4704 Lanca Ln · St. Cloud, FL 34772

$200,000

2 bd · 2.0 ba · 1,269 sqft · Manufactured public records · 94 Days on market

Built 2000 5,053 sqft lot Est $220k · 9% under $120/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 +21.1/30.0
• ARV discount +11.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• 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

Teka Village is a beautiful gated 55+ Community.

Key facts

• Modern upgrades
• New hvac
• New water heater

Tags

• MODERN UPGRADES
• RESORT STYLE AMENITIES
• NEW ROOF
• NEW HVAC
• NEW WATER HEATER
• MAIN SHOWER REDONE

Property features AI

Finance

• Other: Partially furnished; Living area approximately 1,269 (public records); Building area total approximately 1,617; Lot about 0.12 acre (paved road); Direction faces south
• Financial info: Total monthly fees $120; total annual fees $1,440
• HOA & community: HOA required; $120 monthly; Association amenities include clubhouse, fitness center, gated community, pool, pickleball courts, shuffleboard; Buyer approval required; Community mailbox; Deed restrictions; Senior community; Pets allowed (up to 60 lbs)

Exterior

• Parking: Covered parking; Driveway; Golf cart parking; 1-car carport
• Utilities: Public water; Public sewer; Cable available; Broadband/High-speed internet available; Electricity available and connected; Water available
• Home design: Manufactured home (double wide); One story; South-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace with pillar/post/pier foundation; Built as double wide
• Exterior features: Rain gutters; Exterior storage; Paved lot; Patio/porch: none

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Split bedroom layout; Thermostat; Walk-in closets; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 38 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 94 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $200k implies a 148% 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; 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 $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $219,537
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4703 Lanca Ln	0.02mi	2/2.0	1,296 (+2%)	8mo	$205,000	$158	88
4707 Lanca Ln	0.02mi	2/2.0	1,200 (-5%)	13mo	$238,000	$198	79
2520 Longpine Ln	0.18mi	2/2.0	1,296 (+2%)	13mo	$230,000	$177	77
4418 Brave Ln	0.19mi	2/2.0	1,175 (-7%)	3mo	$177,000	$151	77
2490 Longpine Ln	0.06mi	3/2.0 (+1)	1,186 (-6%)	6mo	$205,000	$173	76
2538 Longpine Ln	0.28mi	2/2.0	1,248 (-2%)	11mo	$192,000	$154	75

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-15,568
• Equity at exit: $29,821

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $4,115
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$83
• HOA: −$120
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $287

Break-even live

Break-even rent $1,797

Max offer price $200,000

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2478 Pine Chase Cir Saint Cloud, FL	3.0	2.0	1383	$2,310	$1.67	4d	1	0.48mi
3221 Villa Way Cir Saint Cloud, FL	3.0	2.0	1370	$1,650	$1.20	24d	1	0.59mi
2850 Wadeview Loop Saint Cloud, FL	3.0	2.5	1875	$2,300	$1.23	24d	1	0.69mi
2438 Pine Chase Cir Saint Cloud, FL	3.0	2.0	1482	$2,199	$1.48	3d	1	0.71mi
4501 Burrowing Owl Loop Saint Cloud, FL	3.0	2.5	1560	$2,200	$1.41	17d	1	0.74mi
4536 Burrowing Owl Loop Saint Cloud, FL	3.0	2.5	1808	$2,650	$1.47	24d	1	0.78mi
4329 Eagle Trail Bnd Saint Cloud, FL	3.0	2.5	1560	$2,100	$1.35	22d	1	0.82mi
4469 Eagle Trail Bnd Saint Cloud, FL	3.0	2.5	1566	$2,200	$1.40	24d	1	0.88mi
4358 Restful Fallow Cv Saint Cloud, FL	3.0	2.5	1560	$2,300	$1.47	24d	1	0.91mi
4346 Restful Fallow Cv Saint Cloud, FL	3.0	2.5	1560	$2,300	$1.47	24d	1	0.91mi
4367 Ranch House Rd Saint Cloud, FL	3.0	2.5	1560	$2,050	$1.31	24d	1	0.92mi
4348 Ranch House Rd Saint Cloud, FL	3.0	2.5	1808	$2,200	$1.22	24d	1	0.96mi
3085 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	24d	1	0.97mi
3085 Soldier City Way Unit 203 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	24d	1	0.97mi
3075 Soldier City Way Unit 103 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	24d	1	0.97mi
3075 Soldier City Way Unit 102 St Cloud, FL	3.0	2.0	1045	$1,800	$1.72	24d	1	0.97mi
3075 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	0.97mi
3075 Soldier City Way Unit 101 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	4d	1	0.97mi
3065 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	0.97mi
3100 Soldier City Way St Cloud, FL	3.0	2.0	1085	$1,875	$1.73	3d	6	0.98mi
4240 Settlers Ct Saint Cloud, FL	3.0	2.0	1435	$2,300	$1.60	24d	1	1.03mi
4371 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	24d	1	1.06mi
4377 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	24d	1	1.06mi
3010 Camber Dr Saint Cloud, FL	1.0–2.0	1.0–2.0	1007	$1,971	$1.96	2d	18	1.11mi
5134 Arrowfeather Ct Unit A St Cloud, FL	3.0	2.0	1825	$2,350	$1.29	16d	1	1.14mi
5134 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1825	$2,350	$1.29	17d	1	1.14mi
4651 Sidesaddle Trl Saint Cloud, FL	3.0	2.0	1695	$2,195	$1.29	17d	1	1.14mi
5000 Revolutionary Way Saint Cloud, FL	3.0	2.5	1373	$2,100	$1.53	24d	1	1.17mi
5080 Revolutionary Way Saint Cloud, FL	3.0	2.5	1365	$2,350	$1.72	24d	1	1.18mi
5100 Clay Whaley Rd Unit 5100 St Cloud, FL	3.0	2.5	1823	$2,250	$1.23	24d	1	1.21mi
4848 Shady Pines Dr Saint Cloud, FL	3.0	2.0	1610	$2,400	$1.49	15d	1	1.24mi
5172 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,240	$1.23	13d	1	1.29mi
5174 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,290	$1.38	24d	1	1.29mi
5176 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,350	$1.41	22d	1	1.30mi
5191 Loyalty Dr Saint Cloud, FL	3.0	2.5	1782	$2,250	$1.26	24d	1	1.30mi
4215 Red Bird Ave Saint Cloud, FL	3.0	2.0	1587	$2,395	$1.51	3d	1	1.31mi
3528 Bay Ct Saint Cloud, FL	2.0	1.0	884	$1,495	$1.69	24d	1	1.34mi
3875 Knotty Pine St Saint Cloud, FL	3.0	2.5	1608	$2,150	$1.34	24d	1	1.35mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: security

