741 Parrot Ct · Poinciana, FL 34759

$182,500

3 bd · 2.0 ba · 1,282 sqft · SingleFamily public records · 50 Days on market

Built 1997 7,828 sqft lot Est $223k · 18% under $100/mo HOA · 5% of rent ↓ 28% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +5.1/10.0
• DSCR +4.4/10.0
• Appreciation +4.3/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. This charming one-story home in Poinciana is now available and offers excellent potential to be transformed into your ideal living space. The kitchen features ample cabinet storage and a dedicated area for a dinette, ideal for everyday meals and gatherings. The home includes 3 bedrooms and 2 full bathrooms, providing a functional layout for a variety of living needs. The spacious living room opens to an enclosed porch and screened patio, creating a great space to relax or entertain while enjoying the Florida lifestyle. The attached 2-car garage includes a convenient laundry closet and additional storage. The backyard also features a shed, offering eve

Key facts

• Screened patio
• Attached garage
• Laundry closet

Tags

• AMPLE CABINET STORAGE
• DEDICATED AREA FOR DINETTE
• ENCLOSED PORCH
• SCREENED PATIO
• ATTACHED GARAGE
• LAUNDRY CLOSET

Property features AI

Finance

• Other: Living area reported as 1,282 (public records)
• Financial info: No lease restrictions indicated
• HOA & community: Has HOA (Association of Poinciana Villages) with $100 monthly fee; Pets allowed

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single Family Residence; Residential property; One story; Faces East; PUD zoning
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on a 0.18-acre lot
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Other appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features listed
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (8.1% below list).
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $168k (8.1% below list) — sets the bar for cash-flow.
• Cap rate 6.6% 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.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Palmetto Elementary School (math 23% / reading 32%, grade F, #1,962 of 2,144 statewide, top 92%, 513 students, 52% FRL); Lake Marion Creek Middle School (math 22% / reading 27%, grade F, #522 of 571 statewide, top 93%, 1,044 students, 58% FRL); New Beginnings High School (math 5% / reading 8%, grade F, #655 of 667 statewide, top 98%, 753 students, 66% FRL, charter) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 19% at this address vs 41% district-wide (-22 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 1155 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); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,654 (8.1% 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 50 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.01% ✓
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $223,068
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Pasteur Ln	0.75mi	3/2.0	1,383 (+8%)	6mo	$240,000	$174	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.48% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.49×
• Total profit: $-26,191
• Equity at exit: $39,898

10-year hold

• IRR: -7.9%
• Equity multiple: 0.39×
• Total profit: $-31,364
• Equity at exit: $38,451

Cash invested: $51,100 (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 34759

• Home prices YoY: -0.5%
• Rents YoY: 1.1%
• Active inventory: 1155
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$957
• Tax from tax record: −$284 /mo · $3,407/yr
• Insurance: −$76
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$100
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-84

Break-even live

Break-even rent $1,952

Max offer price $167,654

Occupancy floor 100%

Sensitivity live

Price	-10% $19	-5% $-32	+0% $-84	+5% $-136	+10% $-187
Rent	-10% $-230	-5% $-157	+0% $-84	+5% $-11	+10% $62
Rate	-1.0pp $8	-0.5pp $-38	base $-84	+0.5pp $-131	+1.0pp $-179

