701 Fulmar Ct · Poinciana, FL 34759

$320,000

4 bd · 2.5 ba · 1,736 sqft · Land · 222 Days on market

Built 2025 8,002 sqft lot $90/mo HOA · 5% of rent

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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).

• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Appreciation +4.3/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0

Listing remarks

Discover this BRAND-NEW home in Poinciana, move-in ready for its first owner. Offering 1,763 sqft of living space, this property features four spacious bedrooms, two full bathrooms, and a half bath. The layout was thoughtfully designed to provide comfort and functionality. Located on a desirable corner lot in an exceptionally quiet street with few neighbors—perfect for those seeking privacy and peace. Inside, you’ll find luxury vinyl flooring throughout the main areas, adding a modern touch and easy maintenance. The kitchen and common areas offer a bright, open concept, ideal for everyday living and entertaining. The primary suite serves as a private retreat, while the additiona

Key facts

• Open concept
• Private retreat
• Corner lot

Tags

• CORNER LOT
• LUXURY VINYL FLOORING
• OPEN CONCEPT
• PRIVATE RETREAT
• WELL CONNECTED AREA

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Has HOA with monthly fee of $90 (association fee required); Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Septic tank; Cable available; Electricity connected; Phone available; Sewer connected; Water connected
• Home design: Single family residence; Residential property; One story; South-facing; Completed (new construction)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction
• Exterior features: Covered rear porch; Sliding doors; Corner lot; Asphalt road

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid wood cabinets; Stone counters; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $-726 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (37.7% below list).
• Recommended offer: $199k (37.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#859 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Palmetto Elementary School (math 23% / reading 32%, grade F, #1,962 of 2,144 statewide, top 92%, 513 students, 52% FRL); Lake Marion Creek Middle School (math 22% / reading 27%, grade F, #522 of 571 statewide, top 93%, 1,044 students, 58% FRL); New Beginnings High School (math 5% / reading 8%, grade F, #655 of 667 statewide, top 98%, 753 students, 66% FRL, charter) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 19% at this address vs 41% district-wide (-22 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 1155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $199,458 (37.7% 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 222 days. Have you received any prior offers? Is the seller open to a 38% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 3.57%
• Cash-on-cash: -9.72%
• DSCR: 0.57
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.10×
• Total profit: $-80,744
• Equity at exit: $69,959

10-year hold

• IRR: -18.9%
• Equity multiple: -0.39×
• Total profit: $-124,811
• Equity at exit: $67,421

Cash invested: $89,600 (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 34759

• Home prices YoY: -0.5%
• Rents YoY: 1.1%
• Active inventory: 1155
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$90
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-726

Break-even live

Break-even rent $2,913

Max offer price $214,986

Occupancy floor —

Sensitivity live

Price	-10% $-505	-5% $-615	+0% $-726	+5% $-836	+10% $-947
Rent	-10% $-883	-5% $-805	+0% $-726	+5% $-647	+10% $-568
Rate	-1.0pp $-565	-0.5pp $-644	base $-726	+0.5pp $-809	+1.0pp $-893

