2102 Bunker View Ct · Kissimmee, FL 34746

$387,670

5 bd · 3.5 ba · 2,218 sqft · SingleFamily public records · 36 Days on market

Built 2005 7,200 sqft lot Est $399k · at est. $13/mo HOA

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +8.8/15.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful house with golf court view. Very open space and well maintained.

Key facts

• 7,200 sq ft lot
• 2 garage spots
• Built 2005

Property features AI

Finance

• Other: Pets allowed (cats and dogs, no restrictions)
• Financial info: HOA fee charged (annual)
• HOA & community: Homeowners association with annual fee; HOA amenities include golf course, park, playground, tennis courts, and sidewalks

Exterior

• Parking: Attached 2-car garage; Driveway parking (total 5 parking spaces); 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Sewer connected; Water available
• Home design: Single family residence; Two stories; Entry level includes main level living; North-facing
• Construction: Concrete block with stucco and wood frame construction; Shingle roof; Slab foundation; Built as resale property
• Exterior features: Screened patio; Screened porch; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Entrance foyer; High ceilings; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry room on the main level

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $388k.

Deal economics

• At list price, monthly cash flow is $-45 ($-537/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $346k (10.8% below list).
• Recommended offer: $346k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Kissimmee — 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 77/100 on livability (#181 in FL, #2,841 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime D-, employment D-.
• 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 soft (-1.2%/yr); 1278 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• At $3,457/mo this rent would consume 58% of the median local household income ($71k/yr) (locally 1690% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 36 days — a 3% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y 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 $234k; list at $388k implies a 66% 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 $345,715 (10.8% 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 11% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $399,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1748 Golfview Dr	0.31mi	4/3.0 (-1)	2,249 (+1%)	10mo	$405,000	$180	68
1746 Golfview Dr	0.31mi	4/3.0 (-1)	2,196 (-1%)	11mo	$370,000	$168	68
2172 The Oaks Blvd	0.38mi	4/2.0 (-1)	2,151 (-3%)	1mo	$380,000	$177	65
1530 The Oaks Blvd	0.38mi	4/3.0 (-1)	2,226 (+0%)	12mo	$465,000	$209	65
1723 Brassie Ct	0.50mi	4/2.5 (-1)	2,249 (+1%)	10mo	$355,000	$158	57
2606 Teeside Ct	0.24mi	4/2.5 (-1)	2,472 (+12%)	10mo	$424,000	$172	52
2181 The Oaks Blvd	0.42mi	4/2.0 (-1)	2,017 (-9%)	5mo	$415,000	$206	50
2117 Putter Pl	0.34mi	4/2.0 (-1)	1,938 (-13%)	3mo	$450,000	$232	49
1938 Commander Way	0.71mi	4/4.0 (-1)	2,382 (+7%)	2mo	$375,000	$157	46
2983 Boating Blvd	0.72mi	4/2.0 (-1)	2,099 (-5%)	5mo	$400,000	$191	42
1923 Willow Wood Dr	0.48mi	4/2.0 (-1)	1,970 (-11%)	10mo	$340,000	$173	39
1911 Commander Way	0.71mi	4/2.5 (-1)	1,909 (-14%)	10mo	$349,000	$183	26

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.30×
• Total profit: $-75,691
• Equity at exit: $57,803

10-year hold

• IRR: -23.0%
• Equity multiple: 0.00×
• Total profit: $-108,284
• Equity at exit: $33,519

Cash invested: $108,548 (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 34746

• Home prices YoY: -33.4%
• Rents YoY: -1.2%
• Active inventory: 1278
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,457 high
• Mortgage (P&I): −$2,033
• Tax from tax record: −$568 /mo · $6,821/yr
• Insurance: −$162
• HOA: −$13
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $-45

Break-even live

Break-even rent $3,514

Max offer price $379,759

Occupancy floor 96%

Sensitivity live

Price	-10% $175	-5% $65	+0% $-45	+5% $-155	+10% $-264
Rent	-10% $-318	-5% $-181	+0% $-45	+5% $92	+10% $228
Rate	-1.0pp $150	-0.5pp $54	base $-45	+0.5pp $-145	+1.0pp $-247

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: $96,918
• Closing costs: $11,630
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1947 Fairway Loop Kissimmee, FL	5.0	3.0	2997	$3,500	$1.17	24d	1	0.11mi
1560 Nature Trl Kissimmee, FL	4.0	2.0	1740	$2,376	$1.37	8d	1	0.64mi
1690 Big Oak Ln Kissimmee, FL	6.0	4.0	2999	$2,995	$1.00	15d	1	0.66mi
2803 Boating Blvd Kissimmee, FL	5.0	4.5	2891	$5,250	$1.82	16d	1	0.69mi
1735 Boat Launch Rd Kissimmee, FL	4.0	3.5	2655	$2,546	$0.96	22d	1	0.79mi
2960 Boating Blvd Kissimmee, FL	4.0	2.0	2670	$2,499	$0.94	24d	1	0.80mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 37 events

