3500 Suzette Dr · Campbell, FL 34746

$235,000

3 bd · 2.0 ba · 1,285 sqft · SingleFamily public records · 14 Days on market

Built 1995 0.50 ac lot Est $324k · 27% under

---

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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale. FULL PRICE OFFERS ONLY! BANK APPROVED SHORT SALE PRICE! Spacious single-story home located on a quiet street in Kissimmee. This property features a functional layout with multiple living areas, ample storage, and generous room sizes throughout. The home sits on a large lot with mature trees and established landscaping, offering privacy and outdoor potential. Interior includes an open kitchen and dining area, multiple bedrooms, and a primary suite with en-suite bath. Conveniently located near shopping, dining, major roadways, and Central Florida attractions. Ideal opportunity for a homeowner or investor looking to add value.

Key facts

• Large lot
• Single-story home
• Ample storage

Tags

• SINGLE-STORY HOME
• MULTIPLE LIVING AREAS
• AMPLE STORAGE
• LARGE LOT
• MATURE TREES
• ESTABLISHED LANDSCAPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/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 $231k (1.7% below list).
• Recommended offer: $231k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.2% in Campbell — 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 58/100 on livability (#848 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment 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: Pleasant Hill Elementary School (math 36% / reading 38%, grade F, #1,609 of 2,144 statewide, top 77%, 741 students, 59% FRL); Horizon Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,295 students, 75% FRL); Poinciana High School (math 24% / reading 31%, grade F, #470 of 667 statewide, top 71%, 2,455 students, 48% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 1296 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($71k/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 $2k of loan paydown is wiped out by about $7k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $45k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $235k implies a 135% 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 $230,969 (1.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $323,820
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3978 Ambrose Ave	0.29mi	3/2.0	1,267 (-1%)	24mo	$333,220	$263	64
4219 Pebbles Throw Dr	0.70mi	3/2.0	1,267 (-1%)	2mo	$342,000	$270	63
4224 Pebbles Throw Dr	0.72mi	3/2.0	1,260 (-2%)	11mo	$326,000	$259	54
3970 Nesrus Ln	0.68mi	3/2.0	1,272 (-1%)	21mo	$220,000	$173	49
1723 Magnolia Ln	0.65mi	3/2.0	1,140 (-11%)	4mo	$235,000	$206	47
4011 Gooseberry Trl	0.35mi	3/2.0	1,444 (+12%)	24mo	$363,805	$252	43
3999 Ambrose Ave	0.31mi	3/2.0	1,476 (+15%)	23mo	$163,000	$110	41

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: -10.1%
• Equity multiple: 0.64×
• Total profit: $-23,533
• Equity at exit: $35,039

10-year hold

• IRR: -5.2%
• Equity multiple: 0.71×
• Total profit: $-19,337
• Equity at exit: $20,319

Cash invested: $65,800 (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 34746

• Home prices YoY: -33.4%
• Rents YoY: -1.2%
• Active inventory: 1296
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,310 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$159 /mo · $1,907/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $335

Break-even live

Break-even rent $1,885

Max offer price $235,000

Occupancy floor 80%

Sensitivity live

Price	-10% $468	-5% $402	+0% $335	+5% $269	+10% $202
Rent	-10% $153	-5% $244	+0% $335	+5% $427	+10% $518
Rate	-1.0pp $454	-0.5pp $395	base $335	+0.5pp $275	+1.0pp $213

