3330 Composition St · Poinciana, FL 34758

$240,000

3 bd · 2.0 ba · 1,275 sqft · SingleFamily public records · 1 Days on market

Built 2024 Est $272k · 12% under

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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).

• ARV discount +12.7/15.0
• Cash flow +12.5/30.0
• DSCR +3.7/10.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

For Sale By Owner & acirc; & euro; & ldquo; $240,000 Welcome to this beautiful 2024 Taylor Morrison townhome located in the highly desirable Westview community. This move-in ready 2-bedroom, 2.5-bathroom home offers modern design, low-maintenance living, and access to outstanding community amenities. The open-concept first floor features a bright and spacious living and dining area that seamlessly connects to the kitchen, creating an ideal space for everyday living and entertaining. The kitchen comes fully equipped with a refrigerator, electric stove and oven combination, microwave, and dishwasher. Upstairs, you& apos; ll find two generously sized bedrooms and two full bat

Key facts

• Built 2024

Tags

• OPEN-CONCEPT FLOOR PLAN
• COMMUNITY POOL AND CABANA
• LARGE AND SMALL DOG PARKS
• CHILDREN'S PLAYGROUND AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-33 ($-401/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (15.8% below list).
• Recommended offer: $202k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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+, schools F, amenities 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.
• Market conditions: Rents flat; 610 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $202,157 (15.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $271,575
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5806 LE Marin Way	0.28mi	3/2.0	1,444 (+13%)	16mo	$314,999	$218	52
5798 LE Marin Way	0.27mi	3/2.0	1,444 (+13%)	18mo	$315,250	$218	51
5870 LE Marin Way	0.35mi	3/2.0	1,429 (+12%)	16mo	$299,999	$210	50
5850 LE Marin Way	0.32mi	3/2.0	1,444 (+13%)	16mo	$314,290	$218	50
5822 LE Marin Way	0.29mi	3/2.0	1,444 (+13%)	18mo	$299,999	$208	49
5663 Loggia Ln	0.39mi	3/2.0	1,455 (+14%)	11mo	$310,000	$213	49
4653 Yellow Elder Way	0.42mi	3/2.0	1,429 (+12%)	15mo	$312,990	$219	48
5732 LE Marin Way	0.25mi	2/2.0 (-1)	1,455 (+14%)	15mo	$304,000	$209	48
5744 LE Marin Way	0.25mi	2/2.0 (-1)	1,455 (+14%)	16mo	$295,000	$203	46
5692 LE Marin Way	0.26mi	2/2.0 (-1)	1,455 (+14%)	16mo	$300,000	$206	46
5658 Nispero Way	0.42mi	3/2.0	1,455 (+14%)	14mo	$310,000	$213	45
5676 Nispero Way	0.41mi	3/2.0	1,455 (+14%)	15mo	$310,000	$213	45

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-45,348
• Equity at exit: $35,785

10-year hold

• IRR: -17.9%
• Equity multiple: 0.12×
• Total profit: $-59,225
• Equity at exit: $20,751

Cash invested: $67,200 (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: 610
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$272 /mo · $3,263/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-33

Break-even live

Break-even rent $2,064

Max offer price $234,090

Occupancy floor 97%

Sensitivity live

Price	-10% $102	-5% $34	+0% $-33	+5% $-101	+10% $-169
Rent	-10% $-193	-5% $-113	+0% $-33	+5% $46	+10% $126
Rate	-1.0pp $87	-0.5pp $28	base $-33	+0.5pp $-96	+1.0pp $-159