1. 2026-06-18
   days on market $387,670 Active 36 DOM
2. 2026-06-17
   days on market $387,670 Active 35 DOM
3. 2026-06-16
   days on market $387,670 Active 34 DOM
4. 2026-06-15
   days on market $387,670 Active 33 DOM
5. 2026-06-13
   days on market $387,670 Active 31 DOM
6. 2026-06-13
   pricedays on market $387,670 Active 30 DOM
7. 2026-06-09
   days on market $398,340 Active 27 DOM
8. 2026-06-08
   days on market $398,340 Active 26 DOM
9. 2026-06-07
   days on market $398,340 Active 25 DOM
10. 2026-06-04
    days on market $398,340 Active 22 DOM
11. 2026-06-03
    days on market $398,340 Active 21 DOM
12. 2026-06-02
    days on market $398,340 Active 20 DOM
13. 2026-06-01
    days on market $398,340 Active 19 DOM
14. 2026-05-31
    days on market $398,340 Active 18 DOM
15. 2026-05-13
    listed $398,340 Active
16. 2018-02-12
    soldstatus $234,000
17. 2018-01-31
    soldstatus $234,000 Sold 74-char remark

    Show marketing remark (74 chars)

    Beautiful house with golf court view. Very open space and well maintained.

18. 2018-01-12
    status Pending 74-char remark

    Show marketing remark (74 chars)

    Beautiful house with golf court view. Very open space and well maintained.

19. 2017-12-17
    listed $243,900 Active 74-char remark

    Show marketing remark (74 chars)

    Beautiful house with golf court view. Very open space and well maintained.

20. 2017-02-02
    historical
21. 2017-01-20
    price $259,000
22. 2016-10-24
    price $269,900
23. 2016-09-19
    listed $289,000 Active
24. 2016-07-19
    historical
25. 2016-05-14
    status Active
26. 2016-05-09
    historical
27. 2016-04-26
    listed $249,900 Active
28. 2015-09-19
    historical
29. 2015-04-13
    listed $229,000 Active
30. 2013-04-11
    soldstatus $165,000
31. 2013-04-09
    soldstatus $162,000
32. 2013-03-04
    listed $175,000
33. 2007-03-29
    listed $335,000
34. 2007-03-28
    historical
35. 2006-10-09
    listed $345,900
36. 2006-08-25
    historical
37. 2006-03-28
    listed $345,900

ⓘ 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: $6,821 · $568/mo
• Projected year-2 tax: $6,821 · $568/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 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: $41,486
• − Mortgage interest: −$21,716
• − Property taxes: −$6,821
• − Insurance: −$1,938
• − Repairs & maintenance: −$3,319
• − Management: −$3,319
• − HOA: −$156
• − Depreciation: −$11,278
• Taxable loss: −$7,060
• Est. tax savings @ 24.0%: +$1,695
• After-tax cash flow: $1,157/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 — Kissimmee

• Score: 77/100
• State rank: #181
• US rank: #2841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kissimmee, FL
• County: Osceola County · 410,217 people
• City population: 196,187
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 60,595
• Household income: $70,998
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 1690.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% White 29% Two or more races 18% Black 14% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 26% Dominican 4%
• Common ancestry: Hispanic 4% Estonian 2% Lithuanian 1%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 44% English-only · Spanish 41% French/Haitian/Cajun 4% Other Indo-European 4%

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: ▼ -119.87%
• Current HPI: 239.1841
• Rent YoY: ▼ -1.23%
• 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

+15.2% since first listed

23 events — show timeline

• 2026-05-13 Listed $398,340 Beaches MLS
• 2018-02-12 Sold (Public Records) $234,000 Public Records
• 2018-01-31 Sold (MLS) $234,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-17 Listed $243,900 Stellar MLS as Distributed by MLS Grid
• 2017-02-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-01-20 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-24 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-19 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-05-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-04-26 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2015-09-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-04-13 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-11 Sold (Public Records) $165,000 Public Records
• 2013-04-09 Sold (MLS) $162,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-04 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-29 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-10-09 Listed $345,900 Stellar MLS as Distributed by MLS Grid
• 2006-08-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-28 Listed $345,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $6,821 · +7.7% YoY. Source: county tax records.