4256 Ranch House Rd · St. Cloud, FL 34772

$309,025

3 bd · 2.5 ba · 1,566 sqft · Land · 163 Days on market

Built 2025 2,520 sqft lot $175/mo HOA · 7% of rent ↓ 9% since listing

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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).

• Cash flow +10.0/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prepare dinner from this home's open kitchen which overlooks the great room and dining area.

Key facts

• Easy access
• Adjoining dining
• Great room

Tags

• ENERGY EFFICIENT HOME
• OPEN KITCHEN
• ADJOINING DINING
• GREAT ROOM
• EASY ACCESS

Property features AI

Finance

• Other: Home warranty included; CDD applies; No lease restrictions; Builder license number CGC1516367; Low-flow fixtures and other water-conservation features; Energy-efficient features: appliances, HVAC, insulation, lighting, thermostat, windows; Indoor air quality features: MERV 10+ filters, HVAC cartridge/media filter, no/low VOC cabinets/counters/flooring/paint, sealed combustion
• Financial info: Other annual assessment: $1,225; Total monthly fees shown: $175; Association fee frequency: Monthly; Association fee requirement: Required
• HOA & community: HOA managed by HomeRiver Group Orlando; Monthly HOA $175 (includes common area taxes, pool, structure maintenance, grounds maintenance); Community amenities: clubhouse, pool, park, playground, sidewalks, street lights; Pets allowed

Exterior

• Parking: Attached 2-car garage with 20x20 dimensions; Driveway; Garage door opener
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Underground utilities; Electricity connected; Water connected; Sewer connected; Cable available; Phone available
• Home design: Residential townhouse; Two levels; Completed condition; East-facing
• Construction: Built by Meritage Homes (Oakville I model); New construction; Block, cement siding, stucco and frame construction; Membrane and shingle roof; Slab foundation
• Exterior features: Front porch; Patio; Exterior lighting; Sidewalk; Sliding doors; Irrigation system; Florida friendly / native landscaping

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heat; Electric heating; Heat pump; Central air
• Interior features: Kitchen/Family room combo; Stone counters; Thermostat; Walk-in closets; ENERGY STAR qualified windows; Kitchen/Range exhaust fan; Loft; Inside utility
• Laundry & utility: Laundry room on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $309k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (22.1% below list).
• Recommended offer: $241k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Neptune Elementary School (math 42% / reading 44%, grade F, #1,366 of 2,144 statewide, top 64%, 993 students, 46% 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 (+2.3%/yr); 868 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 163 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $34k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $240,861 (22.1% 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 163 days. Have you received any prior offers? Is the seller open to a 22% 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. 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: 0.78% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.27×
• Total profit: $-63,465
• Equity at exit: $46,077

10-year hold

• IRR: -16.5%
• Equity multiple: 0.11×
• Total profit: $-77,135
• Equity at exit: $26,719

Cash invested: $86,527 (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 34772

• Home prices YoY: -32.5%
• Rents YoY: 2.3%
• Active inventory: 868
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$1,621
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$129
• HOA: −$175
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-184

Break-even live

Break-even rent $2,641

Max offer price $276,543

Occupancy floor —

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: $77,256
• Closing costs: $9,271
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4348 Ranch House Rd Saint Cloud, FL	3.0	2.5	1808	$2,200	$1.22	24d	1	0.10mi
4367 Ranch House Rd Saint Cloud, FL	3.0	2.5	1560	$2,050	$1.31	24d	1	0.13mi
4346 Restful Fallow Cv Saint Cloud, FL	3.0	2.5	1560	$2,300	$1.47	24d	1	0.15mi
4358 Restful Fallow Cv Saint Cloud, FL	3.0	2.5	1560	$2,300	$1.47	24d	1	0.15mi
4469 Eagle Trail Bnd Saint Cloud, FL	3.0	2.5	1566	$2,200	$1.40	24d	1	0.18mi
4848 Shady Pines Dr Saint Cloud, FL	3.0	2.0	1610	$2,400	$1.49	15d	1	0.18mi
4329 Eagle Trail Bnd Saint Cloud, FL	3.0	2.5	1560	$2,100	$1.35	22d	1	0.24mi
4240 Settlers Ct Saint Cloud, FL	3.0	2.0	1435	$2,300	$1.60	24d	1	0.28mi
4536 Burrowing Owl Loop Saint Cloud, FL	3.0	2.5	1808	$2,650	$1.47	24d	1	0.29mi
4651 Sidesaddle Trl Saint Cloud, FL	3.0	2.0	1695	$2,195	$1.29	18d	1	0.29mi
3875 Knotty Pine St Saint Cloud, FL	3.0	2.5	1608	$2,150	$1.34	24d	1	0.29mi
4501 Burrowing Owl Loop Saint Cloud, FL	3.0	2.5	1560	$2,200	$1.41	18d	1	0.32mi
4724 Homestead Trl Saint Cloud, FL	4.0	2.5	2114	$2,550	$1.21	24d	1	0.36mi
4704 Homestead Trl Saint Cloud, FL	4.0	2.5	2011	$2,600	$1.29	11d	1	0.38mi
4658 Homestead Trl Saint Cloud, FL	4.0	2.5	2114	$2,500	$1.18	18d	1	0.41mi
4512 Homestead Trl Saint Cloud, FL	4.0	2.5	2114	$2,550	$1.21	24d	1	0.41mi
4632 Homestead Trl Saint Cloud, FL	4.0	2.5	2104	$2,500	$1.19	24d	1	0.41mi
4988 Prairie Preserve Run Saint Cloud, FL	3.0	2.5	1354	$2,295	$1.69	24d	1	0.47mi
5020 Prairie Preserve Run Saint Cloud, FL	4.0	3.0	1769	$2,450	$1.38	24d	1	0.51mi
5037 Prairie Preserve Run Saint Cloud, FL	4.0	3.0	1762	$2,375	$1.35	24d	1	0.53mi
5060 Rain Shadow Dr Saint Cloud, FL	4.0	3.0	1769	$2,450	$1.38	18d	1	0.60mi
5082 Rain Shadow Dr Saint Cloud, FL	4.0	3.0	1769	$2,390	$1.35	24d	1	0.63mi
5094 Rain Shadow Dr Saint Cloud, FL	4.0	3.0	1762	$2,400	$1.36	18d	1	0.64mi
4215 Red Bird Ave Saint Cloud, FL	3.0	2.0	1587	$2,395	$1.51	3d	1	0.66mi
5268 Prairie Preserve Run Saint Cloud, FL	4.0	3.0	2190	$2,800	$1.28	24d	1	0.73mi
2368 Sweetwater Blvd Saint Cloud, FL	3.0	2.0	1552	$2,100	$1.35	8d	1	0.93mi
3221 Villa Way Cir Saint Cloud, FL	3.0	2.0	1370	$1,650	$1.20	24d	1	0.97mi
2478 Pine Chase Cir Saint Cloud, FL	3.0	2.0	1383	$2,310	$1.67	4d	1	1.11mi
3085 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	24d	1	1.14mi
3075 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	1.15mi
3065 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	1.17mi
2438 Pine Chase Cir Saint Cloud, FL	3.0	2.0	1482	$2,199	$1.48	3d	1	1.17mi
2318 Sweetwater Blvd Saint Cloud, FL	3.0	2.0	1772	$2,090	$1.18	2d	1	1.19mi
3100 Soldier City Way St Cloud, FL	3.0	2.0	1085	$1,875	$1.73	3d	6	1.20mi
3010 Camber Dr Saint Cloud, FL	1.0–2.0	1.0–2.0	1007	$1,971	$1.96	2d	18	1.25mi
2952 Leba Ln Saint Cloud, FL	3.0	2.0	1632	$1,965	$1.20	22d	1	1.25mi
4377 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	24d	1	1.33mi
4371 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	24d	1	1.34mi
5100 Clay Whaley Rd Unit 5100 St Cloud, FL	3.0	2.5	1823	$2,250	$1.23	24d	1	1.34mi
5107 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,500	$1.21	22d	1	1.35mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 13 events

