1658 Cane Bamboo Dr · St. Cloud, FL 34771

$449,990

5 bd · 3.0 ba · 2,725 sqft · Land · 290 Days on market

Built 2025 7,500 sqft lot $74/mo HOA · 3% of rent ↓ 18% since listing

---

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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Discover this thoughtfully designed home in Tyson Reserve, a charming community of just 122 homes where style meets function in a serene setting. Nestled on an oversized 62.5’ wide homesite with peaceful green space behind the backyard, this home offers privacy, space, and a perfect environment for relaxation and entertaining. A rare three-car garage provides ample storage and flexibility for growing families or hobbyists alike. Step inside to find 8’ tall interior and exterior doors on the first floor, creating a grand and open atmosphere. The heart of the home is the stunning kitchen, complete with a designer tile backsplash, modern hardware and fixtures, a

Key facts

• Oversized homesite
• Three-car garage
• Versatile loft area

Tags

• OVERSIZED HOMESITE
• THREE-CAR GARAGE
• 8 TALL INTERIOR DOORS
• DESIGNER TILE BACKSPLASH
• LUXURY QUARTZ COUNTERTOPS
• VERSATILE LOFT AREA

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Monthly HOA fee of $74; Association amenities include a playground; Community mailbox, sidewalks, and street lights; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Water connected; Sewer connected; Fire hydrant nearby
• Home design: Single family residence; Under construction (projected completion 2025-11-19); Two levels; East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction; Built by Ashton Woods (model: Teton T)
• Exterior features: Dog run; Sidewalk; Metered sprinkler/irrigation system

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Exhaust fan; Microwave
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; In-wall pest system; Open floorplan; Solid surface counters; Stone counters; Thermostat; Walk-in closets
• Laundry & utility: Laundry room with washer and electric dryer hookups; Upper-level laundry

🏗️ 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 5-bed/3.0-bath land listed at $450k.

Deal economics

• At list price, monthly cash flow is $-853 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (34.4% below list).
• Recommended offer: $295k (34.4% below list) — sets the bar for 1% rule.

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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 36% 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 $3k of loan paydown is wiped out by about $14k 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 290 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.

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 $295,048 (34.4% 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 290 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.12%
• DSCR: 0.64
• GRM: 12.7

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: -30.5%
• Equity multiple: -0.01×
• Total profit: $-127,090
• Equity at exit: $67,095

10-year hold

• IRR: -32.5%
• Equity multiple: -0.43×
• Total profit: $-180,006
• Equity at exit: $38,907

Cash invested: $125,997 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,950 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$187
• HOA: −$74
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-853

Break-even live

Break-even rent $4,030

Max offer price $326,574

Occupancy floor —

Sensitivity live

Price	-10% $-542	-5% $-697	+0% $-853	+5% $-1,008	+10% $-1,164
Rent	-10% $-1,086	-5% $-969	+0% $-853	+5% $-736	+10% $-620
Rate	-1.0pp $-626	-0.5pp $-738	base $-853	+0.5pp $-970	+1.0pp $-1,088

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: $112,498
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5314 Amersham Ln Saint Cloud, FL	4.0	3.0	2110	$650	$0.31	4d	1	0.21mi
1742 Chatsworth Cir Saint Cloud, FL	4.0	2.5	3342	$3,000	$0.90	25d	1	0.29mi
1842 Castleton Dr Saint Cloud, FL	4.0	2.0	1859	$2,419	$1.30	4d	1	0.56mi
5133 Foxtail Fern Way Saint Cloud, FL	5.0	3.0	2674	$2,681	$1.00	9d	1	0.62mi
1859 Castleton Dr Saint Cloud, FL	4.0	2.0	2064	$2,490	$1.21	6d	1	0.63mi
1883 Green Dragon Dr Saint Cloud, FL	4.0	2.0	1767	$2,495	$1.41	0d	1	0.73mi
5574 Bakewell Pl Saint Cloud, FL	4.0	2.0	1957	$2,350	$1.20	23d	1	0.93mi
1682 Bay Breeze Dr Saint Cloud, FL	5.0	3.0	2674	$2,550	$0.95	19d	1	1.20mi
2128 Live Oak Lake Rd Saint Cloud, FL	4.0	2.0	2146	$2,200	$1.03	0d	1	1.20mi
1679 Bay Breeze Dr Saint Cloud, FL	4.0	2.0	1856	$2,195	$1.18	4d	1	1.22mi
2071 Tay Wes Dr Saint Cloud, FL	5.0	3.0	2460	$2,700	$1.10	25d	1	1.29mi
5274 Kildare Pl Saint Cloud, FL	4.0	2.5	1790	$2,700	$1.51	25d	1	1.32mi
2099 Tay Wes Dr Saint Cloud, FL	4.0	2.5	2203	$2,600	$1.18	0d	1	1.34mi
1029 Ladyfish Trl Saint Cloud, FL	4.0	2.5	2197	$3,100	$1.41	15d	1	1.49mi

HOA detail

• Monthly dues: $74 · $888/yr

Listing history 9 events

1. 2026-05-11
   status Pending
2. 2026-04-29
   price $449,990
3. 2026-04-28
   price $555,514
4. 2026-04-28
   price $449,990
5. 2026-03-03
   price $555,514
6. 2026-01-22
   price $554,352
7. 2025-09-25
   price $499,990
8. 2025-08-26
   price $553,522
9. 2025-07-25
   listed $548,522 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,406
• − Mortgage interest: −$25,206
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − HOA: −$888
• − Depreciation: −$13,091
• Taxable loss: −$18,444
• Est. tax savings @ 24.0%: +$4,427
• After-tax cash flow: $-5,808/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

• Census place: St. Cloud, FL
• 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

-18.0% since first listed

9 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $449,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $555,514 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $449,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $555,514 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $554,352 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Price Changed $499,990 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $553,522 Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Listed $548,522 Stellar MLS as Distributed by MLS Grid