5096 Clay Whaley Rd · St. Cloud, FL 34772

$294,500

3 bd · 2.5 ba · 1,664 sqft · Land · 12 Days on market

Built 2025 3,000 sqft lot $162/mo HOA · 6% of rent ↓ 13% since listing

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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).

• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• DSCR +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Welcome to the light & bright Meridian. This new two-story home is host to an inviting open-concept layout on the first floor, blending a modern kitchen, elegant dining room and comfortable living room for a seamless and modern lifestyle. All three bedrooms are located on the second level to maximize comfort and privacy, including a lavish owner’s suite with a full bathroom and walk-in closet. A two-car rear garage completes the home. Every home comes with Lennar’s Everything’s Included® promise, which includes new appliances as well as quartz countertops, and more in the price of your home. The Glades at Crossprairie is one of the most antici

Key facts

• Elegant dining room
• Full bathroom
• Modern kitchen

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• ELEGANT DINING ROOM
• COMFORTABLE LIVING ROOM
• OWNER'S SUITE
• FULL BATHROOM

🏗️ 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 $294k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (14.2% below list).
• Recommended offer: $253k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 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: Neptune Elementary School (math 42% / reading 44%, grade F, #1,366 of 2,144 statewide, top 64%, 993 students, 46% FRL); Neptune Middle School (math 49% / reading 48%, grade C-, #274 of 571 statewide, top 50%, 978 students, 44% FRL); St. Cloud High School (math 32% / reading 50%, grade F, #289 of 667 statewide, top 44%, 2,264 students, 51% FRL).
• Market conditions: Rents rising (+2.3%/yr); 879 active listings in the ZIP; 32 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 31% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $43k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $252,569 (14.2% 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. 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. 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?
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: 0.86% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.25×
• Total profit: $-62,212
• Equity at exit: $43,911

10-year hold

• IRR: -17.7%
• Equity multiple: 0.06×
• Total profit: $-77,322
• Equity at exit: $25,463

Cash invested: $82,460 (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: 879
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,526 high
• Mortgage (P&I): −$1,544
• Tax est. 1.5%: −$368 /mo · $4,418/yr
• Insurance: −$123
• HOA: −$162
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-202

Break-even live

Break-even rent $2,781

Max offer price $265,281

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-100	+0% $-202	+5% $-304	+10% $-405
Rent	-10% $-401	-5% $-302	+0% $-202	+5% $-102	+10% $-2
Rate	-1.0pp $-54	-0.5pp $-127	base $-202	+0.5pp $-278	+1.0pp $-356

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: $73,625
• Closing costs: $8,835
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5100 Clay Whaley Rd Unit 5100 St Cloud, FL	3.0	2.5	1823	$2,250	$1.23	25d	1	0.03mi
5107 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,500	$1.21	23d	1	0.05mi
5115 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,490	$1.20	16d	1	0.05mi
5151 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,750	$1.33	25d	1	0.08mi
5172 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,240	$1.23	15d	1	0.10mi
5174 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,290	$1.38	25d	1	0.11mi
5176 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,350	$1.41	23d	1	0.11mi
5191 Loyalty Dr Saint Cloud, FL	3.0	2.5	1782	$2,250	$1.26	25d	1	0.13mi
5195 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,750	$1.33	25d	1	0.14mi
5097 Arrowfeather Ct Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	0d	1	0.16mi
5134 Arrowfeather Ct Unit A St Cloud, FL	3.0	2.0	1825	$2,350	$1.29	18d	1	0.19mi
5134 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1825	$2,350	$1.29	19d	1	0.19mi
5152 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1960	$2,500	$1.28	0d	1	0.19mi
4377 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	25d	1	0.21mi
5153 Natalia Dr Saint Cloud, FL	4.0	3.0	2175	$2,900	$1.33	25d	1	0.22mi
4371 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	25d	1	0.22mi
5161 Marlberry Ct Saint Cloud, FL	4.0	2.5	2071	$2,550	$1.23	0d	1	0.27mi
4512 Homestead Trl Saint Cloud, FL	4.0	2.5	2114	$2,485	$1.18	0d	1	0.94mi
4632 Homestead Trl Saint Cloud, FL	4.0	2.5	2104	$2,500	$1.19	25d	1	0.99mi
4658 Homestead Trl Saint Cloud, FL	4.0	2.5	2114	$2,500	$1.18	19d	1	1.03mi
4704 Homestead Trl Saint Cloud, FL	4.0	2.5	2011	$2,600	$1.29	13d	1	1.11mi
4651 Sidesaddle Trl Saint Cloud, FL	3.0	2.0	1695	$2,195	$1.29	19d	1	1.15mi
4724 Homestead Trl Saint Cloud, FL	4.0	2.5	2114	$2,550	$1.21	25d	1	1.15mi
4536 Burrowing Owl Loop Saint Cloud, FL	3.0	2.5	1808	$2,650	$1.47	25d	1	1.18mi
4501 Burrowing Owl Loop Saint Cloud, FL	3.0	2.5	1560	$2,200	$1.41	19d	1	1.18mi
4329 Eagle Trail Bnd Saint Cloud, FL	3.0	2.5	1560	$2,100	$1.35	23d	1	1.26mi
4469 Eagle Trail Bnd Saint Cloud, FL	3.0	2.5	1566	$2,200	$1.40	25d	1	1.29mi
4367 Ranch House Rd Saint Cloud, FL	3.0	2.5	1560	$1,950	$1.25	0d	1	1.29mi
4358 Restful Fallow Cv Saint Cloud, FL	3.0	2.5	1560	$2,300	$1.47	25d	1	1.30mi
4348 Ranch House Rd Saint Cloud, FL	3.0	2.5	1808	$2,200	$1.22	25d	1	1.32mi
4346 Restful Fallow Cv Saint Cloud, FL	3.0	2.5	1560	$2,300	$1.47	25d	1	1.32mi
4848 Shady Pines Dr Saint Cloud, FL	3.0	2.0	1610	$2,400	$1.49	16d	1	1.45mi

HOA detail

• Monthly dues: $162 · $1,944/yr

Listing history 6 events

1. 2026-04-24
   status Pending
2. 2026-04-24
   status Active
3. 2026-04-24
   price $294,500
4. 2025-10-20
   status Pending
5. 2025-10-17
   price $339,500
6. 2025-10-08
   listed $337,500 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: $30,308
• − Mortgage interest: −$16,497
• − Property taxes: −$4,418
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − HOA: −$1,944
• − Depreciation: −$8,567
• Taxable loss: −$7,439
• Est. tax savings @ 24.0%: +$1,785
• After-tax cash flow: $-638/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

-12.7% since first listed

6 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $294,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $339,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Listed $337,500 Stellar MLS as Distributed by MLS Grid