2542 Longpine Ln · St. Cloud, FL 34772

$184,900

2 bd · 2.0 ba · 1,290 sqft · Manufactured public records · 267 Days on market

Built 1980 6,403 sqft lot Est $223k · 17% under $110/mo HOA · 5% of rent

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.8/10.0
• 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

Spacious 2BR/2BA manufactured home in the desired community of Teka Village, 55+ community. This AS-IS property features a large Florida room with windows, large living room, separate dining room area with attached hutch, kitchen features range, refrigerator, dishwasher. Family room with lots of natural light and windows. Master bedroom with plenty of closet space, master bathroom shower and 2nd bedroom with multiple closet space. Outside in the Florida room area is space for the laundry room and also a work/storage area. 13 month HWA Home warranty provided for buyer by seller. This 55+ gated community features a club house that offers many events and celebrations, large lap room, area for

Key facts

• Gated community
• Work storage area
• Florida room

Tags

• FLORIDA ROOM
• GATED COMMUNITY
• NATURAL LIGHT
• WORK STORAGE AREA
• MINUTES TO TURNPIKE
• DRIVE TO BEACH

Property features AI

Finance

• Other: Property type: Residential (Manufactured Home); Lot size approximately 0.15 acres (63 x 100); Zoning: SPUD; Total building area reported; Living area reported as 1,290 (units from public records)
• Financial info: Total monthly fees listed as $110; total annual fees listed as $1,320; Lease restrictions apply
• HOA & community: Monthly HOA fee of $110; HOA amenities include clubhouse and pool; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected
• Home design: Manufactured double-wide home; Single-story; Faces east; Entry at one level
• Construction: Metal siding; Metal roof; Built on a crawlspace foundation; Double wide body type
• Exterior features: Covered patio/porch; Side porch; Awnings; Storage structure on property; Landscaped lot; Paved surfaces; Asphalt road access; Vegetation includes trees/landscaping

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan; Family room; Great room; Storage rooms
• Laundry & utility: Electric dryer hookup; Other laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $185k implies a 185% 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 $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.18% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $223,170
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2538 Longpine Ln	0.02mi	2/2.0	1,248 (-3%)	11mo	$192,000	$154	84
2520 Longpine Ln	0.13mi	2/2.0	1,296 (+0%)	13mo	$230,000	$177	82
4703 Lanca Ln	0.28mi	2/2.0	1,296 (+0%)	8mo	$205,000	$158	79
4418 Brave Ln	0.13mi	2/2.0	1,175 (-9%)	3mo	$177,000	$151	76
4707 Lanca Ln	0.29mi	2/2.0	1,200 (-7%)	13mo	$238,000	$198	64
2490 Longpine Ln	0.29mi	3/2.0 (+1)	1,186 (-8%)	6mo	$205,000	$173	63

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,961
• Equity at exit: $27,569

10-year hold

• IRR: 9.9%
• Equity multiple: 1.74×
• Total profit: $38,558
• Equity at exit: $15,987

Cash invested: $51,772 (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: $2,185 high
• Mortgage (P&I): −$970
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$77
• HOA: −$110
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $525

