6510 Horseshoe Lane Way · St. Cloud, FL 34773

$345,490

3 bd · 2.5 ba · 1,469 sqft · Land · 36 Days on market

Built 2026 3,049 sqft lot $250/mo HOA · 11% of rent

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Appreciation +4.8/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0

Listing remarks

Under Construction. MOVE-IN READY! Welcome to the Coronado, a spacious and thoughtfully designed floorplan in the desirable Cyrene community at Harmony. This home boasts 1469 of luxurious living space, offering 3 bedrooms, 2.5 bathrooms, and a wealth of features that cater to both comfort and style. Step inside to an inviting open-concept layout where natural light pours through large windows, highlighting the high-end finishes and modern details throughout. The kitchen is a chef’s dream, equipped with a large center island, and ample cabinetry, perfect for meal prep or entertaining guests. The expansive great room seamlessly flows into the dining area, creating the ideal setting for

Key facts

• $250 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Lease restrictions apply; Home warranty included
• Financial info: Total annual HOA fees listed as $3,000
• HOA & community: Monthly HOA fee of $250; HOA includes pool and grounds maintenance; Association amenities: pool, playground; Association: HomeRiver Group Orlando; Pets allowed (cats and dogs); Community features include dog park, community mailbox, sidewalks

Exterior

• Parking: Driveway; Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Sprinkler meter
• Home design: Attached townhouse; Under construction (projected completion: 2026-05-26); Two levels; Northeast-facing entry
• Construction: Cement siding; Shingle roof; Slab foundation; New construction by DRB Homes (model: Coronado)
• Exterior features: Covered patio; Outdoor lighting; Sidewalk; Sprinkler meter; Irrigation equipment; Landscaped with trees

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Garbage disposal; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Stone countertops; Walk-in closets; Double-pane windows; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room (upper level, inside)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $345k.

Deal economics

• At list price, monthly cash flow is $-776 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (31.8% below list).
• Recommended offer: $233k (32.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — 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: Harmony Community School (math 70% / reading 64%, grade B+, #450 of 2,144 statewide, top 22%, 1,012 students, 38% FRL); Harmony High School (math 40% / reading 46%, grade F, #255 of 667 statewide, top 39%, 2,822 students, 42% FRL) — zoned schools average 40% FRL vs 60% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 55% at this address vs 42% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Osceola average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.8%/yr); 383 active listings in the ZIP; 12 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 35% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $776 of equity ($2k loan paydown + $-2k appreciation (-0.5% local appreciation)).
• 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 36 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,174 (32.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.63%
• DSCR: 0.57
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.47% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.28×
• Total profit: $-69,694
• Equity at exit: $92,334

10-year hold

• IRR: -10.7%
• Equity multiple: -0.01×
• Total profit: $-97,906
• Equity at exit: $104,803

Cash invested: $96,737 (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 34773

• Home prices YoY: -0.2%
• Rents YoY: 1.8%
• Active inventory: 383
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,356 high
• Mortgage (P&I): −$1,812
• Tax est. 1.5%: −$432 /mo · $5,182/yr
• Insurance: −$144
• HOA: −$250
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-776

Break-even live

Break-even rent $3,339

Max offer price $233,174

Occupancy floor —

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: $86,372
• Closing costs: $10,365
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6693 Horseshoe Lane Way Unit 69 St Cloud, FL	3.0	2.5	1409	$2,250	$1.60	24d	1	0.11mi
2803 Brie Hammock Bnd Harmony, FL	3.0	2.5	1463	$1,890	$1.29	24d	1	0.24mi
6606 Leo Ln Harmony, FL	3.0	2.5	1452	$2,200	$1.52	17d	1	0.29mi
2926 Hudson Hammock Way Harmony, FL	3.0	2.5	1628	$2,200	$1.35	17d	1	0.35mi
2927 Brie Hammock Bnd Harmony, FL	3.0	2.5	1623	$2,000	$1.23	7d	1	0.37mi
6308 Chirpine Ln Saint Cloud, FL	3.0	2.0	1800	$2,000	$1.11	24d	1	0.55mi
6833 Cranes Roost Rd Harmony, FL	4.0	2.0	1830	$2,350	$1.28	24d	1	0.80mi
2639 Bittern Bnd Harmony, FL	3.0	2.0	1758	$2,395	$1.36	24d	1	0.87mi
6877 Botanic Blvd Harmony, FL	3.0	2.0	1570	$2,500	$1.59	24d	1	0.90mi
7086 Cattle Egret Dr Harmony, FL	3.0	2.0	1614	$2,099	$1.30	20d	1	1.38mi
7086 Cattle Egret Dr Harmony, FL	3.0	2.0	1620	$2,299	$1.42	7d	1	1.38mi
7110 Sandhill Crane Way Unit 1 St Cloud, FL	4.0	2.0	1828	$2,722	$1.49	24d	1	1.45mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2026-04-15
   listed $345,490 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,275
• − Mortgage interest: −$19,353
• − Property taxes: −$5,182
• − Insurance: −$1,727
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − HOA: −$3,000
• − Depreciation: −$10,051
• Taxable loss: −$15,563
• Est. tax savings @ 24.0%: +$3,735
• After-tax cash flow: $-5,579/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

• County: Osceola County · 410,217 people
• City population: 29,247
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 5,816
• Household income: $80,524
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 47.0

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: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 33% Two or more races 11%
• Hispanic origin (detail): Puerto Rican 20%
• Common ancestry: Portuguese 5% Slovak 3% Romanian 2%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 67% English-only · Spanish 27% Other Indo-European 4% German/W. Germanic 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: ▼ -0.47%
• Current HPI: 279.5662
• Rent YoY: ▲ 1.79%
• 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

2 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $345,490 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2025): $208 · +0.4% YoY. Source: county tax records.