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3322 Composition St Kissimmee, FL	2.0	2.0	1275	$2,000	$1.57	4d	1	0.01mi
3576 Mayfair St Kissimmee, FL	3.0	2.5	1373	$2,100	$1.53	24d	1	0.04mi
3371 Composition St Kissimmee, FL	2.0	2.5	1180	$1,700	$1.44	24d	1	0.04mi
3381 Composition St Kissimmee, FL	2.0	2.5	1275	$1,800	$1.41	24d	1	0.04mi
3801 Sepia St Kissimmee, FL	3.0	2.5	1407	$2,200	$1.56	4d	1	0.06mi
3797 Sepia St Kissimmee, FL	3.0	2.5	1373	$1,900	$1.38	24d	1	0.06mi
3575 Mayfair St Kissimmee, FL	3.0	2.5	1750	$1,890	$1.08	24d	1	0.06mi
3718 Sepia St Poinciana, FL	3.0	3.0	1373	$1,950	$1.42	24d	1	0.06mi
3778 Sepia St Kissimmee, FL	3.0	2.5	1407	$1,750	$1.24	24d	1	0.09mi
3734 Sepia St Kissimmee, FL	3.0	2.5	1854	$2,100	$1.13	24d	1	0.10mi
3714 Sepia St Kissimmee, FL	3.0	2.5	1373	$1,750	$1.27	15d	1	0.11mi
3191 Skyline Loop Kissimmee, FL	2.0	2.5	1255	$1,850	$1.47	24d	1	0.13mi
3137 Skyline Loop Kissimmee, FL	2.0	2.5	1211	$1,700	$1.40	24d	1	0.13mi
3133 Skyline Loop Kissimmee, FL	2.0	2.5	1255	$1,950	$1.55	4d	1	0.13mi
3188 Skyline Loop Kissimmee, FL	2.0	2.5	1360	$1,675	$1.23	4d	1	0.16mi
3192 Skyline Loop Kissimmee, FL	2.0	2.5	1187	$1,600	$1.35	20d	1	0.16mi
3208 Skyline Loop Kissimmee, FL	2.0	2.0	1255	$1,800	$1.43	24d	1	0.16mi
3244 Skyline Loop Kissimmee, FL	2.0	2.5	1275	$1,750	$1.37	24d	1	0.17mi
3069 Chromatic St Kissimmee, FL	3.0	2.5	1873	$2,300	$1.23	22d	1	0.17mi
2500 Skyline Loop Kissimmee, FL	3.0	2.5	1689	$1,990	$1.18	24d	1	0.17mi
3076 Chromatic St Kissimmee, FL	3.0	2.5	1689	$1,800	$1.07	4d	1	0.18mi
2452 Skyline Loop Kissimmee, FL	3.0	2.5	1840	$1,900	$1.03	24d	1	0.18mi
3072 Chromatic St Kissimmee, FL	3.0	2.5	1873	$1,790	$0.96	4d	1	0.18mi
3061 Chromatic St Kissimmee, FL	3.0	2.5	1817	$1,900	$1.05	4d	1	0.18mi
3064 Skyline Loop Kissimmee, FL	2.0	2.5	1219	$1,750	$1.44	24d	1	0.18mi
3021 Skyline Loop Kissimmee, FL	2.0	2.5	1205	$1,500	$1.24	12d	1	0.18mi
3064 Chromatic St Kissimmee, FL	3.0	2.5	1834	$1,900	$1.04	24d	1	0.19mi
2550 Skyline Loop Poinciana, FL	3.0	3.0	1873	$2,300	$1.23	22d	1	0.19mi
2550 Skyline Loop Poinciana, FL	3.0	2.5	1873	$2,150	$1.15	3d	1	0.19mi
3009 Skyline Loop Kissimmee, FL	2.0	2.5	1219	$1,650	$1.35	24d	1	0.19mi
3060 Chromatic St Kissimmee, FL	3.0	2.5	1689	$2,000	$1.18	22d	1	0.19mi
2032 Viewfinder St Kissimmee, FL	2.0	2.0	1275	$1,900	$1.49	24d	1	0.19mi
3045 Chromatic St Kissimmee, FL	3.0	2.5	1834	$2,150	$1.17	3d	1	0.19mi
2562 Skyline Loop Kissimmee, FL	3.0	2.5	1689	$1,800	$1.07	24d	1	0.20mi
2511 Skyline Loop Kissimmee, FL	3.0	2.5	1834	$2,200	$1.20	24d	1	0.20mi
3044 Chromatic St Kissimmee, FL	3.0	2.5	1873	$1,850	$0.99	15d	1	0.21mi
3036 Chromatic St Kissimmee, FL	3.0	2.5	1873	$2,000	$1.07	24d	1	0.21mi
2996 Skyline Loop Kissimmee, FL	2.0	2.5	1219	$1,700	$1.39	24d	1	0.22mi
2988 Skyline Loop Kissimmee, FL	2.0	2.0	1219	$1,650	$1.35	24d	1	0.22mi
2081 Viewfinder St Kissimmee, FL	2.0	2.5	1180	$1,750	$1.48	15d	1	0.22mi

Listing history 2 events

1. 2026-06-18
   remarks 683-char remark
2. 2026-06-18
   listed $240,000 Active 1 DOM

ⓘ 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: $3,263 · $272/mo
• Projected year-2 tax: $3,263 · $272/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,259
• − Mortgage interest: −$13,444
• − Property taxes: −$3,263
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$6,982
• Taxable loss: −$4,511
• Est. tax savings @ 24.0%: +$1,083
• After-tax cash flow: $681/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: 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 (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 0.58)
• 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 · 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: ▼ -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

1 event — show timeline

• 2026-06-18 Listed $240,000 FSBO.com