1080 Jack Calhoun Dr Lot 165 · Kissimmee, FL 34741

$70,000

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 48 Days on market

Built 1996 Fair condition

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.1/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bed 2 bath mobile home Family / Pet friendly park. $700.00 per month lot rent. 2 storage sheds. Brand new central air installed 4/25/2026 Will consider offers.

Key facts

• Storage sheds
• Built 1996
• Listed 48 days

Tags

• STORAGE SHEDS
• CENTRAL AIR INSTALLED

🏷️ Possibly a rental listed for sale. The $70,000 price doesn't fit this home's estimated sale value (~$254,100) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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 (-1.4%/yr); 376 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 39% of the median local income ($52k/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 $484 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.42% ✓
• Cap rate: 20.90%
• Cash-on-cash: 52.18%
• DSCR: 3.32
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $254,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 Dara Cay Dr	0.45mi	3/2.0 (+1)	960 (-13%)	12mo	$222,000	$231	43

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: 46.7%
• Equity multiple: 2.94×
• Total profit: $38,008
• Equity at exit: $10,437

10-year hold

• IRR: 51.1%
• Equity multiple: 5.28×
• Total profit: $83,944
• Equity at exit: $6,052

Cash invested: $19,600 (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 34741

• Home prices YoY: -28.3%
• Rents YoY: -1.4%
• Active inventory: 376
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $852

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 45%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1089 Greenskeep Dr Kissimmee, FL	2.0	1.0	1428	$1,600	$1.12	23d	1	0.25mi
3201 W Pershing St Unit 3223 Kissimmee, FL	2.0	1.0	830	$1,525	$1.84	7d	1	0.29mi
3201 Pershing St Unit 3207 Kissimmee, FL	2.0	1.0	830	$1,525	$1.84	1d	1	0.29mi
851 Jenkins St Kissimmee, FL	3.0	1.0	1426	$1,750	$1.23	23d	1	0.83mi
2112 W Martin St Kissimmee, FL	2.0	2.0	1023	$1,595	$1.56	14d	1	0.91mi
701 7th Ave Kissimmee, FL	3.0	1.0	1056	$1,795	$1.70	23d	1	1.21mi
1375 Oak Haven Dr Kissimmee, FL	1.0–3.0	1.0–2.0	1102	$2,168	$1.97	2d	27	1.28mi
1416 Osceola Park Dr Kissimmee, FL	3.0	2.0	1378	$2,300	$1.67	23d	1	1.28mi
1991 Estancia Cir Unit 16A Kissimmee, FL	2.0	2.0	1260	$1,750	$1.39	23d	1	1.34mi
1985 Estancia Cir Unit A Kissimmee, FL	2.0	2.0	1259	$1,549	$1.23	23d	1	1.35mi
801 Green Heron Ct Kissimmee, FL	1.0–3.0	1.0–2.0	975	$1,676	$1.72	2d	9	1.41mi
2830 Osprey Cove Pl #204 Kissimmee, FL	3.0	2.0	1136	$1,500	$1.32	17d	1	1.47mi
900 Woodside Cir Kissimmee, FL	1.0–3.0	1.0–2.5	1030	$1,760	$1.71	1d	26	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 48 DOM
2. 2026-06-17
   days on market $70,000 Active 47 DOM
3. 2026-06-16
   days on market $70,000 Active 46 DOM
4. 2026-06-15
   days on market $70,000 Active 45 DOM
5. 2026-06-13
   days on market $70,000 Active 43 DOM
6. 2026-06-13
   days on market $70,000 Active 42 DOM
7. 2026-06-10
   days on market $70,000 Active 39 DOM
8. 2026-06-08
   days on market $70,000 Active 38 DOM
9. 2026-06-07
   days on market $70,000 Active 37 DOM
10. 2026-06-04
    days on market $70,000 Active 34 DOM
11. 2026-06-03
    days on market $70,000 Active 33 DOM
12. 2026-06-02
    days on market $70,000 Active 32 DOM
13. 2026-06-02
    days on market $70,000 Active 31 DOM
14. 2026-05-31
    days on market $70,000 Active 30 DOM
15. 2026-04-30
    listed $70,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $20,294
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$2,036
• Taxable income: $9,690
• Est. tax owed @ 24.0%: −$2,326
• After-tax cash flow: $7,902/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.

Condition & rehab AI · 1 photo

Fair 40/100 Cosmetic rehab

This mobile home has average condition with some cosmetic repairs needed. Painting the exterior and landscaping would significantly improve its curb appeal and value.

Repairs flagged

• Minor exterior siding — Slight weathering
• Minor landscaping — Low grass and debris

Value-add opportunities

• Both paint exterior walls — Enhances curb appeal and resale value
• Both landscape and add curb appeal — Improves curb appeal and rental value
• Both repair and paint exterior siding — Fixes weathered appearance and enhances resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Slight weathering	Minor	$500–3,000
landscaping · Low grass and debris	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior walls — Enhances curb appeal and resale value ↑
• Both landscape and add curb appeal — Improves curb appeal and rental value ↑
• Both repair and paint exterior siding — Fixes weathered appearance and enhances resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 58,716
• Household income: $52,409
• Rent vs Own: 67.1% rent · 32.9% own
• Severe rent burden: 5248.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 20% White 16% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 26% Cuban 4% Dominican 6%
• Common ancestry: Estonian 1% Russian 1% Lithuanian 1%
• Foreign-born: 39% · Canada, Jamaica
• Languages at home: 27% English-only · Spanish 66% Other Indo-European 2% Arabic 2%

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: ▼ -115.96%
• Current HPI: 293.3914
• Rent YoY: ▼ -1.43%
• 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

1 event — show timeline

• 2026-04-30 Listed $70,000 Fizber.com