2009 Pine St · St. Cloud, FL 34769

$220,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 72 Days on market

Built 1988 7,841 sqft lot Est $207k · 6% over

---

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).

• Cash flow +10.8/30.0
• ARV discount +4.7/15.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled and move-in ready 4-bedroom, 2-bath manufactured home offering space, comfort, and income potential! Situated on a 0.18-acre lot, this property includes a laundry room, additional storage, and a separate shed for added convenience. The home has been tastefully updated with modern laminate flooring, along with a beautifully renovated kitchen and bathrooms. A security system is also in place, providing added peace of mind. Located in a peaceful community just minutes from shopping, dining, and entertainment, this property combines tranquility with accessibility. A standout feature is its flexible layout—large enough to be divided into two 2-bedroom, 1-bath units, making

Key facts

• Remodeled
• Separate shed
• Security system

Tags

• REMODELED
• LAUNDRY ROOM
• ADDITIONAL STORAGE
• SEPARATE SHED
• SECURITY SYSTEM
• FLEXIBLE LAYOUT

Property features AI

Finance

• Other: Property type: Residential manufactured home (ORMH zoning); Unfurnished; No waterfront; Total rooms: 8; Living area reported ~1,250 sqft; Universal property ID available
• HOA & community: No association reported

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Water available; Electricity available; Cable available; Phone available
• Home design: Manufactured single-wide home; One story; Northeast facing
• Construction: Metal frame with metal siding; Metal roof; Crawlspace foundation; Built area about 1,250–1,412 sqft
• Exterior features: Balcony; Sprinkler metered; Asphalt road access; Lot dimensions approximately 66 x 119 (0.18 acre)

Interior

• Kitchen: Range; Range hood; Microwave
• Bedrooms: 4 bedrooms (1 story)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Mini-split unit(s)
• Interior features: Open floorplan; Thermostat; Exhaust fan
• Laundry & utility: Washer; Laundry room (outside)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (25.2% below list).
• Recommended offer: $165k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 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: St. Cloud Elementary School (math 63% / reading 61%, grade B, #608 of 2,144 statewide, top 29%, 848 students, 55% FRL); St. Cloud High School (math 32% / reading 50%, grade F, #289 of 667 statewide, top 44%, 2,264 students, 51% FRL).
• Market conditions: Rents rising (+1.4%/yr); 260 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 72 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $220k implies a 132% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,669 (25.2% 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 72 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $206,976
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1706 Charleston Ln	0.17mi	3/2.0 (+1)	920 (-0%)	1mo	$140,000	$152	82
2240 Darby Ln	0.17mi	2/2.0	936 (+1%)	7mo	$220,000	$235	80
1821 Jersey Ave	0.09mi	2/1.0	828 (-10%)	6mo	$85,000	$103	73
1709 Jersey Ave	0.15mi	2/2.0	1,056 (+14%)	12mo	$237,000	$224	55
2054 Bramblewood Dr	0.22mi	3/2.0 (+1)	1,056 (+14%)	13mo	$242,000	$229	46

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 · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.27×
• Total profit: $-44,734
• Equity at exit: $32,803

10-year hold

• IRR: -18.8%
• Equity multiple: 0.06×
• Total profit: $-58,001
• Equity at exit: $19,022

Cash invested: $61,600 (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 34769

• Home prices YoY: -24.6%
• Rents YoY: 1.4%
• Active inventory: 260
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-100

Break-even live

Break-even rent $1,773

Max offer price $202,397

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-37	+0% $-100	+5% $-162	+10% $-224
Rent	-10% $-230	-5% $-165	+0% $-100	+5% $-35	+10% $30
Rate	-1.0pp $11	-0.5pp $-44	base $-100	+0.5pp $-157	+1.0pp $-215

