202 Dana Ct · Campbell, FL 34758

$199,900

2 bd · 2.0 ba · 1,397 sqft · Manufactured public records · 224 Days on market

Built 1991 9,278 sqft lot Est $235k · 15% under $150/mo HOA · 7% of rent

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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 +22.0/30.0
• ARV discount +14.2/15.0
• DSCR +7.0/10.0
• 1% rule +6.3/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION!! VERY SPACIOUS MANUFACTURED HOME ON IT'S OWN LAND, VERY CLOSE TO THE SHOPPING CENTERS AND MAIN ROADS, ALL APPLIANCES INCLUDED!!

Key facts

• Clubhouse
• Swimming pool
• Own land

Tags

• OWN LAND
• HOA INCLUDES LAWNCARE
• HOA INCLUDES BASIC CABLE
• HOA INCLUDES INTERNET
• CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• Other: Homestead exemption indicated; No lease restrictions reported
• Financial info: Total monthly fees noted at $150; total annual fees noted at $1,800
• HOA & community: Homeowner association with monthly fees ($90 and an additional $60 fee noted); HOA amenities include clubhouse, pool, and tennis courts; Pets allowed (cats and dogs)

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Manufactured double-wide home; One story; Southeast facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built on a parcel of about 0.21 acres
• Exterior features: Front porch; Rain gutters; Sliding doors; Outdoor storage

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Walk-in closets
• Laundry & utility: Interior laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.2% in Campbell — 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 58/100 on livability (#848 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• 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: Sunrise Elementary School (math 38% / reading 41%, grade F, #1,513 of 2,144 statewide, top 73%, 1,068 students, 51% FRL); Poinciana High School (math 24% / reading 31%, grade F, #470 of 667 statewide, top 71%, 2,455 students, 48% FRL).
• Market conditions: Rents flat; 604 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 41% of the median local income ($66k/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 $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

• It's been on market 224 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; list at $200k implies a 61% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $234,696
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2631 Mcdaniel Dr	0.15mi	3/2.0 (+1)	1,458 (+4%)	8mo	$245,000	$168	73
205 Albatross Way	0.25mi	3/2.0 (+1)	1,352 (-3%)	8mo	$195,000	$144	72
202 Ellsworth Ct	0.36mi	2/2.0	1,554 (+11%)	12mo	$215,000	$138	55
2711 Cranmoor Dr	0.39mi	3/2.0 (+1)	1,188 (-15%)	8mo	$200,000	$168	45

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-16,878
• Equity at exit: $29,806

10-year hold

• IRR: -2.1%
• Equity multiple: 0.87×
• Total profit: $-7,280
• Equity at exit: $17,284

Cash invested: $55,972 (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 34758

• Home prices YoY: -14.3%
• Rents YoY: 0.8%
• Active inventory: 604
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$184 /mo · $2,205/yr
• Insurance: −$83
• HOA: −$150
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $318

Break-even live

Break-even rent $1,855

Max offer price $199,900

Occupancy floor 81%

Sensitivity live

Price	-10% $432	-5% $375	+0% $318	+5% $262	+10% $205
Rent	-10% $140	-5% $229	+0% $318	+5% $408	+10% $497
Rate	-1.0pp $419	-0.5pp $369	base $318	+0.5pp $267	+1.0pp $214

