237 Citrus Dr · Buenaventura Lakes, FL 34743

$190,000

2 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 6 Days on market

Built 1979 10,106 sqft lot Est $295k · 36% under

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HANDYMAN SPECIAL – RARE OPPORTUNITY IN BUENAVENTURA LAKES (BVL)! Calling all investors, flippers, and savvy buyers looking for their next project! This 2-bedroom, 2-bathroom home offers incredible potential and can easily be converted into a 3-bedroom residence, creating added value and increased market appeal. Situated in the established community of Buenaventura Lakes (BVL), this property is a true handyman special ready for renovation and your creative vision. Whether you're looking for your next flip, rental investment, or affordable home renovation project, the possibilities are endless. The functional layout, spacious living areas, and flexible floor plan provide a solid foun

Key facts

• Flexible floor plan
• Incredible potential
• 0.23 acre lot

Tags

• FLEXIBLE FLOOR PLAN
• SPACIOUS LIVING AREAS
• INCREDIBLE POTENTIAL

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Lot approximately 0.23 acres
• Financial info: Homestead exempt; No lease restrictions
• HOA & community: No association; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity available
• Home design: Single-family residence; One story; Faces south; Residential zoning (OPUD)
• Construction: Block construction; Shingle roof; Slab foundation; Built area about 1,380 living area (public records)
• Exterior features: Rear screened porch; Sidewalk; Sliding glass doors; Shed(s); Mature landscaping; Asphalt road access (public maintained)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Solid surface countertops; Solid wood cabinets; Thermostat; Walk-in closet(s); 6 total rooms
• Laundry & utility: Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (4.2% below list).
• Recommended offer: $182k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.3% in Buenaventura Lakes — 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 68/100 on livability (#509 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, health & safety A-; Watch: employment D+, amenities F, commute F.
• 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: Ventura Elementary School (math 41% / reading 46%, grade F, #1,345 of 2,144 statewide, top 64%, 811 students, 54% FRL); Tohopekaliga (math 20% / reading 41%, grade F, #434 of 667 statewide, top 66%, 2,748 students, 60% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents flat; 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $190k implies a 171% 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 $181,986 (4.2% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $295,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Citrus Dr	0.21mi	2/2.0	1,000 (0%)	8mo	$314,000	$314	84
268 Florida Pkwy	0.25mi	2/2.0	1,000 (0%)	12mo	$285,000	$285	78
196 Larkspur Ct	0.62mi	2/2.0	1,000 (0%)	9mo	$289,900	$290	64
117 Pansy Ct	0.44mi	2/2.0	1,121 (+12%)	3mo	$310,000	$277	57
247 Citrus Dr	0.05mi	3/1.0 (+1)	903 (-10%)	21mo	$285,000	$316	55
209 Hidden Springs Cir	0.50mi	2/2.0	1,108 (+11%)	9mo	$290,000	$262	51
215 Bay Head Dr	0.36mi	2/2.0	1,108 (+11%)	23mo	$329,000	$297	46
3125 Sandy Shore Ln	0.55mi	3/2.0 (+1)	1,109 (+11%)	7mo	$225,000	$203	45
129 Dahlia Dr	0.48mi	3/2.0 (+1)	1,083 (+8%)	22mo	$319,900	$295	41
3144 Sandy Shore Ln	0.56mi	3/2.0 (+1)	1,109 (+11%)	13mo	$220,000	$198	40
219 Hidden Springs Cir	0.52mi	2/2.0	1,108 (+11%)	22mo	$339,000	$306	39
110 Lindenwood Ln	0.58mi	3/2.0 (+1)	1,130 (+13%)	11mo	$335,000	$296	37

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 · 0.34% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-19,340
• Equity at exit: $28,330

10-year hold

• IRR: -4.7%
• Equity multiple: 0.73×
• Total profit: $-14,596
• Equity at exit: $16,428

Cash invested: $53,200 (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 34743

• Rents YoY: 0.3%
• Active inventory: 188
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$996
• Tax from tax record: −$107 /mo · $1,285/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $255

