus $73,000
32. 2000-03-21
    soldstatus $80,000
33. 1998-11-18
    soldstatus $70,000
34. 1989-06-01
    soldstatus $17,000

ⓘ 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: $3,116 · $260/mo
• Projected year-2 tax: $3,116 · $260/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $26,624
• − Mortgage interest: −$10,637
• − Property taxes: −$3,116
• − Insurance: −$950
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − HOA: −$1,440
• − Depreciation: −$5,524
• Taxable income: $698
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $3,410/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): 35,390
• Household income: $97,868
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 443.0

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 0.62)
• Race & ethnicity: White 44% Hispanic / Latino 44% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 20% Cuban 2% Dominican 6%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 36% German/W. Germanic 1% 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: ▼ -132.55%
• Current HPI: 274.6517
• Rent YoY: ▲ 2.30%
• 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

+1075.9% since first listed

20 events — show timeline

• 2026-04-30 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-08 Price Changed $167,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-26 Sold (Public Records) $150,000 Public Records
• 2021-10-13 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-30 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-23 Price Changed $156,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-16 Price Changed $158,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-12 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-09 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-28 Sold (Public Records) $115,000 Public Records
• 2014-09-30 Sold (Public Records) $73,000 Public Records
• 2000-03-21 Sold (Public Records) $80,000 Public Records
• 1998-11-18 Sold (Public Records) $70,000 Public Records
• 1989-06-01 Sold (Public Records) $17,000 Public Records

Property tax history

+13.7%/yr

Latest (2025): $3,116 · +6.7% YoY. Source: county tax records.