1 Miramar Way · Poinciana, FL 34758

$250,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 25 Days on market

Built 2000 8,581 sqft lot Est $272k · 8% under $90/mo HOA · 4% of rent

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +11.1/15.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corporate Owned. Beautiful 3 Bedroom 2 Bath; 2 car garage, fenced, ceramic tile.

Key facts

• Flexible floor plan
• Ceramic tile
• Corner lot

Tags

• CORNER LOT
• FLEXIBLE FLOOR PLAN
• CERAMIC TILE
• OVERSIZED PANTRY
• NEW PRIMARY BATHROOM SHOWER

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: Total monthly fees: $90; Total annual fees: $1,080; No lease restrictions reported
• HOA & community: HOA required, $90 monthly; HOA amenities include fitness center and pool; Association fees cover cable TV, pool, internet, maintenance, and recreational facilities; Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage
• Security: Security system
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available
• Home design: Single family residence; One story; Southwest-facing; Residential property
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built on a lot of approximately 0.2 acres
• Exterior features: Sliding doors; Corner lot; Cul-de-sac lot; Concrete road surface

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Walk-in closets; Window treatments; Security system
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-6 ($-69/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (19.9% below list).
• Recommended offer: $200k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.2% in Poinciana — 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 57/100 on livability (#859 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing 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: Deerwood Elementary School (math 32% / reading 35%, grade F, #1,758 of 2,144 statewide, top 83%, 530 students, 62% FRL); Discovery Intermediate School (math 25% / reading 30%, grade F, #495 of 571 statewide, top 87%, 898 students, 62% FRL); Poinciana High School (math 24% / reading 31%, grade F, #470 of 667 statewide, top 71%, 2,455 students, 48% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Osceola average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 611 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% of the median local income ($66k/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 $8k 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 25 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago 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.
• Current owner paid $80k; list at $250k implies a 212% 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,193 (19.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $271,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
931 Van Loon Ct	0.29mi	3/2.0	1,609 (+5%)	2mo	$188,000	$117	77
202 Cobalt Dr	0.43mi	3/2.0	1,565 (+2%)	2mo	$288,000	$184	75
136 Nicholas Ct	0.66mi	3/2.0	1,540 (+0%)	3mo	$300,400	$195	66
909 Hendon Pl	0.31mi	3/2.0	1,372 (-11%)	2mo	$300,000	$219	66
52 Dorset Dr	0.59mi	3/2.0	1,449 (-6%)	2mo	$316,600	$218	61
306 Cocoa Ct	0.50mi	3/2.0	1,400 (-9%)	3mo	$245,000	$175	60
113 Carlisle Ct	0.58mi	3/2.0	1,443 (-6%)	5mo	$310,490	$215	59
829 San Pedro Ct	0.63mi	3/2.0	1,609 (+5%)	6mo	$265,000	$165	58
904 San Carlos Way	0.59mi	3/2.0	1,435 (-7%)	5mo	$250,000	$174	57
956 Derbyshire Dr	0.39mi	4/2.0 (+1)	1,695 (+10%)	4mo	$300,000	$177	57
1027 Dudley Dr	0.51mi	4/2.0 (+1)	1,704 (+11%)	3mo	$298,000	$175	50
316 Colonade Ct	0.66mi	3/2.0	1,329 (-14%)	6mo	$235,000	$177	42

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-45,232
• Equity at exit: $37,276

10-year hold

• IRR: -15.9%
• Equity multiple: 0.19×
• Total profit: $-56,969
• Equity at exit: $21,615

Cash invested: $70,000 (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 34758

• Home prices YoY: -14.3%
• Rents YoY: 0.8%
• Active inventory: 611
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$104
• HOA: −$90
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-6

