2022 Education St · St. Cloud, FL 34771

$329,000

3 bd · 2.5 ba · 1,727 sqft · Land · 183 Days on market

Built 2025 3,485 sqft lot $66/mo HOA · 3% of rent ↓ 3% since listing

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Short Sale. Two-story and light-filled home with a functional layout and open-concept design. The kitchen features a large island with seating, quartz countertops, ample cabinetry, and a pantry—ideal for everyday living and entertaining. The community offers resort-style amenities, green spaces, and walking trails. Conveniently located near Downtown St. Cloud, Lake Nona Medical City, NeoCity, SunBridge, and Lakefront Park on East Lake Tohopekaliga.

Key facts

• Quartz countertops
• Flex space
• Split bedroom layout

Tags

• TWO STORY HOME
• FLEX SPACE
• LARGE EAT IN ISLAND
• QUARTZ COUNTERTOPS
• WALK IN PANTRY
• SPLIT BEDROOM LAYOUT

Property features AI

Finance

• Other: CDD present; Association fee requirement: None
• Financial info: Other annual assessment: $1,886; Tax annual amount: $2,704 (2024)
• HOA & community: Has HOA (Trinity place community owners Association); Monthly HOA fee: $66 (includes pool); Community features: community mailbox, deed restrictions, dog park, reclaimed irrigation, playground, pool, sidewalks; Pets not allowed

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Broadband/High-speed internet available
• Home design: Single family residence; Residential property; Two levels; Faces east; Entry on slab foundation
• Construction: Block, cement siding, stucco and frame construction; Shingle roof; Built on slab foundation
• Exterior features: Lighting; Rain gutters; Sidewalk; Sprinkler (metered)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; In-wall pest system; Living room/dining room combo; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $329k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (21.4% below list).
• Recommended offer: $259k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Hickory Tree Elementary School (math 64% / reading 59%, grade B, #634 of 2,144 statewide, top 30%, 795 students, 48% 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).
• Market conditions: Rents rising (+3.0%/yr); 1396 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 32% 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 $2k of loan paydown is wiped out by about $10k 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 183 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,667 (21.4% 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 183 days. Have you received any prior offers? Is the seller open to a 21% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.79% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 10.6

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-62,604
• Equity at exit: $49,055

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-66,367
• Equity at exit: $28,446

Cash invested: $92,120 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,587 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$262 /mo · $3,139/yr
• Insurance: −$137
• HOA: −$66
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-147

Break-even live

Break-even rent $2,772

Max offer price $303,117

Occupancy floor —

Sensitivity live

Price	-10% $40	-5% $-53	+0% $-147	+5% $-240	+10% $-333
Rent	-10% $-351	-5% $-249	+0% $-147	+5% $-44	+10% $58
Rate	-1.0pp $19	-0.5pp $-63	base $-147	+0.5pp $-232	+1.0pp $-318

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1978 Education St Saint Cloud, FL	3.0	2.5	1728	$2,400	$1.39	19d	1	0.06mi
2042 Iorio St Saint Cloud, FL	4.0	2.0	1862	$2,600	$1.40	25d	1	0.06mi
6008 Vision Rd Saint Cloud, FL	4.0	2.0	2103	$2,450	$1.17	16d	1	0.11mi
1874 Crooked Creek St Saint Cloud, FL	3.0–5.0	2.0–3.0	2046	$2,300	$1.12	25d	1	0.31mi
1679 Bay Breeze Dr Saint Cloud, FL	4.0	2.0	1856	$2,195	$1.18	4d	1	0.90mi
5684 Western Sun Dr Saint Cloud, FL	3.0	2.0	1678	$2,500	$1.49	25d	1	0.93mi
5574 Bakewell Pl Saint Cloud, FL	4.0	2.0	1957	$2,350	$1.20	23d	1	0.97mi
5642 Western Sun Dr Saint Cloud, FL	3.0	2.0	1672	$1,995	$1.19	4d	1	1.15mi
5476 Angel Way Saint Cloud, FL	1.0–3.0	1.0–2.0	984	$2,136	$2.17	0d	34	1.26mi
6254 Alligator Lake Shr E Saint Cloud, FL	3.0	2.0	2145	$2,500	$1.17	25d	1	1.27mi
1859 Castleton Dr Saint Cloud, FL	4.0	2.0	2064	$2,490	$1.21	6d	1	1.46mi

HOA detail

• Monthly dues: $66 · $792/yr

Listing history 22 events

1. 2026-06-21
   days on market $329,000 Active 183 DOM
2. 2026-06-18
   days on market $329,000 Active 180 DOM
3. 2026-06-17
   days on market $329,000 Active 179 DOM
4. 2026-06-16
   days on market $329,000 Active 178 DOM
5. 2026-06-15
   days on market $329,000 Active 177 DOM
6. 2026-06-13
   days on market $329,000 Active 175 DOM
7. 2026-06-13
   days on market $329,000 Active 174 DOM
8. 2026-06-10
   pricedays on market $329,000 Active 171 DOM
9. 2026-06-08
   days on market $349,000 Active 170 DOM
10. 2026-06-07
    days on market $349,000 Active 169 DOM
11. 2026-06-04
    days on market $349,000 Active 166 DOM
12. 2026-06-03
    days on market $349,000 Active 165 DOM
13. 2026-06-02
    days on market $349,000 Active 164 DOM
14. 2026-06-02
    days on market $349,000 Active 163 DOM
15. 2026-05-31
    days on market $349,000 Active 162 DOM
16. 2026-04-27
    price $349,000
17. 2026-03-30
    price $349,900
18. 2026-03-16
    price $369,900
19. 2026-03-10
    price $370,000
20. 2026-01-21
    price $339,900
21. 2026-01-21
    price $329,900
22. 2025-12-20
    listed $359,900 Active

ⓘ 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: $3,139 · $262/mo
• Projected year-2 tax: $3,139 · $262/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 6/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 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: $31,040
• − Mortgage interest: −$18,429
• − Property taxes: −$3,139
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,483
• − Management: −$2,483
• − HOA: −$792
• − Depreciation: −$9,571
• Taxable loss: −$7,502
• Est. tax savings @ 24.0%: +$1,801
• After-tax cash flow: $42/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

-3.0% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $349,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $349,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $369,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $370,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $329,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-20 Listed $359,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.3%/yr

Latest (2025): $3,139 · +16.1% YoY. Source: county tax records.