310 Tarpon St · Kissimmee, FL 34744

$200,000

3 bd · 1.5 ba · 972 sqft · SingleFamily public records · 1 Days on market

Built 1971 6,926 sqft lot Est $390k · 49% under · waterfront

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Whether you're an investor, first-time buyer, or someone looking for a rewarding renovation project, this property is full of potential. Built with solid concrete block construction and featuring a continuous footing foundation, this home offers the strong foundation needed to create something special. Inside, you'll find a functional floor plan ready for your personal updates and design touches. Outside, the spacious yard and covered carport provide additional flexibility for entertaining, storage, or future improvements. Location is another standout feature. Situated just minutes from Historic Downtown Kissimmee and the beautiful Kissimmee Lakefront Park, you'll enjoy easy access to resta

Key facts

• Spacious yard
• Covered carport
• 6,926 sq ft lot

Tags

• CONCRETE BLOCK CONSTRUCTION
• CONTINUOUS FOOTING FOUNDATION
• SPACIOUS YARD
• COVERED CARPORT

Property features AI

Finance

• Other: Lot approximately 0.16 acres (60 x 115, paved road); Homestead property; Zoned KRA3
• Financial info: Lease restrictions apply
• HOA & community: No HOA (association not indicated); Street lights in community

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Public utilities available
• Home design: Single family residence; Residential property; One story; Faces north
• Construction: Block construction; Shingle roof; Block foundation; Built on one level
• Exterior features: Lighting; Sidewalk; Storage

Interior

• Kitchen: Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/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 $184k (7.9% below list).
• Recommended offer: $184k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.5% in Kissimmee — 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 77/100 on livability (#181 in FL, #2,841 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime D-, employment D-.
• 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 soft (-2.5%/yr); 563 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $19k; list at $200k implies a 958% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,249 (7.9% below list)

Questions for the listing agent

1. Built in 1971 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.92% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $389,723
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2393 Old Dixie Hwy	0.19mi	3/1.0	948 (-2%)	7mo	$295,000	$311	79
216 Poinciana Cir	0.37mi	2/1.0 (-1)	902 (-7%)	3mo	$152,000	$169	61
309 Poinciana Cir	0.39mi	2/1.0 (-1)	942 (-3%)	11mo	$275,000	$292	61
1211 Shawnee Dr	0.52mi	3/2.0	1,001 (+3%)	11mo	$310,000	$310	60
2125 Wind Jammer	0.58mi	2/1.0 (-1)	892 (-8%)	7mo	$280,000	$314	47
2320 Valley Ave	0.64mi	3/1.5	1,044 (+7%)	22mo	$310,000	$297	40
1360 Springfield St	0.72mi	3/2.0	1,060 (+9%)	13mo	$333,000	$314	39
1117 Ingram St	0.71mi	2/1.0 (-1)	1,032 (+6%)	13mo	$305,000	$296	38
1343 Rocky Rd	0.71mi	3/2.0	1,108 (+14%)	10mo	$315,000	$284	33
1313 Royal St	0.57mi	2/1.0 (-1)	1,072 (+10%)	23mo	$255,000	$238	30
201 Whitney St	0.66mi	3/2.0	1,108 (+14%)	20mo	$335,000	$302	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.63×
• Total profit: $-20,836
• Equity at exit: $29,821

10-year hold

• IRR: -5.4%
• Equity multiple: 0.69×
• Total profit: $-17,411
• Equity at exit: $17,292

Cash invested: $56,000 (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 34744

• Rents YoY: -2.5%
• Active inventory: 563
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$55 /mo · $666/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $268

Break-even live

Break-even rent $1,503

Max offer price $200,000

Occupancy floor 80%

Sensitivity live

Price	-10% $381	-5% $325	+0% $268	+5% $211	+10% $155
Rent	-10% $122	-5% $195	+0% $268	+5% $341	+10% $413
Rate	-1.0pp $369	-0.5pp $319	base $268	+0.5pp $216	+1.0pp $163