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
723 Parrot Ct Kissimmee, FL	3.0	2.0	1535	$1,850	$1.21	25d	1	0.07mi
754 Pelican Ct Kissimmee, FL	3.0	2.0	1306	$1,695	$1.30	5d	1	0.12mi
606 Robin Ln Kissimmee, FL	4.0	2.0	1513	$1,750	$1.16	25d	1	0.23mi
606 Robin Ln Kissimmee, FL	4.0	2.0	1513	$1,750	$1.16	16d	1	0.23mi
701 Pelican Ct Kissimmee, FL	3.0	2.0	1522	$1,785	$1.17	21d	1	0.24mi
601 Dunlin Ln Kissimmee, FL	4.0	2.0	1750	$2,064	$1.18	5d	1	0.36mi
327 Poinciana, FL	2.0	2.0	1107	$1,500	$1.36	26d	1	0.44mi
539 Finch Ct Kissimmee, FL	4.0	2.0	1867	$1,749	$0.94	12d	1	0.50mi
539 Finch Ct Kissimmee, FL	4.0	2.0	1867	$1,749	$0.94	25d	1	0.50mi
702 Bluebill Pl Unit A Poinciana, FL	3.0	2.0	1240	$1,650	$1.33	25d	1	0.53mi
612 Bluebill Ct Unit A Kissimmee, FL	3.0	2.0	1162	$1,650	$1.42	5d	1	0.56mi
721 Bittern Ln Unit A Kissimmee, FL	3.0	2.0	1350	$1,750	$1.30	25d	1	0.57mi
736 Bittern Ln Kissimmee, FL	3.0	2.0	1200	$1,775	$1.48	25d	1	0.58mi
557 Eagle Ct Kissimmee, FL	4.0	3.0	1672	$2,000	$1.20	5d	1	0.60mi
639 Bittern Ct Poinciana, FL	3.0	2.0	1837	$1,730	$0.94	21d	1	0.61mi
627 Bittern Ct Unit B Kissimmee, FL	2.0	2.0	1113	$1,400	$1.26	5d	1	0.67mi
627B Bittern Ct Kissimmee, FL	2.0	2.0	1113	$1,400	$1.26	13d	1	0.67mi
627 Bluebill Ct Kissimmee, FL	3.0	2.0	1430	$1,760	$1.23	25d	1	0.70mi
575 Eagle Ct Unit 116 Kissimmee, FL	3.0	2.0	1183	$1,000	$0.85	5d	1	0.71mi
510 Eagle Ct Kissimmee, FL	3.0	2.0	1332	$1,650	$1.24	25d	1	0.73mi
662 Yak Ct Kissimmee, FL	4.0	2.0	1600	$1,675	$1.05	25d	1	0.73mi
568 Kingfisher Dr Kissimmee, FL	3.0	2.0	1278	$1,750	$1.37	25d	1	0.73mi
641 Yak Ct Unit B Kissimmee, FL	3.0	2.0	1162	$1,650	$1.42	25d	1	0.75mi
535 Cardinal Dr Kissimmee, FL	4.0	2.0	1647	$1,774	$1.08	5d	1	0.76mi
519 Blackbird Ln Kissimmee, FL	3.0	2.0	1200	$1,700	$1.42	25d	1	0.78mi
517 Blackbird Ln Kissimmee, FL	3.0	2.0	1304	$1,530	$1.17	25d	1	0.80mi
810 Ognon Ct Kissimmee, FL	4.0	2.0	1730	$1,799	$1.04	5d	1	0.80mi
827 Massy Ct Kissimmee, FL	3.0	2.0	1480	$1,639	$1.11	24d	1	0.80mi
514 Blackbird Ln Unit B Kissimmee, FL	3.0	2.0	1394	$1,600	$1.15	23d	1	0.80mi
543 Cardinal Dr Kissimmee, FL	3.0	2.0	1007	$1,860	$1.85	25d	1	0.81mi
774 Squirrel Ct Kissimmee, FL	3.0	2.0	1000	$1,750	$1.75	25d	1	0.83mi
510 Blackbird Ln Kissimmee, FL	3.0	2.0	1207	$1,650	$1.37	12d	1	0.83mi
510 Blackbird Ln Kissimmee, FL	3.0	2.0	1207	$1,599	$1.32	25d	1	0.83mi
539 Albatross Dr Unit B Kissimmee, FL	3.0	2.0	1220	$1,500	$1.23	25d	1	0.84mi
873 Jarnac Dr Kissimmee, FL	3.0	2.0	1636	$1,654	$1.01	0d	1	0.85mi
870 Jarnac Dr Kissimmee, FL	3.0	2.0	1356	$1,695	$1.25	0d	1	0.85mi
504 Blackbird Ln Kissimmee, FL	2.0	1.5	908	$1,550	$1.71	16d	1	0.87mi
783 Squirrel Ct Unit B Kissimmee, FL	2.0	2.0	1100	$1,300	$1.18	25d	1	0.87mi
504 Blackbird Ln Unit A Kissimmee, FL	2.0	1.5	908	$1,580	$1.74	21d	1	0.87mi
445 Eagle Dr Kissimmee, FL	4.0	2.0	1580	$1,839	$1.16	23d	1	0.87mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 11 events

1. 2026-06-03
   statusdays on market $182,500 Pending 50 DOM
2. 2026-06-03
   days on market $182,500 Active 49 DOM
3. 2026-06-01
   days on market $182,500 Active 48 DOM
4. 2026-05-31
   days on market $182,500 Active 47 DOM
5. 2026-05-18
   price $182,500
6. 2026-04-14
   listed $202,500 Active
7. 2025-04-12
   historical
8. 2025-04-09
   listed $131,147 Active
9. 2022-07-16
   status Active
10. 2022-02-17
    status Pending
11. 2022-02-10
    listed $255,000 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: $3,407 · $284/mo
• Projected year-2 tax: $3,407 · $284/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $22,150
• − Mortgage interest: −$10,223
• − Property taxes: −$3,407
• − Insurance: −$2,415
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − HOA: −$1,200
• − Depreciation: −$5,309
• Taxable loss: −$3,948
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $-61/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: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 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: Polk County · 740,051 people
• City population: 91,336
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 44,568
• Household income: $69,373
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 1186.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 55% White 21% Two or more races 20% Black 19%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 49% English-only · Spanish 48% French/Haitian/Cajun 2%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.48%
• Current HPI: 276.6861
• Rent YoY: ▲ 1.14%
• Metro: Lakeland-Winter Haven, 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

-28.4% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $182,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $202,500 Stellar MLS as Distributed by MLS Grid
• 2025-04-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Listed $131,147 Stellar MLS as Distributed by MLS Grid
• 2022-07-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-02-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-10 Listed $255,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+20.3%/yr

Latest (2025): $3,407 · +9.4% YoY. Source: county tax records.