1839 Burton Dr · St. Cloud, FL 34771

$295,000

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 5 Days on market

Built 1979 7,492 sqft lot Est $262k · 12% over

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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 +14.2/30.0
• DSCR +4.3/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint 3bedroom 2bathroom home. Some updating would be necessary. Enjoy peacefulness of country living. If exact square footage or room sizes are a concern, unit should be independently measured. Purchase this property for as little as 5 percent down! This property is approved for HomePath Mortgage and HomePath Renovation Mortgage Financing. Visit the HomePath website for more information.

Key facts

• 7,492 sq ft lot
• Parking
• Built 1979

Property features AI

Finance

• Other: Property type: Residential single family; Zoning: ORS3; Lot vegetation: Mature landscaping; Number of wells: 1; Number of septics: 1
• Financial info: No lease restrictions
• HOA & community: No community association; Pets allowed

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; High‑speed internet available; Cable available; Electricity connected; Water connected
• Home design: Single family residence; One story; West-facing; Completed/ready condition
• Construction: Frame construction with wood siding; Shingle roof; Slab foundation; Built on a 0.17-acre lot
• Exterior features: Patio; Sliding doors; Mature landscaping; Shed(s); Paved roads/access

Interior

• Kitchen: Dishwasher; Range; Range hood; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Dining room (formal); Open floorplan; Thermostat; Smoke detectors
• Laundry & utility: Indoor laundry; Washer hookup; Laundry chute

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $49 ($593/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (19.7% below list).
• Recommended offer: $237k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 D — 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: Harmony Community School (math 70% / reading 64%, grade B+, #450 of 2,144 statewide, top 22%, 1,012 students, 38% FRL); Harmony High School (math 40% / reading 46%, grade F, #255 of 667 statewide, top 39%, 2,822 students, 42% FRL) — zoned schools average 40% FRL vs 60% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 55% at this address vs 42% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Osceola average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.0%/yr); 1378 active listings in the ZIP; solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y ago; this cycle's ask is 22% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $223k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,000 (19.7% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $262,236
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1839 Burton Dr	0.00mi	3/2.0	1,066 (0%)	1mo	$235,000	$220	99
6801 Midland Dr	0.16mi	3/2.0	1,060 (-1%)	18mo	$261,000	$246	76

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-44,704
• Equity at exit: $43,985

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-35,072
• Equity at exit: $25,506

Cash invested: $82,600 (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: 1378
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,370 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $49

Break-even live

Break-even rent $2,307

Max offer price $295,000

Occupancy floor 93%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $295,000 Active 5 DOM
2. 2026-06-17
   days on market $295,000 Active 4 DOM
3. 2026-06-16
   days on market $295,000 Active 3 DOM
4. 2026-06-15
   days on market $295,000 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   pricestatusdays on marketlisting id $295,000 Active 1 DOM
7. 2026-04-29
   status Pending
8. 2026-04-27
   listed $242,000 Active
9. 2026-04-02
   soldstatus $223,000
10. 2019-08-05
    soldstatus $90,000
11. 2014-06-30
    soldstatus $63,900 Sold 393-char remark

    Show marketing remark (393 chars)

    Quaint 3bedroom 2bathroom home. Some updating would be necessary. Enjoy peacefulness of country living. If exact square footage or room sizes are a concern, unit should be independently measured. Purchase this property for as little as 5 percent down! This property is approved for HomePath Mortgage and HomePath Renovation Mortgage Financing. Visit the HomePath website for more information.

12. 2014-06-03
    status Pending 393-char remark

    Show marketing remark (393 chars)

    Quaint 3bedroom 2bathroom home. Some updating would be necessary. Enjoy peacefulness of country living. If exact square footage or room sizes are a concern, unit should be independently measured. Purchase this property for as little as 5 percent down! This property is approved for HomePath Mortgage and HomePath Renovation Mortgage Financing. Visit the HomePath website for more information.

13. 2014-06-03
    price $64,900 393-char remark

    Show marketing remark (393 chars)

    Quaint 3bedroom 2bathroom home. Some updating would be necessary. Enjoy peacefulness of country living. If exact square footage or room sizes are a concern, unit should be independently measured. Purchase this property for as little as 5 percent down! This property is approved for HomePath Mortgage and HomePath Renovation Mortgage Financing. Visit the HomePath website for more information.

14. 2014-05-08
    status Pending 393-char remark

    Show marketing remark (393 chars)

    Quaint 3bedroom 2bathroom home. Some updating would be necessary. Enjoy peacefulness of country living. If exact square footage or room sizes are a concern, unit should be independently measured. Purchase this property for as little as 5 percent down! This property is approved for HomePath Mortgage and HomePath Renovation Mortgage Financing. Visit the HomePath website for more information.

15. 2014-04-25
    status Active 393-char remark

    Show marketing remark (393 chars)

    Quaint 3bedroom 2bathroom home. Some updating would be necessary. Enjoy peacefulness of country living. If exact square footage or room sizes are a concern, unit should be independently measured. Purchase this property for as little as 5 percent down! This property is approved for HomePath Mortgage and HomePath Renovation Mortgage Financing. Visit the HomePath website for more information.

16. 2014-04-25
    price $69,900 393-char remark

    Show marketing remark (393 chars)

    Quaint 3bedroom 2bathroom home. Some updating would be necessary. Enjoy peacefulness of country living. If exact square footage or room sizes are a concern, unit should be independently measured. Purchase this property for as little as 5 percent down! This property is approved for HomePath Mortgage and HomePath Renovation Mortgage Financing. Visit the HomePath website for more information.

17. 2014-02-28
    historical
18. 2014-02-27
    listed $77,900 Active 393-char remark

    Show marketing remark (393 chars)

    Quaint 3bedroom 2bathroom home. Some updating would be necessary. Enjoy peacefulness of country living. If exact square footage or room sizes are a concern, unit should be independently measured. Purchase this property for as little as 5 percent down! This property is approved for HomePath Mortgage and HomePath Renovation Mortgage Financing. Visit the HomePath website for more information.

19. 2013-06-27
    listed $78,900
20. 2007-05-02
    soldstatus $180,000
21. 2000-10-16
    soldstatus $70,000
22. 1993-05-20
    soldstatus $63,200
23. 1991-05-13
    soldstatus $13,500
24. 1979-05-01
    soldstatus $27,400

ⓘ 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: $1,835 · $153/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$613/yr (+$51/mo · 33.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $28,440
• − Mortgage interest: −$16,525
• − Property taxes: −$1,835
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − Depreciation: −$8,582
• Taxable loss: −$4,527
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $1,680/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

+783.2% since first listed

18 events — show timeline

• 2026-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Listed $242,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Sold (Public Records) $223,000 Public Records
• 2019-08-05 Sold (Public Records) $90,000 Public Records
• 2014-06-30 Sold (MLS) $63,900 Stellar MLS as Distributed by MLS Grid
• 2014-06-03 Price Changed $64,900 Stellar MLS as Distributed by MLS Grid
• 2014-06-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-04-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-04-25 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2014-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-02-27 Listed $77,900 Stellar MLS as Distributed by MLS Grid
• 2013-06-27 Listed $78,900 Stellar MLS as Distributed by MLS Grid
• 2007-05-02 Sold (Public Records) $180,000 Public Records
• 2000-10-16 Sold (Public Records) $70,000 Public Records
• 1993-05-20 Sold (Public Records) $63,200 Public Records
• 1991-05-13 Sold (Public Records) $13,500 Public Records
• 1979-05-01 Sold (Public Records) $27,400 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,835 · +7.4% YoY. Source: county tax records.