756 Preston Cove Dr · St. Cloud, FL 34771

$329,990

3 bd · 2.5 ba · 1,463 sqft · Land · 64 Days on market

Built 2025 3,485 sqft lot $90/mo HOA · 4% of rent ↓ 3% 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).

• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• DSCR +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Introducing the Pearson – where modern elegance meets everyday functionality in this stylish townhome. Located in Preston Cove. Step into sophistication as you enter through the one-car garage into a spacious and welcoming abode with 1,463 square feet. The heart of the home, a sprawling living space, beckons with its ample room and abundant natural light. Whether entertaining guests or enjoying a quiet night in, this versatile area adapts effortlessly to your lifestyle needs. Adjacent to the living space lies the dining nook and gourmet kitchen, a chef's delight adorned with sleek cabinetry, premium stainless-steel appliances, and a stunning center island. Gather a

Key facts

• One car garage
• Gourmet kitchen
• Walk in closet

Tags

• ONE CAR GARAGE
• SPACIOUS LIVING SPACE
• GOURMET KITCHEN
• CENTER ISLAND
• WALK IN CLOSET
• LUXURIOUS ENSUITE BATH

Property features AI

Finance

• Other: CDD present; Total acreage: less than 1/4 acre (about 0.08 acres)
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA approximately $90.80; HOA includes pool; Community amenities: playground, pool, fitness center, sidewalks, street lights; Pets allowed: cats and dogs; Association name: Access Residential Management

Exterior

• Parking: Attached 2-car garage (10 x 20)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Underground utilities
• Home design: Residential townhouse; Two levels; Under construction (projected completion April 2026); East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction by D.R. Horton (model: Pearson)
• Exterior features: Sidewalk; Sliding doors; Metered sprinkler/irrigation system; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid surface counters; Stone counters; Thermostat; Walk-in closets
• Laundry & utility: Laundry closet

🏗️ 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 $330k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (26.0% below list).
• Recommended offer: $244k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% in St. Cloud — 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: 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 30% 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 $2k of loan paydown is wiped out by about $10k 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 64 days — a 6% lower offer ($310k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,244 (26.0% 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 64 days. Have you received any prior offers? Is the seller open to a 26% 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: 5.40%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 11.3

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-69,014
• Equity at exit: $49,203

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-80,049
• Equity at exit: $28,532

Cash invested: $92,397 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$216 /mo · $2,590/yr
• Insurance: −$137
• HOA: −$90
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-244

Break-even live

Break-even rent $2,752

Max offer price $286,827

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-151	+0% $-244	+5% $-338	+10% $-431
Rent	-10% $-437	-5% $-341	+0% $-244	+5% $-148	+10% $-51
Rate	-1.0pp $-78	-0.5pp $-160	base $-244	+0.5pp $-330	+1.0pp $-417

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: $82,498
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Preston Cove Dr Unit 1 St Cloud, FL	3.0	2.5	1463	$2,100	$1.44	26d	1	0.02mi
760 Preston Cove Dr Saint Cloud, FL	3.0	2.5	1464	$2,150	$1.47	0d	1	0.02mi
588 Preston Cove Dr Saint Cloud, FL	3.0	2.5	1553	$2,250	$1.45	5d	1	0.18mi
564 Preston Cove Dr Saint Cloud, FL	3.0	2.5	1551	$2,080	$1.34	26d	1	0.19mi
5752 Anders Way Saint Cloud, FL	3.0	2.5	1700	$2,500	$1.47	26d	1	0.19mi
5788 Freshwater Canyon Dr Saint Cloud, FL	3.0	2.5	1705	$2,250	$1.32	16d	1	0.28mi
1166 Silo Dr Saint Cloud, FL	3.0	3.0	1856	$2,499	$1.35	18d	1	0.40mi
504 Enaya St Saint Cloud, FL	4.0	2.0	1825	$3,100	$1.70	26d	1	0.55mi
358 Cadberry Pl Saint Cloud, FL	3.0	2.5	1594	$2,200	$1.38	16d	1	0.61mi
5824 Bullock Pl Saint Cloud, FL	3.0	2.0	1663	$2,149	$1.29	6d	1	0.62mi
600 Talisi Loop Saint Cloud, FL	3.0	2.0	1676	$2,450	$1.46	6d	1	0.62mi
1479 Silver Maple Dr Saint Cloud, FL	3.0	2.5	1654	$2,312	$1.40	0d	5	0.63mi
399 Tanis Ave Saint Cloud, FL	4.0	2.0	1846	$2,375	$1.29	26d	1	0.66mi
234 Polermo Ave Saint Cloud, FL	4.0	2.0	1825	$2,490	$1.36	26d	1	0.68mi
5837 Beefmaster Rd Saint Cloud, FL	3.0	2.0	1663	$2,040	$1.23	0d	1	0.70mi
5686 Stockade Blvd Saint Cloud, FL	3.0	2.5	1496	$2,150	$1.44	9d	1	0.81mi
5327 Timberland Ave Saint Cloud, FL	4.0	2.0	1828	$2,550	$1.39	26d	1	0.86mi
5614 Stockade Blvd Saint Cloud, FL	3.0	2.5	1760	$2,395	$1.36	19d	1	1.08mi
5273 Luisa Ct Saint Cloud, FL	4.0	2.5	1860	$2,375	$1.28	14d	1	1.18mi
5261 Luisa Ct Saint Cloud, FL	4.0	2.5	1860	$2,350	$1.26	26d	1	1.20mi
1305 Stockwell Ave Saint Cloud, FL	3.0	2.5	1704	$2,169	$1.27	6d	1	1.25mi
1260 Stockwell Ave Saint Cloud, FL	4.0	3.0	1786	$2,390	$1.34	26d	1	1.28mi
1200 Wycliffe Way Saint Cloud, FL	3.0	2.5	1524	$2,490	$1.63	0d	1	1.33mi
1610 Spray Ter Saint Cloud, FL	3.0	2.0	1672	$2,599	$1.55	16d	1	1.33mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 7 events

1. 2026-05-22
   status Pending
2. 2026-05-14
   price $329,990
3. 2026-05-06
   status Active
4. 2026-05-06
   price $344,985
5. 2026-03-17
   status Pending
6. 2026-03-16
   price $329,990
7. 2026-01-28
   listed $339,990 Active

ⓘ 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: $2,590 · $216/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$148/yr (+$12/mo · 5.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $29,309
• − Mortgage interest: −$18,485
• − Property taxes: −$2,590
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − HOA: −$1,080
• − Depreciation: −$9,600
• Taxable loss: −$8,785
• Est. tax savings @ 24.0%: +$2,108
• After-tax cash flow: $-824/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): 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

-2.9% since first listed

7 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $329,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $344,985 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $329,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Listed $339,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2025): $2,590 · +16.2% YoY. Source: county tax records.