2604 Mcdaniel Dr · Campbell, FL 34758

$210,000

2 bd · 2.0 ba · 1,294 sqft · Manufactured public records · 65 Days on market

Built 1986 7,884 sqft lot Est $217k · at est. $120/mo HOA · 5% of rent

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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).

• Cash flow +23.3/30.0
• ARV discount +9.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWN THIS IMMACULATE & SPACIOUS 2 BR 2 BA PALM HARBOR MH AND THE PRETTY 64X122 LOT IT SITS ON! LARGE LR & DR, BRKFST BAR, ALL APPLIANCES + W & D, LAUNDRY RM W/ DESK & CABINETS, FLORIDA RM, SKYLIGHTS, CP & WKSHOP. COMM. POOL, CLUBHOUSE, LAWN CARE INCLUDED!THERE IS A BEAUTIFUL BUILT IN CHINA CLOSET IN THE DINING ROOM. THE FULLY EQUIPPED KITCHEN FEATURES A SKYLIGHT, A BREAKFAST BAR WITH CHAIRS, A TILED BACKSPLASH, LOTS AF CABINET SPACE AND PLANT SHELVES. THE NEUTRAL COLOR CARPET AND VINYL ARE LIKE NEW. ALL WINDOW TREATMENTS AND CEILING FANS REMAIN. THE MASTER SUITE HAS HIS AND HER SINKS AND A LG. WALK IN CLOSET. THE15X11 FLORIDA RM. HAS A CERAMIC TILED FLOOR. THE WKSKHOP/STORAGE ROOM IS 11X10. HURRICANE DAMAGE WAS MINOR, PARTS ORDERED, WILL BE REPAIRED. CALL TODAY TO VIEW THIS LOVELY, WELL MAINTAINED HOME. NOTE: THERE IS A MONTHLY HOMEOWNERS DUES OF $41.00 PLUS AN ANNUAL FEE OF $223.00. A PRE-APPROVAL LETTER MUST ACCOMPANY THE OFFER, STATING APPROVAL IS FOR A MOBILE/MANUFACTURED HOME, IF THE HOME IS TO BE FINANCED. THANK YOU.

Key facts

• Indoor laundry area
• Attached workshop
• Florida room

Tags

• PRIVATE COMMUNITY
• UPGRADED ELECTRICAL PANEL
• FLORIDA ROOM
• INDOOR LAUNDRY AREA
• COMPUTER WORKSTATION SPACE
• ATTACHED WORKSHOP

Property features AI

Finance

• Other: Partially furnished
• Financial info: Total annual fees reported as $1,440
• HOA & community: Monthly HOA fees totaling $90 plus an additional $30 monthly (total $120/month); Association required; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Solar energy present
• Home design: Manufactured home (double wide); One-story; Faces west; Homestead exempt
• Construction: Metal siding; Shingle roof; Crawlspace foundation; Year built: not provided
• Exterior features: Storage

Interior

• Kitchen: Convection oven; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Open floorplan; 4 total rooms
• Laundry & utility: Indoor laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.2% in Campbell — 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 58/100 on livability (#848 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: schools F, amenities F, commute F.
• 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.
• Market conditions: Rents flat; 604 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 40% 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 $1k of loan paydown is wiped out by about $6k 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 65 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $210k implies a 147% 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 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.07% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $217,392
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Albatross Way	0.06mi	3/2.0 (+1)	1,352 (+4%)	8mo	$195,000	$144	78
2711 Cranmoor Dr	0.21mi	3/2.0 (+1)	1,188 (-8%)	8mo	$200,000	$168	64
2631 Mcdaniel Dr	0.13mi	3/2.0 (+1)	1,458 (+13%)	8mo	$245,000	$168	61
2601 Salina Way	0.17mi	3/2.0 (+1)	1,152 (-11%)	11mo	$214,000	$186	60

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-14,247
• Equity at exit: $31,312

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $358
• Equity at exit: $18,157

Cash invested: $58,800 (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: 604
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$88
• HOA: −$120
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $386