Break-even live

Break-even rent $1,497

Max offer price $190,000

Occupancy floor 81%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 Isabela Ter Kissimmee, FL	1.0	1.0	700	$1,200	$1.71	24d	1	0.42mi
3104 Tadpole Ct Unit NA Kissimmee, FL	2.0	2.0	952	$1,800	$1.89	22d	1	0.57mi
149 Sandalwood Dr Kissimmee, FL	1.0	1.0	1300	$750	$0.58	24d	1	0.59mi
153 Sandalwood Dr Kissimmee, FL	3.0	2.0	1326	$2,400	$1.81	24d	1	0.60mi
3204 Cranes Nest Ln Kissimmee, FL	2.0	2.0	952	$1,700	$1.79	24d	1	0.65mi
182 Pinewood Cir Kissimmee, FL	3.0	2.0	1462	$2,300	$1.57	4d	1	0.78mi
22 W Country Cove Way Kissimmee, FL	2.0	2.0	960	$1,800	$1.88	24d	1	0.79mi
72 Lakepointe Cir Kissimmee, FL	3.0	2.5	1471	$2,200	$1.50	18d	1	0.79mi
98 Pinata Ct Kissimmee, FL	2.0	2.0	1000	$1,900	$1.90	24d	1	0.83mi
31 Lakepointe Cir Kissimmee, FL	3.0	2.0	1234	$2,300	$1.86	22d	1	0.85mi
207 Eden Ln Unit F Kissimmee, FL	2.0	2.5	915	$1,650	$1.80	15d	1	0.88mi
254 Taylor Ln Unit 202 Kissimmee, FL	3.0	2.0	1159	$1,750	$1.51	15d	1	0.89mi
295 Flower Ln Unit F Kissimmee, FL	3.0	2.0	1080	$1,800	$1.67	15d	1	0.89mi
203 Watts Ln Apt C Kissimmee, FL	2.0	2.5	1088	$1,550	$1.42	24d	1	0.90mi
255 Taylor Ln Unit 101 Kissimmee, FL	3.0	2.0	1159	$1,850	$1.60	22d	1	0.90mi
255 Taylor Ln Kissimmee, FL	3.0	2.0	1159	$1,850	$1.60	13d	1	0.90mi
255 Taylor Ln Kissimmee, FL	3.0	2.0	1159	$1,800	$1.55	11d	1	0.90mi
255 Taylor Ln Unit 202 Kissimmee, FL	3.0	2.0	1159	$1,800	$1.55	22d	1	0.90mi
138 Pinewood Cir Kissimmee, FL	3.0	2.0	1326	$2,200	$1.66	24d	1	0.91mi
296 Flower Ln Unit 4 Kissimmee, FL	2.0	2.0	933	$1,545	$1.66	24d	1	0.91mi
201 Watts Ln Kissimmee, FL	3.0	2.5	1500	$1,700	$1.13	8d	1	0.91mi
111 Cuautla Way Unit 1 Kissimmee, FL	1.0	1.0	890	$1,150	$1.29	24d	1	0.92mi
13 Lake Villa Way Kissimmee, FL	2.0	1.0	704	$1,450	$2.06	15d	1	0.93mi
283 Gardner Ln Unit D Kissimmee, FL	2.0	2.5	1200	$1,550	$1.29	24d	1	0.94mi
284 Gardner Ln Unit F Kissimmee, FL	3.0	2.0	1120	$1,800	$1.61	24d	1	0.94mi
284 Gardner Ln Unit E Kissimmee, FL	3.0	2.0	1120	$1,800	$1.61	15d	1	0.94mi
2720 Merrieweather Ln Kissimmee, FL	3.0	2.5	1344	$2,000	$1.49	8d	1	0.94mi
290 Flower Ln Kissimmee, FL	2.0	2.0	897	$1,450	$1.62	24d	1	0.95mi
290 Flower Ln Unit 11 Kissimmee, FL	2.0	2.0	897	$1,400	$1.56	24d	1	0.95mi
290 Flower Ln #10 Kissimmee, FL	2.0	2.0	897	$1,450	$1.62	4d	1	0.95mi
290 Flower Ln #21 Kissimmee, FL	2.0	2.0	897	$1,495	$1.67	24d	1	0.95mi
71 Lake Villa Way Kissimmee, FL	2.0	2.0	992	$1,745	$1.76	24d	1	0.96mi
280 Gardner Ln #2 Kissimmee, FL	3.0	3.0	1428	$1,695	$1.19	24d	1	0.97mi
206 Majors Ln Unit A Kissimmee, FL	3.0	2.0	1122	$1,800	$1.60	24d	1	0.98mi
354 Cervantes Dr Unit 354 Kissimmee, FL	2.0	2.5	1120	$1,600	$1.43	24d	1	1.00mi
350 Buttonwood Dr Kissimmee, FL	3.0	2.0	1486	$2,050	$1.38	11d	1	1.03mi
141 Jones Ln Unit A Kissimmee, FL	2.0	2.5	1163	$1,650	$1.42	15d	1	1.03mi
135 Jones Ln Unit A Kissimmee, FL	2.0	2.5	1088	$1,800	$1.65	24d	1	1.04mi
165 Toluca Dr Kissimmee, FL	3.0	2.0	1260	$1,899	$1.51	24d	1	1.05mi
131 Jones Ln Unit A Kissimmee, FL	2.0	2.5	1088	$1,500	$1.38	24d	1	1.07mi

Listing history 7 events

1. 2026-06-17
   status $190,000 Pending 6 DOM
2. 2026-06-17
   days on market $190,000 Active 6 DOM
3. 2026-06-16
   days on market $190,000 Active 5 DOM
4. 2026-06-15
   days on market $190,000 Active 4 DOM
5. 2026-06-13
   days on market $190,000 Active 2 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $190,000 Active 1 DOM

ⓘ 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: $1,285 · $107/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$292/yr (+$24/mo · 22.7%)

ⓘ 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 2/10 Low
• 🌡 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: $21,838
• − Mortgage interest: −$10,643
• − Property taxes: −$1,285
• − Insurance: −$950
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$5,527
• Taxable loss: −$61
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $3,075/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 — Buenaventura Lakes

• Score: 68/100
• State rank: #509
• US rank: #9375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buenaventura Lakes, FL
• County: Osceola County · 410,217 people
• City population: 40,656
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 40,030
• Household income: $62,992
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1624.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 25% White 10% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 43% Cuban 5% Dominican 7%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 32% English-only · Spanish 63% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -304.87%
• Current HPI: 352.0782
• Rent YoY: ▲ 0.34%
• 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

+509.0% since first listed

5 events — show timeline

• 2026-06-11 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 1999-03-30 Sold (Public Records) $70,000 Public Records
• 1993-12-02 Sold (Public Records) $64,000 Public Records
• 1986-12-01 Sold (Public Records) $47,500 Public Records
• 1979-02-01 Sold (Public Records) $31,200 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,285 · +8.8% YoY. Source: county tax records.