1. 2026-05-23
   price $309,025 92-char remark

   Show marketing remark (92 chars)

   Prepare dinner from this home's open kitchen which overlooks the great room and dining area.

2. 2026-05-18
   price $309,025
3. 2026-04-25
   status Active 92-char remark

   Show marketing remark (92 chars)

   Prepare dinner from this home's open kitchen which overlooks the great room and dining area.

4. 2026-04-25
   historical 92-char remark

   Show marketing remark (92 chars)

   Prepare dinner from this home's open kitchen which overlooks the great room and dining area.

5. 2026-04-22
   price $330,025 92-char remark

   Show marketing remark (92 chars)

   Prepare dinner from this home's open kitchen which overlooks the great room and dining area.

6. 2026-04-22
   price $330,025

   Show marketing remark (92 chars)

   Prepare dinner from this home's open kitchen which overlooks the great room and dining area.

7. 2026-02-13
   price $340,025 92-char remark

   Show marketing remark (92 chars)

   Prepare dinner from this home's open kitchen which overlooks the great room and dining area.

8. 2026-02-12
   price $340,025
9. 2025-12-17
   status Active 92-char remark

   Show marketing remark (92 chars)

   Prepare dinner from this home's open kitchen which overlooks the great room and dining area.

10. 2025-12-17
    price $343,025 92-char remark

    Show marketing remark (92 chars)

    Prepare dinner from this home's open kitchen which overlooks the great room and dining area.

11. 2025-12-15
    listed $343,025 Active
12. 2025-10-24
    historical 92-char remark

    Show marketing remark (92 chars)

    Prepare dinner from this home's open kitchen which overlooks the great room and dining area.

13. 2025-10-22
    listed $340,025 Active 92-char remark

    Show marketing remark (92 chars)

    Prepare dinner from this home's open kitchen which overlooks the great room and dining area.

ⓘ 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: $1,948 · $162/mo
• Projected year-2 tax: $2,565 · $214/mo
• Expected delta: +$617/yr (+$51/mo · 31.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,903
• − Mortgage interest: −$17,310
• − Property taxes: −$1,948
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − HOA: −$2,100
• − Depreciation: −$8,990
• Taxable loss: −$7,615
• Est. tax savings @ 24.0%: +$1,828
• After-tax cash flow: $-379/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): 35,390
• Household income: $97,868
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 443.0

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 44% Hispanic / Latino 44% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 20% Cuban 2% Dominican 6%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 36% German/W. Germanic 1% 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: ▼ -132.55%
• Current HPI: 274.6517
• Rent YoY: ▲ 2.30%
• 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

-9.1% since first listed

13 events — show timeline

• 2026-05-23 Price Changed $309,025 Zillow
• 2026-05-18 Price Changed $309,025 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Relisted — Zillow
• 2026-04-25 Delisted — Zillow
• 2026-04-22 Price Changed $330,025 Zillow
• 2026-04-22 Price Changed $330,025 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $340,025 Zillow
• 2026-02-12 Price Changed $340,025 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $343,025 Zillow
• 2025-12-17 Relisted — Zillow
• 2025-12-15 Listed $343,025 Stellar MLS as Distributed by MLS Grid
• 2025-10-24 Delisted — Zillow
• 2025-10-22 Listed $340,025 Zillow

Property tax history

+0.1%/yr

Latest (2025): $1,948 · +0.1% YoY. Source: county tax records.