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1909 N Kelley Ave Unit 2 Kissimmee, FL	2.0	1.0	800	$1,450	$1.81	16d	1	0.33mi
1505 Palmway St Kissimmee, FL	2.0	1.0	784	$1,400	$1.79	19d	1	0.42mi
333 W Columbia Ave Kissimmee, FL	1.0–2.0	1.0–2.0	900	$1,599	$1.78	5d	16	0.43mi
441 Fountainhead Cir Kissimmee, FL	2.0	2.0	949	$1,575	$1.66	25d	2	0.53mi
421 Fountainhead Cir Kissimmee, FL	2.0	2.0	900	$1,425	$1.58	25d	2	0.55mi
421 Fountainhead Cir Kissimmee, FL	2.0	2.0	932	$1,400	$1.50	23d	1	0.55mi
445 Fountainhead Cir #164 Kissimmee, FL	2.0	2.0	967	$1,600	$1.65	23d	1	0.56mi
409 E Cherry St Kissimmee, FL	3.0	1.0	1080	$1,980	$1.83	19d	1	0.57mi
851 Lake Tivoli Blvd Kissimmee, FL	1.0–3.0	1.0–2.0	1048	$2,033	$1.94	0d	30	0.69mi
1807 Michigan Ave Unit D Kissimmee, FL	2.0	2.0	1118	$1,300	$1.16	15d	1	0.69mi
1807 Michigan Ave Unit D Kissimmee, FL	2.0	2.0	1118	$1,295	$1.16	16d	1	0.69mi
1807 Michigan Ave Unit D Kissimmee, FL	2.0	2.0	1118	$1,300	$1.16	25d	1	0.69mi
1703 Michigan Ave Unit C Kissimmee, FL	2.0	2.0	1118	$1,350	$1.21	16d	1	0.69mi
1707 Michigan Ave Kissimmee, FL	2.0	2.0	1118	$1,475	$1.32	25d	1	0.71mi
1707 Michigan Ave Unit D Kissimmee, FL	2.0	2.0	1118	$1,325	$1.19	0d	1	0.71mi
722 W Columbia Ave Kissimmee, FL	2.0	1.5	978	$1,300	$1.33	5d	1	0.71mi
834 Angela Ln Kissimmee, FL	3.0	2.0	995	$1,800	$1.81	5d	1	0.73mi
1815 Michigan Ave Unit C Kissimmee, FL	2.0	2.0	1118	$1,450	$1.30	25d	1	0.74mi
1819 Michigan Ave Unit D Kissimmee, FL	2.0	2.0	1118	$1,500	$1.34	25d	1	0.76mi
1610 Columbia Arms Cir #131 Kissimmee, FL	2.0	2.0	1078	$1,525	$1.41	25d	1	0.79mi
1611 Columbia Arms Cir #236 Kissimmee, FL	2.0	2.0	1098	$1,425	$1.30	4d	1	0.80mi
1001 Spring Meadow Dr Kissimmee, FL	2.0	1.0	924	$1,400	$1.52	9d	1	0.81mi
1225 Utica Dr Kissimmee, FL	1.0–3.0	1.0–2.0	1210	$2,790	$2.30	0d	39	0.83mi
1101 Spring Meadow Dr Kissimmee, FL	2.0	1.5	924	$1,600	$1.73	21d	1	0.86mi
1101 Spring Meadow Dr Kissimmee, FL	2.0	1.5	924	$1,600	$1.73	23d	1	0.86mi
1101 Spring Meadow Dr Unit 1101 Kissimmee, FL	2.0	1.0	924	$1,600	$1.73	19d	1	0.86mi
109 E Bass St Kissimmee, FL	2.0	1.0	638	$1,550	$2.43	17d	1	0.90mi
1209 Bermuda Lakes Ln Kissimmee, FL	1.0–3.0	1.0–2.0	899	$2,166	$2.41	0d	7	0.95mi
1500 Neo Landings Loop Unit NEO1600410 Kissimmee, FL	2.0	2.0	1093	$1,662	$1.52	23d	1	0.97mi
1500 Neo Landings Loop Unit NEO1520215 Kissimmee, FL	2.0	2.0	1093	$1,995	$1.83	5d	1	0.97mi
909 W Orange St Unit 909 Kissimmee, FL	2.0	2.0	916	$1,800	$1.97	19d	1	0.98mi
2420 John Young Pkwy Unit 3 Kissimmee, FL	2.0	1.0	790	$1,495	$1.89	25d	1	0.99mi
2434 John Young Pkwy Unit 6 Kissimmee, FL	2.0	2.5	1100	$1,700	$1.55	3d	1	1.01mi
1222 Bermuda Lakes Ln Kissimmee, FL	2.0	2.0	1103	$1,550	$1.41	25d	1	1.07mi
500 Spencer Ave Kissimmee, FL	1.0–3.0	1.0–2.0	982	$2,224	$2.26	0d	11	1.08mi
1221 Bermuda Lakes Ln Kissimmee, FL	2.0	2.0	1103	$1,450	$1.31	25d	1	1.09mi
1365 W Donegan Ave Kissimmee, FL	1.0–3.0	1.0–2.0	972	$2,190	$2.25	0d	11	1.14mi
1230 Sago Palms Blvd #1230 Kissimmee, FL	2.0	2.0	996	$1,300	$1.31	25d	1	1.19mi
1233 Sago Palm Blvd Kissimmee, FL	2.0	2.0	996	$1,500	$1.51	25d	1	1.21mi
700 Aultman St Kissimmee, FL	3.0	1.0–3.0	1075	$2,983	$2.77	0d	21	1.26mi

Listing history 2 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   listed $200,000 Active 1 DOM

ⓘ 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: $666 · $55/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$994/yr (+$83/mo · 149.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $22,110
• − Mortgage interest: −$11,203
• − Property taxes: −$666
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$5,818
• Taxable loss: −$115
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $3,243/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 — Kissimmee

• Score: 77/100
• State rank: #181
• US rank: #2841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kissimmee, FL
• County: Osceola County · 410,217 people
• City population: 196,187
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 66,582
• Household income: $74,537
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 2462.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 23% White 21% Black 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 32% Cuban 4% Dominican 8%
• Common ancestry: Romanian 2% Lithuanian 1% Hispanic 1%
• Foreign-born: 27% · Canada, Jamaica, Dominican Republic
• Languages at home: 40% English-only · Spanish 53% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -231.17%
• Current HPI: 277.404
• Rent YoY: ▼ -2.54%
• 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

+958.2% since first listed

2 events — show timeline

• 2026-06-11 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 1974-01-01 Sold (Public Records) $18,900 Public Records

Property tax history

+4.3%/yr

Latest (2025): $666 · +48.9% YoY. Source: county tax records.