Break-even live

Break-even rent $1,749

Max offer price $210,000

Occupancy floor 78%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2253 Sheboygan Pl Kissimmee, FL	3.0	2.0	1832	$2,100	$1.15	12d	1	0.58mi
2362 Barton Bay Ct Kissimmee, FL	3.0	2.0	1844	$1,950	$1.06	24d	1	0.74mi
1918 Ancestry Trl Kissimmee, FL	3.0	2.0	1432	$2,200	$1.54	24d	1	0.91mi
2443 Grey Hawk Dr Kissimmee, FL	3.0	2.0	1662	$2,450	$1.47	16d	1	1.06mi
2449 Grey Hawk Dr Kissimmee, FL	3.0	2.0	1662	$2,450	$1.47	16d	1	1.07mi
1918 Birnham Wood Bnd Kissimmee, FL	3.0	2.0	1551	$2,099	$1.35	24d	1	1.20mi
2566 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	4d	1	1.22mi
2570 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	4d	1	1.22mi
2574 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	4d	1	1.22mi
2578 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,450	$1.47	20d	1	1.23mi
2578 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	4d	1	1.23mi
2571 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	16d	1	1.24mi
4269 Nightcaps Way Kissimmee, FL	3.0	2.0	1555	$2,500	$1.61	24d	1	1.29mi
1814 Lindens St Kissimmee, FL	3.0	2.5	1463	$2,200	$1.50	24d	1	1.29mi
2626 Ham Brown Rd Kissimmee, FL	3.0–4.0	2.5	1936	$2,320	$1.20	3d	16	1.30mi
4301 Twisted Twig Bnd Kissimmee, FL	3.0	2.0	1267	$2,300	$1.82	24d	1	1.30mi
4327 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	3d	1	1.32mi
4273 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	4d	1	1.35mi
4273 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	20d	1	1.35mi
4213 Patterson Cv Kissimmee, FL	3.0	2.0	1700	$2,490	$1.46	24d	1	1.35mi
4391 Hazel St Kissimmee, FL	3.0	2.5	1614	$2,200	$1.36	22d	1	1.38mi
4383 Hazel St Kissimmee, FL	3.0	2.5	1616	$2,200	$1.36	24d	1	1.38mi
4207 Mountain Laurel Ln Kissimmee, FL	3.0	2.0	1260	$2,600	$2.06	24d	1	1.39mi
2359 Pocky Way Kissimmee, FL	3.0	2.0	1560	$2,300	$1.47	24d	1	1.43mi
4213 Green Gables Pl Kissimmee, FL	3.0	2.0	1555	$2,300	$1.48	24d	1	1.48mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: landscapingpool

Listing history 21 events

1. 2026-06-18
   days on market $210,000 Active 65 DOM
2. 2026-06-17
   days on market $210,000 Active 64 DOM
3. 2026-06-16
   days on market $210,000 Active 63 DOM
4. 2026-06-15
   days on market $210,000 Active 62 DOM
5. 2026-06-13
   days on market $210,000 Active 60 DOM
6. 2026-06-13
   days on market $210,000 Active 59 DOM
7. 2026-06-09
   days on market $210,000 Active 56 DOM
8. 2026-06-08
   days on market $210,000 Active 55 DOM
9. 2026-06-07
   days on market $210,000 Active 54 DOM
10. 2026-06-04
    days on market $210,000 Active 51 DOM
11. 2026-06-03
    days on market $210,000 Active 50 DOM
12. 2026-06-02
    days on market $210,000 Active 49 DOM
13. 2026-06-02
    days on market $210,000 Active 48 DOM
14. 2026-05-31
    days on market $210,000 Active 47 DOM
15. 2026-04-14
    listed $210,000 Active
16. 2005-03-10
    soldstatus $85,000
17. 2005-03-08
    soldstatus $85,000 1069-char remark

    Show marketing remark (1069 chars)