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1871 Cactus Ct Saint Cloud, FL	3.0	2.0	900	$1,400	$1.56	18d	1	0.21mi
1818 Minnesota Ave Unit B St Cloud, FL	1.0	1.5	700	$1,600	$2.29	24d	1	0.30mi
2400 16th St Saint Cloud, FL	3.0	2.0	1040	$1,799	$1.73	18d	1	0.34mi
1400 Dakota Ave Saint Cloud, FL	2.0	1.0	690	$1,650	$2.39	24d	1	0.35mi
1423 Montana Ave Saint Cloud, FL	3.0	2.0	1062	$1,895	$1.78	13d	1	0.57mi
1423 Montana Ave Unit 1423 St Cloud, FL	3.0	2.0	1062	$1,895	$1.78	15d	1	0.57mi
1404 Montana Ave Saint Cloud, FL	2.0	1.5	1000	$1,800	$1.80	24d	1	0.63mi
1031 Columbia Ave Apt K St Cloud, FL	1.0	1.0	650	$950	$1.46	21d	1	0.80mi
714 Michigan Ct #4 Saint Cloud, FL	2.0	1.0	784	$1,350	$1.72	17d	1	0.82mi
712 Michigan Ct #3 Saint Cloud, FL	2.0	1.0	900	$1,600	$1.78	3d	1	0.82mi
720 Michigan Ct #2 Saint Cloud, FL	2.0	1.0	784	$1,199	$1.53	24d	1	0.82mi
720 Michigan Ct #4 Saint Cloud, FL	2.0	1.0	784	$1,295	$1.65	24d	1	0.82mi
608 Missouri Ave Saint Cloud, FL	2.0	1.0	956	$1,395	$1.46	3d	1	0.85mi
715 Michigan Ct #3 Saint Cloud, FL	2.0	1.0	784	$1,300	$1.66	24d	1	0.85mi
607 Alabama Ave Saint Cloud, FL	2.0	2.0	952	$2,000	$2.10	15d	1	0.87mi
736 Michigan Ct #4 Saint Cloud, FL	2.0	1.0	784	$1,300	$1.66	13d	1	0.87mi
517 Jersey Ave Saint Cloud, FL	1.0	1.0	600	$1,250	$2.08	8d	1	0.89mi
1007 Florida Ave Saint Cloud, FL	1.0–2.0	1.0	800	$1,350	$1.69	17d	2	0.90mi
731 Michigan Ct St Cloud, FL	2.0	1.0	784	$1,350	$1.72	8d	1	0.90mi
821 Pennsylvania Ave Saint Cloud, FL	3.0	1.0	1048	$1,695	$1.62	8d	1	0.90mi
698 Michigan Ct #1 Saint Cloud, FL	2.0	1.0	784	$1,225	$1.56	22d	1	0.91mi
733 Michigan Ct St Cloud, FL	2.0	1.0	784	$1,295	$1.65	24d	1	0.91mi
706 New York Ave Saint Cloud, FL	1.0	1.0	750	$1,425	$1.90	24d	1	0.92mi
616 Massachusetts Ave Unit A St Cloud, FL	2.0	1.0	900	$999	$1.11	24d	1	0.93mi
616 Massachusetts Ave Unit A St Cloud, FL	2.0	1.0	900	$999	$1.11	22d	1	0.93mi
3010 Camber Dr Saint Cloud, FL	1.0–2.0	1.0–2.0	1007	$1,971	$1.96	3d	18	0.94mi
521 Montana Ave Saint Cloud, FL	2.0	2.0	1010	$1,495	$1.48	24d	1	1.01mi
521 Montana Ave Saint Cloud, FL	2.0	2.0	1010	$1,495	$1.48	3d	1	1.01mi
3100 Soldier City Way St Cloud, FL	3.0	2.0	1085	$1,875	$1.73	4d	6	1.03mi
3065 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	21d	1	1.05mi
3075 Soldier City Way Unit 101 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	5d	1	1.07mi
3075 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	21d	1	1.07mi
3075 Soldier City Way Unit 102 St Cloud, FL	3.0	2.0	1045	$1,800	$1.72	24d	1	1.07mi
3075 Soldier City Way Unit 103 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	24d	1	1.07mi
3085 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	24d	1	1.08mi
3085 Soldier City Way Unit 203 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	24d	1	1.08mi
437 Columbia Ave St Cloud, FL	2.0	2.0	1103	$1,800	$1.63	24d	1	1.10mi
1400 Carolina Ave Saint Cloud, FL	2.0	1.5	920	$1,495	$1.62	24d	1	1.17mi
3528 Bay Ct Saint Cloud, FL	2.0	1.0	884	$1,495	$1.69	24d	1	1.18mi
212 Tennessee Ave Saint Cloud, FL	2.0	1.0	1009	$1,700	$1.68	24d	1	1.23mi

Listing history 18 events

1. 2026-06-21
   days on market $220,000 Active 72 DOM
2. 2026-06-18
   days on market $220,000 Active 69 DOM
3. 2026-06-17
   days on market $220,000 Active 68 DOM
4. 2026-06-16
   days on market $220,000 Active 67 DOM
5. 2026-06-15
   days on market $220,000 Active 66 DOM
6. 2026-06-13
   days on market $220,000 Active 64 DOM
7. 2026-06-13
   days on market $220,000 Active 63 DOM
8. 2026-06-09
   days on market $220,000 Active 60 DOM
9. 2026-06-08
   days on market $220,000 Active 59 DOM
10. 2026-06-07
    days on market $220,000 Active 58 DOM
11. 2026-06-04
    days on market $220,000 Active 55 DOM
12. 2026-06-03
    days on market $220,000 Active 54 DOM
13. 2026-06-02
    days on market $220,000 Active 53 DOM
14. 2026-06-02
    days on market $220,000 Active 52 DOM
15. 2026-05-31
    days on market $220,000 Active 51 DOM
16. 2026-04-10
    listed $220,000 Active
17. 2022-11-07
    soldstatus $95,000
18. 1977-12-01
    soldstatus $18,000

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $1,862 · $155/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,760
• − Mortgage interest: −$12,323
• − Property taxes: −$1,862
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$6,400
• Taxable loss: −$5,087
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $25/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): 30,204
• Household income: $67,148
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1138.0

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 0.60)
• Race & ethnicity: White 50% Hispanic / Latino 38% Two or more races 17% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 21% Dominican 5%
• Common ancestry: Romanian 3% Lithuanian 3% Russian 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 66% English-only · Spanish 31% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -106.08%
• Current HPI: 324.6715
• Rent YoY: ▲ 1.35%
• 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

+1122.2% since first listed

3 events — show timeline

• 2026-04-10 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-07 Sold (Public Records) $95,000 Public Records
• 1977-12-01 Sold (Public Records) $18,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,862 · +8.0% YoY. Source: county tax records.