Break-even live

Break-even rent $1,520

Max offer price $184,900

Occupancy floor 71%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 38 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	18d	1	0.46mi
4536 Burrowing Owl Loop Saint Cloud, FL	3.0	2.5	1808	$2,650	$1.47	24d	1	0.50mi
4329 Eagle Trail Bnd Saint Cloud, FL	3.0	2.5	1560	$2,100	$1.35	22d	1	0.55mi
2478 Pine Chase Cir Saint Cloud, FL	3.0	2.0	1383	$2,310	$1.67	4d	1	0.58mi
3221 Villa Way Cir Saint Cloud, FL	3.0	2.0	1370	$1,650	$1.20	24d	1	0.59mi
4469 Eagle Trail Bnd Saint Cloud, FL	3.0	2.5	1566	$2,200	$1.40	24d	1	0.61mi
4358 Restful Fallow Cv Saint Cloud, FL	3.0	2.5	1560	$2,300	$1.47	24d	1	0.64mi
4346 Restful Fallow Cv Saint Cloud, FL	3.0	2.5	1560	$2,300	$1.47	24d	1	0.64mi
4367 Ranch House Rd Saint Cloud, FL	3.0	2.5	1560	$2,050	$1.31	24d	1	0.65mi
4348 Ranch House Rd Saint Cloud, FL	3.0	2.5	1808	$2,200	$1.22	24d	1	0.69mi
2438 Pine Chase Cir Saint Cloud, FL	3.0	2.0	1482	$2,199	$1.48	3d	1	0.78mi
4240 Settlers Ct Saint Cloud, FL	3.0	2.0	1435	$2,300	$1.60	24d	1	0.79mi
4651 Sidesaddle Trl Saint Cloud, FL	3.0	2.0	1695	$2,195	$1.29	18d	1	0.86mi
2850 Wadeview Loop Saint Cloud, FL	3.0	2.5	1875	$2,300	$1.23	24d	1	0.87mi
3085 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	24d	1	0.96mi
3085 Soldier City Way Unit 203 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	24d	1	0.96mi
4848 Shady Pines Dr Saint Cloud, FL	3.0	2.0	1610	$2,400	$1.49	15d	1	0.96mi
3075 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	0.96mi
3075 Soldier City Way Unit 103 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	24d	1	0.96mi
3075 Soldier City Way Unit 102 St Cloud, FL	3.0	2.0	1045	$1,800	$1.72	24d	1	0.96mi
3075 Soldier City Way Unit 101 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	4d	1	0.96mi
3065 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	0.97mi
4371 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	24d	1	0.98mi
4377 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	24d	1	0.99mi
3100 Soldier City Way St Cloud, FL	3.0	2.0	1085	$1,875	$1.73	3d	6	0.99mi
5134 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1825	$2,350	$1.29	18d	1	1.07mi
5134 Arrowfeather Ct Unit A St Cloud, FL	3.0	2.0	1825	$2,350	$1.29	16d	1	1.07mi
3875 Knotty Pine St Saint Cloud, FL	3.0	2.5	1608	$2,150	$1.34	24d	1	1.07mi
5100 Clay Whaley Rd Unit 5100 St Cloud, FL	3.0	2.5	1823	$2,250	$1.23	24d	1	1.10mi
3010 Camber Dr Saint Cloud, FL	1.0–2.0	1.0–2.0	1007	$1,971	$1.96	2d	18	1.11mi
4215 Red Bird Ave Saint Cloud, FL	3.0	2.0	1587	$2,395	$1.51	3d	1	1.12mi
5172 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,240	$1.23	13d	1	1.20mi
5174 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,290	$1.38	24d	1	1.20mi
5176 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,350	$1.41	22d	1	1.20mi
5191 Loyalty Dr Saint Cloud, FL	3.0	2.5	1782	$2,250	$1.26	24d	1	1.21mi
4988 Prairie Preserve Run Saint Cloud, FL	3.0	2.5	1354	$2,295	$1.69	24d	1	1.24mi
5000 Revolutionary Way Saint Cloud, FL	3.0	2.5	1373	$2,100	$1.53	24d	1	1.46mi
5080 Revolutionary Way Saint Cloud, FL	3.0	2.5	1365	$2,350	$1.72	24d	1	1.46mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: security

Listing history 27 events

1. 2026-06-18
   days on market $184,900 Active 267 DOM
2. 2026-06-17
   days on market $184,900 Active 266 DOM
3. 2026-06-16
   days on market $184,900 Active 265 DOM
4. 2026-06-15
   days on market $184,900 Active 264 DOM
5. 2026-06-13
   days on market $184,900 Active 262 DOM
6. 2026-06-13
   days on market $184,900 Active 261 DOM
7. 2026-06-10
   days on market $184,900 Active 258 DOM
8. 2026-06-08
   days on market $184,900 Active 257 DOM
9. 2026-06-07
   days on market $184,900 Active 256 DOM
10. 2026-06-04
    days on market $184,900 Active 253 DOM
11. 2026-06-03
    days on market $184,900 Active 252 DOM
12. 2026-06-02
    days on market $184,900 Active 251 DOM
13. 2026-06-02
    days on market $184,900 Active 250 DOM
14. 2026-05-31
    days on market $184,900 Active 249 DOM
15. 2026-04-28
    price $184,900
16. 2026-03-03
    status Active
17. 2026-03-03
    price $187,500
18. 2026-01-24
    status Pending
19. 2026-01-16
    price $179,000
20. 2025-11-14
    price $182,000
21. 2025-10-31
    status Active
22. 2025-08-29
    price $189,000
23. 2025-07-28
    price $195,900
24. 2025-07-07
    listed $205,900 Active
25. 2000-04-17
    soldstatus $64,900
26. 1998-03-20
    soldstatus $63,000
27. 1989-10-01
    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: $526 · $44/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$1,008/yr (+$84/mo · 191.5%)

ⓘ 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: $26,218
• − Mortgage interest: −$10,357
• − Property taxes: −$526
• − Insurance: −$924
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − HOA: −$1,320
• − Depreciation: −$5,379
• Taxable income: $3,516
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $5,462/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

+987.6% since first listed

13 events — show timeline

• 2026-04-28 Price Changed $184,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $187,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Price Changed $182,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Price Changed $195,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Listed $205,900 Stellar MLS as Distributed by MLS Grid
• 2000-04-17 Sold (Public Records) $64,900 Public Records
• 1998-03-20 Sold (Public Records) $63,000 Public Records
• 1989-10-01 Sold (Public Records) $17,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $526 · +2.0% YoY. Source: county tax records.