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Robin Ln Kissimmee, FL	4.0	2.0	1513	$1,750	$1.16	25d	1	0.43mi
606 Robin Ln Kissimmee, FL	4.0	2.0	1513	$1,750	$1.16	15d	1	0.43mi
723 Parrot Ct Kissimmee, FL	3.0	2.0	1535	$1,850	$1.21	25d	1	0.67mi
568 Kingfisher Dr Kissimmee, FL	3.0	2.0	1278	$1,750	$1.37	25d	1	0.70mi
747 Pelican Ct Kissimmee, FL	4.0	2.5	2113	$2,100	$0.99	16d	1	0.71mi
754 Pelican Ct Kissimmee, FL	3.0	2.0	1306	$1,695	$1.30	5d	1	0.72mi
567 Hummingbird Ct Kissimmee, FL	4.0	2.5	2113	$2,000	$0.95	16d	1	0.73mi
701 Pelican Ct Kissimmee, FL	3.0	2.0	1522	$1,785	$1.17	21d	1	0.74mi
568 Finch Ct Kissimmee, FL	3.0	2.0	1904	$1,800	$0.95	25d	1	0.82mi
435 Magpie Ct Kissimmee, FL	4.0	2.0	1413	$1,725	$1.22	25d	1	0.82mi
539 Finch Ct Kissimmee, FL	4.0	2.0	1867	$1,749	$0.94	12d	1	0.84mi
539 Finch Ct Kissimmee, FL	4.0	2.0	1867	$1,749	$0.94	25d	1	0.84mi
601 Dunlin Ln Kissimmee, FL	4.0	2.0	1750	$2,064	$1.18	4d	1	0.87mi
557 Eagle Ct Kissimmee, FL	4.0	3.0	1672	$2,000	$1.20	5d	1	0.93mi
575 Eagle Ct Unit 116 Kissimmee, FL	3.0	2.0	1183	$1,000	$0.85	5d	1	0.98mi
510 Eagle Ct Kissimmee, FL	3.0	2.0	1332	$1,650	$1.24	25d	1	1.03mi
442 Flamingo Ct Kissimmee, FL	3.0	2.0	1456	$1,695	$1.16	25d	1	1.04mi
445 Eagle Dr Kissimmee, FL	4.0	2.0	1580	$1,839	$1.16	23d	1	1.05mi
612 Bluebill Ct Unit A Kissimmee, FL	3.0	2.0	1162	$1,650	$1.42	5d	1	1.07mi
1405 Teal Ct Poinciana, FL	4.0	2.0	1605	$1,700	$1.06	25d	1	1.08mi
702 Bluebill Pl Unit A Poinciana, FL	3.0	2.0	1240	$1,650	$1.33	25d	1	1.09mi
426 Eagle Dr Kissimmee, FL	4.0	2.0	1750	$1,995	$1.14	25d	1	1.11mi
535 Cardinal Dr Kissimmee, FL	4.0	2.0	1647	$1,774	$1.08	5d	1	1.13mi
639 Bittern Ct Poinciana, FL	3.0	2.0	1837	$1,730	$0.94	21d	1	1.15mi
1431 Teal Dr Kissimmee, FL	4.0	2.5	2215	$2,445	$1.10	4d	1	1.16mi
736 Bittern Ln Kissimmee, FL	3.0	2.0	1200	$1,775	$1.48	25d	1	1.16mi
721 Bittern Ln Unit A Kissimmee, FL	3.0	2.0	1350	$1,750	$1.30	25d	1	1.17mi
627 Bluebill Ct Kissimmee, FL	3.0	2.0	1430	$1,760	$1.23	25d	1	1.19mi
514 Blackbird Ln Unit B Kissimmee, FL	3.0	2.0	1394	$1,600	$1.15	23d	1	1.23mi
519 Blackbird Ln Kissimmee, FL	3.0	2.0	1200	$1,700	$1.42	25d	1	1.23mi
517 Blackbird Ln Kissimmee, FL	3.0	2.0	1304	$1,530	$1.17	25d	1	1.24mi
510 Blackbird Ln Kissimmee, FL	3.0	2.0	1207	$1,599	$1.32	25d	1	1.24mi
510 Blackbird Ln Kissimmee, FL	3.0	2.0	1207	$1,650	$1.37	12d	1	1.24mi
539 Albatross Dr Unit B Kissimmee, FL	3.0	2.0	1220	$1,500	$1.23	25d	1	1.27mi
641 Yak Ct Unit B Kissimmee, FL	3.0	2.0	1162	$1,650	$1.42	25d	1	1.30mi
662 Yak Ct Kissimmee, FL	4.0	2.0	1600	$1,675	$1.05	25d	1	1.31mi
627 Yak Ct Kissimmee, FL	3.0	2.0	2250	$2,000	$0.89	25d	1	1.35mi
504 Albatross Dr Kissimmee, FL	3.0	2.0	1250	$1,700	$1.36	5d	1	1.35mi
504 Albatross Dr Kissimmee, FL	3.0	2.0	1250	$1,700	$1.36	25d	1	1.35mi
439 Albatross Ct Unit B Kissimmee, FL	3.0	2.0	1344	$1,700	$1.26	25d	1	1.36mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 18 events

1. 2026-06-22
   days on market $320,000 Active 222 DOM
2. 2026-06-18
   days on market $320,000 Active 219 DOM
3. 2026-06-17
   days on market $320,000 Active 218 DOM
4. 2026-06-16
   days on market $320,000 Active 217 DOM
5. 2026-06-15
   days on market $320,000 Active 216 DOM
6. 2026-06-13
   days on market $320,000 Active 214 DOM
7. 2026-06-10
   days on market $320,000 Active 211 DOM
8. 2026-06-09
   days on market $320,000 Active 210 DOM
9. 2026-06-08
   days on market $320,000 Active 209 DOM
10. 2026-06-07
    days on market $320,000 Active 208 DOM
11. 2026-06-05
    days on market $320,000 Active 205 DOM
12. 2026-06-03
    days on market $320,000 Active 203 DOM
13. 2026-06-01
    days on market $320,000 Active 202 DOM
14. 2026-05-31
    days on market $320,000 Active 201 DOM
15. 2026-04-09
    price $320,000
16. 2025-11-11
    listed $325,000 Active
17. 2024-09-30
    historical
18. 2024-09-24
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,935
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − HOA: −$1,080
• − Depreciation: −$9,309
• Taxable loss: −$14,609
• Est. tax savings @ 24.0%: +$3,506
• After-tax cash flow: $-5,203/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: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 of 73 in FL

Livability — Poinciana

• Score: 57/100
• State rank: #859
• US rank: #21760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poinciana, FL
• County: Polk County · 740,051 people
• City population: 91,336
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 44,568
• Household income: $69,373
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 1186.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 55% White 21% Two or more races 20% Black 19%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 49% English-only · Spanish 48% French/Haitian/Cajun 2%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.48%
• Current HPI: 276.6861
• Rent YoY: ▲ 1.14%
• Metro: Lakeland-Winter Haven, 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

+392.3% since first listed

4 events — show timeline

• 2026-04-09 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-24 Listed $65,000 Stellar MLS as Distributed by MLS Grid