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3949 Ambrose Ave Kissimmee, FL	3.0	2.0	1560	$2,300	$1.47	0d	1	0.23mi
4213 Green Gables Pl Kissimmee, FL	3.0	2.0	1555	$2,300	$1.48	25d	1	0.62mi
3495 Forest Dr Kissimmee, FL	3.0	2.0	1042	$1,750	$1.68	6d	1	0.68mi
2293 Pocky Way Kissimmee, FL	4.0	2.0	1854	$2,490	$1.34	25d	1	0.68mi
4213 Patterson Cv Kissimmee, FL	3.0	2.0	1700	$2,490	$1.46	0d	1	0.68mi
4213 Patterson Cv Kissimmee, FL	3.0	2.0	1700	$2,490	$1.46	25d	1	0.68mi
4215 Nightcaps Way Kissimmee, FL	4.0	2.0	1853	$2,450	$1.32	0d	1	0.69mi
4207 Mountain Laurel Ln Kissimmee, FL	3.0	2.0	1260	$2,600	$2.06	25d	1	0.74mi
2359 Pocky Way Kissimmee, FL	3.0	2.0	1560	$2,300	$1.47	25d	1	0.74mi
1738 Golfview Dr Kissimmee, FL	3.0	2.0	1538	$2,350	$1.53	9d	1	0.76mi
4269 Nightcaps Way Kissimmee, FL	3.0	2.0	1555	$2,500	$1.61	25d	1	0.78mi
4301 Twisted Twig Bnd Kissimmee, FL	3.0	2.0	1267	$2,300	$1.82	25d	1	0.81mi
4327 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	4d	1	0.89mi
4273 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	6d	1	0.92mi
4273 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	21d	1	0.92mi
1918 Birnham Wood Bnd Kissimmee, FL	3.0	2.0	1551	$2,099	$1.35	25d	1	0.93mi
4383 Hazel St Kissimmee, FL	3.0	2.5	1616	$2,200	$1.36	25d	1	0.97mi
4391 Hazel St Kissimmee, FL	3.0	2.5	1614	$2,200	$1.36	23d	1	0.97mi
2860 Osprey Cove Pl #202 Kissimmee, FL	2.0	2.0	1035	$1,600	$1.55	25d	1	1.03mi
2850 Osprey Cove Pl #201 Kissimmee, FL	3.0	2.0	1136	$1,599	$1.41	25d	1	1.07mi
1814 Lindens St Kissimmee, FL	3.0	2.5	1463	$2,200	$1.50	25d	1	1.12mi
2830 Osprey Cove Pl #204 Kissimmee, FL	3.0	2.0	1136	$1,500	$1.32	19d	1	1.12mi
3249 Cottonwood Ct Kissimmee, FL	4.0	2.5	1710	$1,900	$1.11	25d	1	1.18mi
1918 Ancestry Trl Kissimmee, FL	3.0	2.0	1432	$2,200	$1.54	25d	1	1.19mi
2096 The Oaks Blvd Kissimmee, FL	3.0	2.0	1785	$2,000	$1.12	25d	1	1.20mi
3190 Shingle Creek Ct Kissimmee, FL	2.0	2.0	976	$1,600	$1.64	0d	1	1.42mi

Listing history 10 events

1. 2026-02-02
   status Pending
2. 2026-01-24
   status Active
3. 2026-01-24
   price $235,000
4. 2025-12-16
   status Pending
5. 2025-12-12
   listed $280,000 Active
6. 2000-11-02
   soldstatus $100,000
7. 1997-12-18
   soldstatus $77,000
8. 1987-11-01
   soldstatus $21,000
9. 1986-09-01
   soldstatus $14,900
10. 1981-06-01
    soldstatus $10,500

ⓘ 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: $1,907 · $159/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$43/yr (+$4/mo · 2.3%)

ⓘ 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 3/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,716
• − Mortgage interest: −$13,164
• − Property taxes: −$1,907
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$6,836
• Taxable income: $199
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $3,977/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 — Campbell

• Score: 58/100
• State rank: #848
• US rank: #21421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Osceola County · 410,217 people
• City population: 60,595
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 60,595
• Household income: $70,998
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 1690.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% White 29% Two or more races 18% Black 14% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 26% Dominican 4%
• Common ancestry: Hispanic 4% Estonian 2% Lithuanian 1%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 44% English-only · Spanish 41% French/Haitian/Cajun 4% Other Indo-European 4%

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: ▼ -119.87%
• Current HPI: 239.1841
• Rent YoY: ▼ -1.23%
• 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

+2138.1% since first listed

10 events — show timeline

• 2026-02-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2000-11-02 Sold (Public Records) $100,000 Public Records
• 1997-12-18 Sold (Public Records) $77,000 Public Records
• 1987-11-01 Sold (Public Records) $21,000 Public Records
• 1986-09-01 Sold (Public Records) $14,900 Public Records
• 1981-06-01 Sold (Public Records) $10,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,907 · +7.2% YoY. Source: county tax records.