6505 Horseshoe Lane Way · St. Cloud, FL 34773

$319,990

3 bd · 2.5 ba · 1,409 sqft · Land · 197 Days on market

Built 2025 1,742 sqft lot $250/mo HOA · 11% of rent ↓ 4% 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 +6.1/30.0
• 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 +2.4/10.0
• DSCR +0.5/10.0

Listing remarks MLS

MOVE-IN READY! 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 ensuite 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 center island
• Dual vanities
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• LARGE CENTER ISLAND
• WALK-IN CLOSET
• DUAL VANITIES
• ENERGY-EFFICIENT FEATURES
• ACCESS TO TOP-RATED SCHOOLS

Property features AI

Finance

• Other: Home warranty included; Lease restrictions apply
• Financial info: Total monthly fees reported $250; total annual fees reported $3,000
• HOA & community: HOA managed by HomeRiver Group Orlando; Monthly HOA fee $250 (includes pool and grounds maintenance); Community amenities: pool, playground, dog park, community mailbox, sidewalks; Pets allowed: cats and dogs

Exterior

• Parking: Driveway; 2-car attached garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; BB/HS internet available; Underground utilities; Water connected; Sewer connected
• Home design: Attached townhouse; Two levels; Northwest facing; Completed new construction (projected completion date Jan 30, 2026)
• Construction: Block, frame, stucco and cement siding construction; Shingle roof; Slab foundation; Builder: DRB Homes (Model: Carmel)
• Exterior features: Patio; Exterior lighting; Rain gutters; Sidewalk; Sprinkler (metered); Sprinkler recycled; Landscaped with trees; Paved driveway and roads; Public maintained road

Interior

• Kitchen: Convection oven; Cooktop; Range; Microwave; Dishwasher; Disposal; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Eat-in kitchen; In-wall pest system; Solid surface and stone counters; Thermostat; Walk-in closets; Insulated windows; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry closet on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $-591 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (26.0% below list).
• Recommended offer: $234k (26.7% 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); 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.
• 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); 388 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $719 of equity ($2k loan paydown + $-1k 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 197 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $234,425 (26.7% 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 197 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.74% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.92%
• DSCR: 0.65
• GRM: 11.3

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: -14.3%
• Equity multiple: 0.37×
• Total profit: $-56,633
• Equity at exit: $85,519

10-year hold

• IRR: -8.7%
• Equity multiple: 0.17×
• Total profit: $-74,156
• Equity at exit: $97,067

Cash invested: $89,597 (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: 388
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$250
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-591

Break-even live

Break-even rent $3,116

Max offer price $234,425

Occupancy floor —

Sensitivity live

Price	-10% $-370	-5% $-481	+0% $-591	+5% $-702	+10% $-812
Rent	-10% $-778	-5% $-685	+0% $-591	+5% $-498	+10% $-404
Rate	-1.0pp $-430	-0.5pp $-510	base $-591	+0.5pp $-674	+1.0pp $-759

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: $79,998
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.11mi
2803 Brie Hammock Bnd Harmony, FL	3.0	2.5	1463	$1,890	$1.29	25d	1	0.24mi
6606 Leo Ln Harmony, FL	3.0	2.5	1452	$2,200	$1.52	19d	1	0.29mi
2926 Hudson Hammock Way Harmony, FL	3.0	2.5	1628	$2,200	$1.35	19d	1	0.35mi
2927 Brie Hammock Bnd Harmony, FL	3.0	2.5	1623	$2,000	$1.23	9d	1	0.37mi
6766 Grace Hammock Rd Harmony, FL	4.0	2.0	1828	$2,400	$1.31	0d	1	0.50mi
6308 Chirpine Ln Saint Cloud, FL	3.0	2.0	1800	$2,000	$1.11	25d	1	0.55mi
6833 Cranes Roost Rd Harmony, FL	4.0	2.0	1830	$2,350	$1.28	25d	1	0.80mi
2639 Bittern Bnd Harmony, FL	3.0	2.0	1758	$2,395	$1.36	25d	1	0.87mi
6877 Botanic Blvd Harmony, FL	3.0	2.0	1570	$2,500	$1.59	25d	1	0.90mi
7086 Cattle Egret Dr Harmony, FL	3.0	2.0	1620	$2,299	$1.42	9d	1	1.38mi
7086 Cattle Egret Dr Harmony, FL	3.0	2.0	1614	$2,099	$1.30	21d	1	1.38mi
7110 Sandhill Crane Way Unit 1 St Cloud, FL	4.0	2.0	1828	$2,722	$1.49	25d	1	1.45mi

HOA detail

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

Listing history 22 events

1. 2026-06-17
   status $319,990 Pending 197 DOM
2. 2026-06-16
   days on market $319,990 Active 197 DOM
3. 2026-06-15
   days on market $319,990 Active 196 DOM
4. 2026-06-13
   days on market $319,990 Active 194 DOM
5. 2026-06-13
   days on market $319,990 Active 193 DOM
6. 2026-06-10
   days on market $319,990 Active 190 DOM
7. 2026-06-08
   days on market $319,990 Active 189 DOM
8. 2026-06-08
   price $319,990 Active 188 DOM
9. 2026-06-07
   days on market $324,990 Active 188 DOM
10. 2026-06-04
    days on market $324,990 Active 185 DOM
11. 2026-06-03
    days on market $324,990 Active 184 DOM
12. 2026-06-02
    days on market $324,990 Active 183 DOM
13. 2026-06-02
    days on market $324,990 Active 182 DOM
14. 2026-05-31
    days on market $324,990 Active 181 DOM
15. 2026-05-14
    price $324,990 1146-char remark

    Show marketing remark (1146 chars)

    MOVE-IN READY! 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 ensuite 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.

16. 2026-05-13
    price $324,990
17. 2026-04-08
    price $329,990 1146-char remark

    Show marketing remark (1146 chars)

    MOVE-IN READY! 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 ensuite 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. 2026-04-07
    price $329,990
19. 2026-04-05
    price $334,990 1146-char remark

    Show marketing remark (1146 chars)

    MOVE-IN READY! 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 ensuite 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.

20. 2026-04-04
    price $334,990
21. 2025-12-02
    listed $338,460 Active 1146-char remark

    Show marketing remark (1146 chars)

    MOVE-IN READY! 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 ensuite 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.

22. 2025-12-01
    listed $338,460 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: $28,406
• − Mortgage interest: −$17,924
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − HOA: −$3,000
• − Depreciation: −$9,309
• Taxable loss: −$12,772
• Est. tax savings @ 24.0%: +$3,065
• After-tax cash flow: $-4,031/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

-4.0% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $324,990 Zillow
• 2026-05-13 Price Changed $324,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $329,990 Zillow
• 2026-04-07 Price Changed $329,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-05 Price Changed $334,990 Zillow
• 2026-04-04 Price Changed $334,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Listed $338,460 Zillow
• 2025-12-01 Listed $338,460 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.4%/yr

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