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2253 Sheboygan Pl Kissimmee, FL	3.0	2.0	1832	$2,100	$1.15	12d	1	0.41mi
2362 Barton Bay Ct Kissimmee, FL	3.0	2.0	1844	$1,950	$1.06	24d	1	0.53mi
2443 Grey Hawk Dr Kissimmee, FL	3.0	2.0	1662	$2,450	$1.47	17d	1	0.94mi
2449 Grey Hawk Dr Kissimmee, FL	3.0	2.0	1662	$2,450	$1.47	17d	1	0.95mi
1918 Ancestry Trl Kissimmee, FL	3.0	2.0	1432	$2,200	$1.54	24d	1	1.07mi
2566 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	5d	1	1.08mi
2570 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	5d	1	1.08mi
2574 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	5d	1	1.08mi
2578 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,450	$1.47	21d	1	1.09mi
2578 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	5d	1	1.09mi
2571 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	17d	1	1.10mi
2626 Ham Brown Rd Kissimmee, FL	3.0–4.0	2.5	1936	$2,320	$1.20	4d	16	1.11mi
1918 Birnham Wood Bnd Kissimmee, FL	3.0	2.0	1551	$2,099	$1.35	24d	1	1.35mi
4301 Twisted Twig Bnd Kissimmee, FL	3.0	2.0	1267	$2,300	$1.82	24d	1	1.36mi
4269 Nightcaps Way Kissimmee, FL	3.0	2.0	1555	$2,500	$1.61	24d	1	1.37mi
4213 Patterson Cv Kissimmee, FL	3.0	2.0	1700	$2,490	$1.46	24d	1	1.45mi
4207 Mountain Laurel Ln Kissimmee, FL	3.0	2.0	1260	$2,600	$2.06	24d	1	1.45mi
1814 Lindens St Kissimmee, FL	3.0	2.5	1463	$2,200	$1.50	24d	1	1.47mi
4327 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	3d	1	1.48mi
2359 Pocky Way Kissimmee, FL	3.0	2.0	1560	$2,300	$1.47	24d	1	1.48mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 43 events

1. 2026-06-18
   days on market $199,900 Active 224 DOM
2. 2026-06-17
   days on market $199,900 Active 223 DOM
3. 2026-06-16
   days on market $199,900 Active 222 DOM
4. 2026-06-15
   days on market $199,900 Active 221 DOM
5. 2026-06-13
   days on market $199,900 Active 219 DOM
6. 2026-06-13
   days on market $199,900 Active 218 DOM
7. 2026-06-10
   days on market $199,900 Active 215 DOM
8. 2026-06-08
   days on market $199,900 Active 214 DOM
9. 2026-06-07
   days on market $199,900 Active 213 DOM
10. 2026-06-04
    days on market $199,900 Active 210 DOM
11. 2026-06-03
    days on market $199,900 Active 209 DOM
12. 2026-06-02
    days on market $199,900 Active 208 DOM
13. 2026-06-02
    days on market $199,900 Active 207 DOM
14. 2026-05-31
    days on market $199,900 Active 206 DOM
15. 2026-03-26
    price $199,900
16. 2025-10-30
    listed $239,900 Active
17. 2019-02-04
    soldstatus $124,000
18. 2019-02-01
    soldstatus $124,000 Sold 158-char remark

    Show marketing remark (158 chars)

    LOCATION, LOCATION, LOCATION!! VERY SPACIOUS MANUFACTURED HOME ON IT'S OWN LAND, VERY CLOSE TO THE SHOPPING CENTERS AND MAIN ROADS, ALL APPLIANCES INCLUDED!!

19. 2018-12-10
    status Pending 158-char remark

    Show marketing remark (158 chars)

    LOCATION, LOCATION, LOCATION!! VERY SPACIOUS MANUFACTURED HOME ON IT'S OWN LAND, VERY CLOSE TO THE SHOPPING CENTERS AND MAIN ROADS, ALL APPLIANCES INCLUDED!!

20. 2018-11-20
    price $124,900 158-char remark

    Show marketing remark (158 chars)

    LOCATION, LOCATION, LOCATION!! VERY SPACIOUS MANUFACTURED HOME ON IT'S OWN LAND, VERY CLOSE TO THE SHOPPING CENTERS AND MAIN ROADS, ALL APPLIANCES INCLUDED!!

21. 2018-10-18
    status Active 158-char remark

    Show marketing remark (158 chars)

    LOCATION, LOCATION, LOCATION!! VERY SPACIOUS MANUFACTURED HOME ON IT'S OWN LAND, VERY CLOSE TO THE SHOPPING CENTERS AND MAIN ROADS, ALL APPLIANCES INCLUDED!!