Break-even live

Break-even rent $2,009

Max offer price $248,981

Occupancy floor 95%

Sensitivity live

Price	-10% $136	-5% $65	+0% $-6	+5% $-77	+10% $-147
Rent	-10% $-164	-5% $-85	+0% $-6	+5% $73	+10% $152
Rate	-1.0pp $120	-0.5pp $58	base $-6	+0.5pp $-71	+1.0pp $-136

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Peterlee Ct Kissimmee, FL	3.0	2.0	1440	$1,700	$1.18	19d	1	0.18mi
1044 Darlington Ct Kissimmee, FL	4.0	2.0	2207	$2,059	$0.93	9d	1	0.23mi
1141 Doncaster Ct Kissimmee, FL	3.0	2.0	1161	$1,719	$1.48	4d	1	0.25mi
919 Cumbran Ln Kissimmee, FL	4.0	2.0	1691	$1,890	$1.12	12d	1	0.30mi
919 Cumbran Ln Kissimmee, FL	4.0	2.0	1691	$1,890	$1.12	25d	1	0.30mi
1123 Doncaster Ct Kissimmee, FL	3.0	2.0	1332	$1,750	$1.31	23d	1	0.32mi
1125 Dartford Dr Kissimmee, FL	3.0	2.0	1617	$1,695	$1.05	25d	1	0.33mi
913 San Rafael Way Kissimmee, FL	3.0	2.0	1329	$1,800	$1.35	9d	1	0.34mi
1120 Dartford Dr Kissimmee, FL	4.0	2.0	2087	$2,199	$1.05	25d	1	0.35mi
295 Cobalt Dr Kissimmee, FL	2.0	2.0	1323	$1,600	$1.21	25d	1	0.36mi
232 Cobalt Dr Kissimmee, FL	3.0	2.0	1609	$1,890	$1.17	3d	1	0.38mi
1126 Chichester Ct Kissimmee, FL	4.0	2.0	1872	$2,500	$1.34	25d	1	0.40mi
906 Dartmouth Ct Kissimmee, FL	4.0	2.0	1660	$1,909	$1.15	4d	1	0.42mi
950 Derbyshire Dr Kissimmee, FL	4.0	2.5	2224	$1,995	$0.90	25d	1	0.43mi
211 Cobalt Dr Kissimmee, FL	3.0	2.0	1406	$1,830	$1.30	25d	1	0.45mi
907 Salerno Ct Kissimmee, FL	3.0	1.0	1100	$1,799	$1.64	25d	1	0.51mi
939 Halifax Dr Kissimmee, FL	3.0	2.0	1474	$1,650	$1.12	25d	1	0.53mi
133 Carlisle Ct Kissimmee, FL	4.0	2.5	2162	$2,250	$1.04	6d	1	0.59mi
202 Chadworth Dr Kissimmee, FL	4.0	2.0	1889	$1,900	$1.01	0d	1	0.59mi
220 Canterbury Ct Kissimmee, FL	3.0	2.0	1424	$1,700	$1.19	9d	1	0.63mi
220 Canterbury Ct Kissimmee, FL	3.0	2.0	1424	$1,650	$1.16	25d	1	0.63mi
939 Stockport Dr Kissimmee, FL	4.0	2.0	1872	$1,999	$1.07	6d	1	0.68mi
7 Dorset Dr Kissimmee, FL	3.0	2.0	1329	$1,650	$1.24	19d	1	0.69mi
826 San Jose Ct Kissimmee, FL	4.0	2.0	1820	$2,110	$1.16	16d	1	0.69mi
818 San Jose Ct Kissimmee, FL	3.0	2.0	1208	$1,690	$1.40	19d	1	0.69mi
330 Colonade Ct Kissimmee, FL	3.0	2.0	1152	$1,695	$1.47	4d	1	0.70mi
143 Dorchester Ct Kissimmee, FL	3.0	2.0	1329	$1,644	$1.24	0d	1	0.71mi
259 Magellan Dr Kissimmee, FL	3.0	2.0	1282	$1,795	$1.40	25d	1	0.73mi
250 Canterbury Ct Kissimmee, FL	4.0	2.0	1704	$1,919	$1.13	25d	1	0.73mi
306 Colony Ct Kissimmee, FL	4.0	2.0	1647	$1,775	$1.08	25d	1	0.73mi
214 Magellan Dr Kissimmee, FL	4.0	3.0	2052	$1,850	$0.90	25d	1	0.78mi
205 Churchill Ct Kissimmee, FL	3.0	2.0	1444	$1,700	$1.18	0d	1	0.81mi
117 Dorchester Ct Kissimmee, FL	3.0	2.0	1705	$2,010	$1.18	6d	1	0.82mi
242 Cheshire Ct Kissimmee, FL	3.0	2.0	1104	$1,705	$1.54	9d	1	0.82mi
240 Grifford Dr Kissimmee, FL	3.0	2.0	1194	$1,720	$1.44	9d	1	0.86mi
201 Great Yarmouth Ct Kissimmee, FL	4.0	2.0	1866	$2,500	$1.34	12d	1	0.87mi
929 Gateshead Ct Kissimmee, FL	3.0	2.0	1532	$1,795	$1.17	0d	1	0.87mi
917 Delano Ct Kissimmee, FL	3.0	2.0	1704	$2,029	$1.19	0d	1	0.88mi
1109 Cambourne Dr Kissimmee, FL	3.0	2.0	1068	$1,495	$1.40	15d	1	0.89mi
236 Rontunda Dr Kissimmee, FL	4.0	2.0	1704	$1,900	$1.12	13d	1	0.90mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 16 events