    OWN THIS IMMACULATE & SPACIOUS 2 BR 2 BA PALM HARBOR MH AND THE PRETTY 64X122 LOT IT SITS ON! LARGE LR & DR, BRKFST BAR, ALL APPLIANCES + W & D, LAUNDRY RM W/ DESK & CABINETS, FLORIDA RM, SKYLIGHTS, CP & WKSHOP. COMM. POOL, CLUBHOUSE, LAWN CARE INCLUDED!THERE IS A BEAUTIFUL BUILT IN CHINA CLOSET IN THE DINING ROOM. THE FULLY EQUIPPED KITCHEN FEATURES A SKYLIGHT, A BREAKFAST BAR WITH CHAIRS, A TILED BACKSPLASH, LOTS AF CABINET SPACE AND PLANT SHELVES. THE NEUTRAL COLOR CARPET AND VINYL ARE LIKE NEW. ALL WINDOW TREATMENTS AND CEILING FANS REMAIN. THE MASTER SUITE HAS HIS AND HER SINKS AND A LG. WALK IN CLOSET. THE15X11 FLORIDA RM. HAS A CERAMIC TILED FLOOR. THE WKSKHOP/STORAGE ROOM IS 11X10. HURRICANE DAMAGE WAS MINOR, PARTS ORDERED, WILL BE REPAIRED. CALL TODAY TO VIEW THIS LOVELY, WELL MAINTAINED HOME. NOTE: THERE IS A MONTHLY HOMEOWNERS DUES OF $41.00 PLUS AN ANNUAL FEE OF $223.00. A PRE-APPROVAL LETTER MUST ACCOMPANY THE OFFER, STATING APPROVAL IS FOR A MOBILE/MANUFACTURED HOME, IF THE HOME IS TO BE FINANCED. THANK YOU.

18. 2005-02-03
    listed $91,000 1069-char remark

    Show marketing remark (1069 chars)

    OWN THIS IMMACULATE & SPACIOUS 2 BR 2 BA PALM HARBOR MH AND THE PRETTY 64X122 LOT IT SITS ON! LARGE LR & DR, BRKFST BAR, ALL APPLIANCES + W & D, LAUNDRY RM W/ DESK & CABINETS, FLORIDA RM, SKYLIGHTS, CP & WKSHOP. COMM. POOL, CLUBHOUSE, LAWN CARE INCLUDED!THERE IS A BEAUTIFUL BUILT IN CHINA CLOSET IN THE DINING ROOM. THE FULLY EQUIPPED KITCHEN FEATURES A SKYLIGHT, A BREAKFAST BAR WITH CHAIRS, A TILED BACKSPLASH, LOTS AF CABINET SPACE AND PLANT SHELVES. THE NEUTRAL COLOR CARPET AND VINYL ARE LIKE NEW. ALL WINDOW TREATMENTS AND CEILING FANS REMAIN. THE MASTER SUITE HAS HIS AND HER SINKS AND A LG. WALK IN CLOSET. THE15X11 FLORIDA RM. HAS A CERAMIC TILED FLOOR. THE WKSKHOP/STORAGE ROOM IS 11X10. HURRICANE DAMAGE WAS MINOR, PARTS ORDERED, WILL BE REPAIRED. CALL TODAY TO VIEW THIS LOVELY, WELL MAINTAINED HOME. NOTE: THERE IS A MONTHLY HOMEOWNERS DUES OF $41.00 PLUS AN ANNUAL FEE OF $223.00. A PRE-APPROVAL LETTER MUST ACCOMPANY THE OFFER, STATING APPROVAL IS FOR A MOBILE/MANUFACTURED HOME, IF THE HOME IS TO BE FINANCED. THANK YOU.

19. 2001-06-27
    soldstatus $60,000
20. 1985-11-01
    soldstatus $42,800
21. 1981-10-01
    soldstatus $52,800

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$871/yr (+$73/mo · 99.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,849
• − Mortgage interest: −$11,763
• − Property taxes: −$872
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − HOA: −$1,440
• − Depreciation: −$6,109
• Taxable income: $1,319
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $4,317/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 — Campbell

• Score: 58/100
• State rank: #848
• US rank: #21421

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Osceola County · 410,217 people
• City population: 60,595
• 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 (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 0.58)
• 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 · 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: ▼ -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

+297.7% since first listed

7 events — show timeline

• 2026-04-14 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-10 Sold (Public Records) $85,000 Public Records
• 2005-03-08 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-03 Listed $91,000 Stellar MLS as Distributed by MLS Grid
• 2001-06-27 Sold (Public Records) $60,000 Public Records
• 1985-11-01 Sold (Public Records) $42,800 Public Records
• 1981-10-01 Sold (Public Records) $52,800 Public Records

Property tax history

+4.9%/yr

Latest (2025): $872 · +11.9% YoY. Source: county tax records.