3484 Newberry Way · St. Cloud, FL 34772

$79,900

3 bd · 2.0 ba · 1,404 sqft · Manufactured · 40 Days on market

Built 2006 Good condition $726/mo HOA · 32% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure-Bank owned Updated home with stainless steel appliances and a new roof

Key facts

• New roof
• Community pool
• Built 2006

Tags

• STAINLESS STEEL APPLIANCES
• NEW ROOF

Property features AI

Finance

• Other: Pets allowed (number and size limits apply)
• Financial info: Land lease amount $726
• HOA & community: Homeowners association with a monthly fee of $726; HOA covers association management, common areas, grounds maintenance, pools, and trash

Exterior

• Utilities: Electricity available
• Home design: Single-story home; Resale property
• Construction: Aluminum siding
• Exterior features: Community pool; Clubhouse; Playground; Property manager on-site; Street lights; Non-gated community; Maintenance of common areas and grounds included

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 B — 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.
• Market conditions: Rents rising (+2.3%/yr); 868 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.87% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.48%
• DSCR: 2.27
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $398,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3525 Cord Ave	0.71mi	3/2.0	1,232 (-12%)	12mo	$350,000	$284	36

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.88×
• Total profit: $19,748
• Equity at exit: $11,913

10-year hold

• IRR: 29.3%
• Equity multiple: 3.51×
• Total profit: $56,212
• Equity at exit: $6,908

Cash invested: $22,372 (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: 2.9×

Monthly cashflow live

• Estimated rent: $2,290 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$726
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $531

Break-even live

Break-even rent $1,618

Max offer price $79,900

Occupancy floor 72%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3352 Kelsey Ln Saint Cloud, FL	4.0	2.0	1687	$2,165	$1.28	16d	1	0.24mi
1917 Cayman Cove Cir Saint Cloud, FL	3.0	2.0	1341	$2,250	$1.68	11d	1	0.26mi
3338 Kelsey Ln Saint Cloud, FL	3.0	2.0	1236	$1,850	$1.50	3d	1	0.29mi
3350 Countryside View Dr Saint Cloud, FL	3.0	2.0	1658	$2,800	$1.69	23d	1	0.47mi
3633 Doe Run Dr Saint Cloud, FL	4.0	2.0	1788	$2,280	$1.28	23d	1	0.73mi
2202 Seven Oaks Dr Saint Cloud, FL	3.0	2.5	1588	$1,800	$1.13	23d	1	0.75mi
2210 Seven Oaks Dr Saint Cloud, FL	2.0	2.5	1373	$1,795	$1.31	19d	1	0.76mi
3734 Briarwood Estates Cir Saint Cloud, FL	4.0	2.0	1820	$2,116	$1.16	7d	1	0.91mi
3507 Harlequin Dr Saint Cloud, FL	3.0	2.0	1682	$2,125	$1.26	21d	1	0.93mi
2318 Sweetwater Blvd Saint Cloud, FL	3.0	2.0	1772	$2,090	$1.18	1d	1	1.09mi
2952 Leba Ln Saint Cloud, FL	3.0	2.0	1632	$1,965	$1.20	21d	1	1.28mi
2368 Sweetwater Blvd Saint Cloud, FL	3.0	2.0	1552	$2,100	$1.35	7d	1	1.33mi
5390 Silver Thistle Ln Saint Cloud, FL	3.0	2.0	1632	$2,050	$1.26	3d	1	1.44mi
5180 Gulf Sturgeon Ln Saint Cloud, FL	3.0	2.0	1480	$1,990	$1.34	3d	1	1.47mi
3912 Wind Dancer Cir Saint Cloud, FL	3.0	2.0	1677	$2,100	$1.25	17d	1	1.50mi

HOA detail

• Monthly dues: $726 · $8,712/yr

Listing history 15 events

1. 2026-06-18
   days on market $79,900 Active 40 DOM
2. 2026-06-17
   days on market $79,900 Active 39 DOM
3. 2026-06-16
   days on market $79,900 Active 38 DOM
4. 2026-06-15
   days on market $79,900 Active 37 DOM
5. 2026-06-13
   days on market $79,900 Active 35 DOM
6. 2026-06-13
   days on market $79,900 Active 34 DOM
7. 2026-06-09
   days on market $79,900 Active 31 DOM
8. 2026-06-08
   days on market $79,900 Active 30 DOM
9. 2026-06-07
   days on market $79,900 Active 29 DOM
10. 2026-06-04
    days on market $79,900 Active 26 DOM
11. 2026-06-03
    days on market $79,900 Active 25 DOM
12. 2026-06-02
    days on market $79,900 Active 24 DOM
13. 2026-06-01
    days on market $79,900 Active 23 DOM
14. 2026-05-31
    days on market $79,900 Active 22 DOM
15. 2026-05-09
    listed $79,900 Active

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $27,480
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − HOA: −$8,712
• − Depreciation: −$2,324
• Taxable income: $5,973
• Est. tax owed @ 24.0%: −$1,434
• After-tax cash flow: $4,938/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.

Condition & rehab AI · 8 photos

Good 80/100 Cosmetic rehab

This updated manufactured home is in good condition with recent updates, making it a solid investment.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-09 Listed $79,900 MCRTC