1. 2026-06-16
   statusdays on market $250,000 Pending 25 DOM
2. 2026-06-15
   days on market $250,000 Active 24 DOM
3. 2026-06-13
   days on market $250,000 Active 22 DOM
4. 2026-06-13
   days on market $250,000 Active 21 DOM
5. 2026-06-09
   days on market $250,000 Active 18 DOM
6. 2026-06-08
   status $250,000 Active 17 DOM
7. 2026-05-07
   status Pending
8. 2026-04-20
   listed $250,000 Active
9. 2008-10-15
   soldstatus $80,000 80-char remark

   Show marketing remark (80 chars)

   Corporate Owned. Beautiful 3 Bedroom 2 Bath; 2 car garage, fenced, ceramic tile.

10. 2008-06-16
    listed $94,900 80-char remark

    Show marketing remark (80 chars)

    Corporate Owned. Beautiful 3 Bedroom 2 Bath; 2 car garage, fenced, ceramic tile.

11. 2007-01-26
    listed $189,900
12. 2006-01-11
    soldstatus $218,500
13. 2005-11-11
    historical
14. 2005-10-12
    listed $238,000
15. 2005-09-07
    historical
16. 2005-07-21
    listed $249,900

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,090/yr (+$91/mo · 110.6%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,023
• − Mortgage interest: −$14,004
• − Property taxes: −$985
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$1,080
• − Depreciation: −$7,273
• Taxable loss: −$4,412
• Est. tax savings @ 24.0%: +$1,059
• After-tax cash flow: $990/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 — Poinciana

• Score: 57/100
• State rank: #859
• US rank: #21760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poinciana, FL
• County: Osceola County · 410,217 people
• City population: 91,336
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 46,768
• Household income: $66,339
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 1302.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% Black 22% Two or more races 16% White 13% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 36% Cuban 3% Dominican 7%
• Common ancestry: Hispanic 8% Romanian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 42% English-only · Spanish 48% French/Haitian/Cajun 7% Arabic 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: ▼ -49.53%
• Current HPI: 295.8928
• Rent YoY: ▲ 0.82%
• 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

10 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2008-10-15 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2008-06-16 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 2007-01-26 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-11 Sold (Public Records) $218,500 Public Records
• 2005-11-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-10-12 Listed $238,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-07-21 Listed $249,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $985 · +10.4% YoY. Source: county tax records.