6514 Horseshoe Lane Way · St. Cloud, FL 34773

$324,990

3 bd · 2.5 ba · 1,409 sqft · Land · 67 Days on market

Built 2026 2,614 sqft lot $250/mo HOA · 11% of rent

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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 +5.8/30.0
• 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 +2.2/10.0
• DSCR +0.2/10.0

Listing remarks MLS

3 Level Townhome with 3 Bedrooms! Welcome to the Carmel, a spacious and thoughtfully designed floorplan in the desirable Cyrene community at Harmony. This home boasts 1409 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 both relaxing and hosting. The primary suite is a serene retreat, featuring a spacious bedroom, a walk-in closet, and a luxurious en-suite bath with dual vanities, Two additional well-appointed bedrooms provide plenty of space for guests. Additional highlights include a two-car garage, a convenient laundry room, and energy-efficient features throughout the home. Located in the desirable Harmony community, residents enjoy access to top-rated schools, parks, community pool.

Key facts

• Large windows
• Large center island
• Ample cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• LARGE WINDOWS
• HIGH-END FINISHES
• MODERN DETAILS
• LARGE CENTER ISLAND
• AMPLE CABINETRY

Property features AI

Finance

• Other: Home warranty included; Projected completion date: 2026-05-26
• HOA & community: HOA managed by HomeRiver Group Orlando; Monthly HOA fee $250 (includes pool and grounds maintenance); Community pool and playground; Community mailbox, dog park, and sidewalks; Pets allowed (cats and dogs)

Exterior

• Parking: Driveway; Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Water connected; Sewer connected; Sprinkler meter
• Home design: Attached townhouse; Two levels; New construction (under construction); Faces northwest
• Construction: Shingle roof; Slab foundation; Built by DRB Homes (model: CARMEL)
• Exterior features: Covered patio; Patio; Sidewalks; Sprinkler meter; Landscaped with trees

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Garbage disposal; Microwave
• Bedrooms: 3 bedrooms (two-story home)
• Flooring: Carpet; Ceramic 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 detectors
• Laundry & utility: Laundry room with electric dryer hookup (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 $325k.

Deal economics

• At list price, monthly cash flow is $-643 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (27.8% below list).
• Recommended offer: $232k (28.6% 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); 387 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $730 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 67 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $231,985 (28.6% 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 67 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.72% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.48%
• DSCR: 0.62
• GRM: 11.5

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: -14.9%
• Equity multiple: 0.34×
• Total profit: $-60,137
• Equity at exit: $86,856

10-year hold

• IRR: -9.3%
• Equity multiple: 0.11×
• Total profit: $-80,786
• Equity at exit: $98,584

Cash invested: $90,997 (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 34773

• Home prices YoY: -0.2%
• Rents YoY: 1.8%
• Active inventory: 387
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$250
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-643

Break-even live

Break-even rent $3,159

Max offer price $231,985

Occupancy floor —

Sensitivity live

Price	-10% $-418	-5% $-530	+0% $-643	+5% $-755	+10% $-867
Rent	-10% $-828	-5% $-735	+0% $-643	+5% $-550	+10% $-457
Rate	-1.0pp $-479	-0.5pp $-560	base $-643	+0.5pp $-727	+1.0pp $-813

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: $81,248
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	25d	1	0.16mi
2803 Brie Hammock Bnd Harmony, FL	3.0	2.5	1463	$1,890	$1.29	25d	1	0.29mi
6606 Leo Ln Harmony, FL	3.0	2.5	1452	$2,200	$1.52	18d	1	0.33mi
2926 Hudson Hammock Way Harmony, FL	3.0	2.5	1628	$2,200	$1.35	18d	1	0.38mi
2927 Brie Hammock Bnd Harmony, FL	3.0	2.5	1623	$2,000	$1.23	8d	1	0.42mi
6308 Chirpine Ln Saint Cloud, FL	3.0	2.0	1800	$2,000	$1.11	25d	1	0.49mi
6833 Cranes Roost Rd Harmony, FL	4.0	2.0	1830	$2,350	$1.28	25d	1	0.87mi
2639 Bittern Bnd Harmony, FL	3.0	2.0	1758	$2,395	$1.36	25d	1	0.92mi
6877 Botanic Blvd Harmony, FL	3.0	2.0	1570	$2,500	$1.59	25d	1	0.96mi
7086 Cattle Egret Dr Harmony, FL	3.0	2.0	1614	$2,099	$1.30	21d	1	1.44mi
7086 Cattle Egret Dr Harmony, FL	3.0	2.0	1620	$2,299	$1.42	8d	1	1.44mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-21
   days on market $324,990 Active 67 DOM
2. 2026-06-18
   days on market $324,990 Active 64 DOM
3. 2026-06-17
   price $324,990 Active 63 DOM
4. 2026-06-17
   days on market $332,990 Active 63 DOM
5. 2026-06-16
   days on market $332,990 Active 62 DOM
6. 2026-06-15
   days on market $332,990 Active 61 DOM
7. 2026-06-13
   days on market $332,990 Active 59 DOM
8. 2026-06-13
   days on market $332,990 Active 58 DOM
9. 2026-06-09
   days on market $332,990 Active 55 DOM
10. 2026-06-08
    days on market $332,990 Active 54 DOM
11. 2026-06-07
    days on market $332,990 Active 53 DOM
12. 2026-06-04
    days on market $332,990 Active 50 DOM
13. 2026-06-03
    days on market $332,990 Active 49 DOM
14. 2026-06-02
    days on market $332,990 Active 48 DOM
15. 2026-06-02
    days on market $332,990 Active 47 DOM
16. 2026-05-31
    days on market $332,990 Active 46 DOM
17. 2026-04-16
    listed $335,590 Active 1166-char remark

    Show marketing remark (1166 chars)

    3 Level Townhome with 3 Bedrooms! Welcome to the Carmel, a spacious and thoughtfully designed floorplan in the desirable Cyrene community at Harmony. This home boasts 1409 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 both relaxing and hosting. The primary suite is a serene retreat, featuring a spacious bedroom, a walk-in closet, and a luxurious en-suite bath with dual vanities, Two additional well-appointed bedrooms provide plenty of space for guests. Additional highlights include a two-car garage, a convenient laundry room, and energy-efficient features throughout the home. Located in the desirable Harmony community, residents enjoy access to top-rated schools, parks, community pool.

18. 2026-04-15
    listed $335,590 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: $28,150
• − Mortgage interest: −$18,204
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$3,000
• − Depreciation: −$9,454
• Taxable loss: −$13,513
• Est. tax savings @ 24.0%: +$3,243
• After-tax cash flow: $-4,470/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

+0.0% since first listed

2 events — show timeline

• 2026-04-16 Listed $335,590 Zillow
• 2026-04-15 Listed $335,590 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.4%/yr

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