5243 Painted Bamboo St · St. Cloud, FL 34771

$449,990

5 bd · 3.0 ba · 2,725 sqft · Land · 151 Days on market

Built 2025 7,500 sqft lot $74/mo HOA · 3% of rent ↓ 10% 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).

• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Discover inviting modern living in this beautifully finished home inspired by the Milan Collection, located in the sought-after Tyson Reserve community of St. Cloud. This residence offers exceptional comfort with a two-car garage and a peaceful green space situated directly behind the backyard—ideal for added privacy and relaxation. Inside, thoughtfully selected Milan Collection finishes enhance every space, including luxury quartz countertops in the kitchen and bathrooms, 8' tall interior and exterior doors on the first floor, and a stunning designer backsplash that elevates the kitchen’s clean, modern look. Set within a quaint community of only 122 homes, T

Key facts

• Green space
• Tall interior doors
• Designer backsplash

Tags

• TWO-CAR GARAGE
• GREEN SPACE
• LUXURY QUARTZ COUNTERTOPS
• TALL INTERIOR DOORS
• DESIGNER BACKSPLASH
• SHADED PLAYGROUND

Property features AI

Finance

• Other: Lot size approximately 0.14 acre (about 697 m²); Roads are paved/asphalt; Permit number B25-00002861; Living area reported by builder: 2,725 (builder source); total building area 3,425; Direction faces: East
• Financial info: Total annual fees listed as $888; Lease restrictions apply
• HOA & community: HOA required (monthly fee $74); Association amenities include a playground; Community mailbox, sidewalks, and street lights; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available; Fire hydrant nearby
• Home design: Single family residence; Two levels; Under construction (projected completion December 17, 2025); Faces east
• Construction: Block, stucco, and frame construction; Shingle roof; Slab foundation; New construction; Builder: Ashton Woods; Builder model: Teton; Builder license CBC1264853
• Exterior features: Dog run; Sidewalk; Metered sprinkler/irrigation

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Exhaust fan; Microwave
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; In-wall pest system; Open floorplan; Solid surface counters; Stone counters; Thermostat; Walk-in closets
• Laundry & utility: Laundry room with washer and electric dryer hookups; Upper level laundry

🏗️ 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 5-bed/3.0-bath land listed at $450k.

Deal economics

• At list price, monthly cash flow is $-878 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (35.1% below list).
• Recommended offer: $292k (35.1% below list) — sets the bar for 1% rule.

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: Narcoossee Elementary School (math 55% / reading 65%, grade B-, #680 of 2,144 statewide, top 32%, 1,467 students, 38% FRL); Narcoossee Middle School (math 55% / reading 57%, grade B-, #175 of 571 statewide, top 31%, 1,371 students, 46% FRL); Harmony High School (math 40% / reading 46%, grade F, #255 of 667 statewide, top 39%, 2,822 students, 42% FRL) — zoned schools average 42% FRL vs 60% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 1396 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 36% of the median local income ($97k/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 $3k of loan paydown is wiped out by about $14k 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 151 days — a 12% lower offer ($396k) 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 $291,915 (35.1% 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 151 days. Have you received any prior offers? Is the seller open to a 35% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.65% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.36%
• DSCR: 0.63
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -31.0%
• Equity multiple: -0.02×
• Total profit: $-128,668
• Equity at exit: $67,095

10-year hold

• IRR: -33.7%
• Equity multiple: -0.46×
• Total profit: $-183,414
• Equity at exit: $38,907

Cash invested: $125,997 (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 34771

• Home prices YoY: -30.0%
• Rents YoY: 3.0%
• Active inventory: 1396
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,919 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$187
• HOA: −$74
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-878

Break-even live

Break-even rent $4,030

Max offer price $322,992

Occupancy floor —

Sensitivity live

Price	-10% $-567	-5% $-722	+0% $-878	+5% $-1,033	+10% $-1,189
Rent	-10% $-1,108	-5% $-993	+0% $-878	+5% $-762	+10% $-647
Rate	-1.0pp $-651	-0.5pp $-763	base $-878	+0.5pp $-994	+1.0pp $-1,113

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: $112,498
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5314 Amersham Ln Saint Cloud, FL	4.0	3.0	2110	$650	$0.31	5d	1	0.26mi
1742 Chatsworth Cir Saint Cloud, FL	4.0	2.5	3342	$3,000	$0.90	26d	1	0.36mi
1842 Castleton Dr Saint Cloud, FL	4.0	2.0	1859	$2,419	$1.30	5d	1	0.52mi
5133 Foxtail Fern Way Saint Cloud, FL	5.0	3.0	2674	$2,681	$1.00	9d	1	0.53mi
1859 Castleton Dr Saint Cloud, FL	4.0	2.0	2064	$2,490	$1.21	6d	1	0.60mi
1883 Green Dragon Dr Saint Cloud, FL	4.0	2.0	1767	$2,495	$1.41	0d	1	0.64mi
5574 Bakewell Pl Saint Cloud, FL	4.0	2.0	1957	$2,350	$1.20	24d	1	0.96mi
2128 Live Oak Lake Rd Saint Cloud, FL	4.0	2.0	2146	$2,200	$1.03	0d	1	1.14mi
2071 Tay Wes Dr Saint Cloud, FL	5.0	3.0	2460	$2,700	$1.10	26d	1	1.20mi
2099 Tay Wes Dr Saint Cloud, FL	4.0	2.5	2203	$2,600	$1.18	0d	1	1.25mi
1682 Bay Breeze Dr Saint Cloud, FL	5.0	3.0	2674	$2,550	$0.95	19d	1	1.25mi
1679 Bay Breeze Dr Saint Cloud, FL	4.0	2.0	1856	$2,195	$1.18	5d	1	1.28mi
5274 Kildare Pl Saint Cloud, FL	4.0	2.5	1790	$2,700	$1.51	26d	1	1.39mi
5182 Flycatcher Ct Saint Cloud, FL	4.0	3.0	2306	$2,700	$1.17	26d	1	1.43mi
5192 Chickadee St Saint Cloud, FL	4.0	3.0	2204	$2,490	$1.13	26d	1	1.47mi

HOA detail

• Monthly dues: $74 · $888/yr

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-04-21
   price $449,990
3. 2026-03-03
   price $551,448
4. 2026-01-22
   price $550,274
5. 2025-12-11
   listed $499,990 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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,030
• − Mortgage interest: −$25,206
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,802
• − Management: −$2,802
• − HOA: −$888
• − Depreciation: −$13,091
• Taxable loss: −$18,760
• Est. tax savings @ 24.0%: +$4,502
• After-tax cash flow: $-6,029/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): 35,257
• Household income: $97,415
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 338.0

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 45% Hispanic / Latino 41% Two or more races 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 26% Cuban 2% Dominican 4%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 33% Other Indo-European 3%

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: ▼ -124.44%
• Current HPI: 290.3095
• Rent YoY: ▲ 3.02%
• 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

-10.0% since first listed

5 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $449,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $551,448 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $550,274 Stellar MLS as Distributed by MLS Grid
• 2025-12-11 Listed $499,990 Stellar MLS as Distributed by MLS Grid