Listing history 23 events

1. 2026-06-18
   days on market $200,000 Active 94 DOM
2. 2026-06-17
   days on market $200,000 Active 93 DOM
3. 2026-06-16
   days on market $200,000 Active 92 DOM
4. 2026-06-15
   days on market $200,000 Active 91 DOM
5. 2026-06-13
   days on market $200,000 Active 89 DOM
6. 2026-06-13
   days on market $200,000 Active 88 DOM
7. 2026-06-09
   days on market $200,000 Active 85 DOM
8. 2026-06-08
   days on market $200,000 Active 84 DOM
9. 2026-06-07
   days on market $200,000 Active 83 DOM
10. 2026-06-04
    days on market $200,000 Active 80 DOM
11. 2026-06-03
    days on market $200,000 Active 79 DOM
12. 2026-06-02
    days on market $200,000 Active 78 DOM
13. 2026-06-02
    days on market $200,000 Active 77 DOM
14. 2026-05-31
    days on market $200,000 Active 76 DOM
15. 2026-04-27
    price $210,000
16. 2026-04-06
    price $214,900
17. 2026-03-16
    listed $220,000 Active
18. 2015-09-14
    historical 48-char remark

    Show marketing remark (48 chars)

    Teka Village is a beautiful gated 55+ Community.

19. 2015-09-08
    soldstatus $80,500
20. 2015-09-04
    soldstatus $80,500 Sold 48-char remark

    Show marketing remark (48 chars)

    Teka Village is a beautiful gated 55+ Community.

21. 2015-08-24
    status Pending 48-char remark

    Show marketing remark (48 chars)

    Teka Village is a beautiful gated 55+ Community.

22. 2015-08-18
    listed $86,000 Active 48-char remark

    Show marketing remark (48 chars)

    Teka Village is a beautiful gated 55+ Community.

23. 2000-09-08
    soldstatus $26,000

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,008 · $167/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 5/10 Major
• 🌡 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: $25,925
• − Mortgage interest: −$11,203
• − Property taxes: −$2,008
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − HOA: −$1,440
• − Depreciation: −$5,818
• Taxable income: $308
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $3,373/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

+707.7% since first listed

9 events — show timeline

• 2026-04-27 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-09-08 Sold (Public Records) $80,500 Public Records
• 2015-09-04 Sold (MLS) $80,500 Stellar MLS as Distributed by MLS Grid
• 2015-08-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-08-18 Listed $86,000 Stellar MLS as Distributed by MLS Grid
• 2000-09-08 Sold (Public Records) $26,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,008 · +28.3% YoY. Source: county tax records.