22. 2018-09-25
    status Pending 158-char remark

    Show marketing remark (158 chars)

    LOCATION, LOCATION, LOCATION!! VERY SPACIOUS MANUFACTURED HOME ON IT'S OWN LAND, VERY CLOSE TO THE SHOPPING CENTERS AND MAIN ROADS, ALL APPLIANCES INCLUDED!!

23. 2018-09-02
    price $126,900 158-char remark

    Show marketing remark (158 chars)

    LOCATION, LOCATION, LOCATION!! VERY SPACIOUS MANUFACTURED HOME ON IT'S OWN LAND, VERY CLOSE TO THE SHOPPING CENTERS AND MAIN ROADS, ALL APPLIANCES INCLUDED!!

24. 2018-08-23
    price $139,900 158-char remark

    Show marketing remark (158 chars)

    LOCATION, LOCATION, LOCATION!! VERY SPACIOUS MANUFACTURED HOME ON IT'S OWN LAND, VERY CLOSE TO THE SHOPPING CENTERS AND MAIN ROADS, ALL APPLIANCES INCLUDED!!

25. 2018-08-16
    listed $149,900 Active 158-char remark

    Show marketing remark (158 chars)

    LOCATION, LOCATION, LOCATION!! VERY SPACIOUS MANUFACTURED HOME ON IT'S OWN LAND, VERY CLOSE TO THE SHOPPING CENTERS AND MAIN ROADS, ALL APPLIANCES INCLUDED!!

26. 2015-09-29
    historical
27. 2015-07-29
    price $69,900
28. 2015-07-15
    listed $79,900 Active
29. 2015-02-13
    status Pending
30. 2015-02-09
    historical
31. 2015-01-09
    listed $69,900 Active
32. 2014-07-15
    soldstatus $46,500 Sold
33. 2014-06-10
    historical
34. 2014-05-10
    status Pending
35. 2014-05-01
    status Pending
36. 2014-05-01
    price $47,500
37. 2014-03-24
    listed $51,500 Active
38. 2006-06-23
    soldstatus $130,000
39. 2006-06-20
    soldstatus $130,000
40. 2006-03-16
    listed $130,000
41. 1991-06-28
    soldstatus $15,800
42. 1990-06-14
    soldstatus $90,000
43. 1981-10-01
    soldstatus $52,800

ⓘ 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: $2,205 · $184/mo
• Projected year-2 tax: $2,205 · $184/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,094
• − Mortgage interest: −$11,198
• − Property taxes: −$2,205
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − HOA: −$1,800
• − Depreciation: −$5,815
• Taxable income: $742
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $3,642/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 — Campbell

• Score: 58/100
• State rank: #848
• US rank: #21421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Osceola County · 410,217 people
• City population: 60,595
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 46,768
• Household income: $66,339
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 1302.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% Black 22% Two or more races 16% White 13% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 36% Cuban 3% Dominican 7%
• Common ancestry: Hispanic 8% Romanian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 42% English-only · Spanish 48% French/Haitian/Cajun 7% Arabic 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: ▼ -49.53%
• Current HPI: 295.8928
• Rent YoY: ▲ 0.82%
• 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

+278.6% since first listed

29 events — show timeline

• 2026-03-26 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2019-02-04 Sold (Public Records) $124,000 Public Records
• 2019-02-01 Sold (MLS) $124,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-11-20 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-09-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-09-02 Price Changed $126,900 Stellar MLS as Distributed by MLS Grid
• 2018-08-23 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2018-08-16 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2015-09-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-07-29 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2015-07-15 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2015-02-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-02-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-01-09 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2014-07-15 Sold (MLS) $46,500 Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-05-01 Price Changed $47,500 Stellar MLS as Distributed by MLS Grid
• 2014-03-24 Listed $51,500 Stellar MLS as Distributed by MLS Grid
• 2006-06-23 Sold (Public Records) $130,000 Public Records
• 2006-06-20 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-16 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 1991-06-28 Sold (Public Records) $15,800 Public Records
• 1990-06-14 Sold (Public Records) $90,000 Public Records
• 1981-10-01 Sold (Public Records) $52,800 Public Records

Property tax history

+12.5%/yr

Latest (2025): $2,205 · +6.6% YoY. Source: county tax records.