3505 Broadwing Blvd Unit 3K4QTM · Poinciana, FL 34759

$279,900

4 bd · 2.0 ba · 1,607 sqft · SingleFamily · 702 Days on market

Built 2026

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Why this score? — see what drove the D- 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 +9.1/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.8/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

An open floorplan that makes entertaining easy in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

Key facts

• 2 garage spots
• Built 2026
• Listed 702 days

Property features AI

Finance

• Financial info: List price $294,900

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Single-family residence (spec new construction, Acadia plan)
• Exterior features: Address: 3505 Broadwing Blvd, Kissimmee, FL 34759

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new construction (Acadia plan); Living area approximately 1607

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (22.2% below list).
• Recommended offer: $218k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% in Poinciana — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, schools F, amenities 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.
• Market conditions: Rents rising (+1.1%/yr); 1151 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% 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 $4k 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 702 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,665 (22.2% 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 702 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 10.7

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: -14.1%
• Equity multiple: 0.43×
• Total profit: $-44,711
• Equity at exit: $61,192

10-year hold

• IRR: -9.0%
• Equity multiple: 0.29×
• Total profit: $-55,466
• Equity at exit: $58,972

Cash invested: $78,372 (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 34759

• Home prices YoY: -0.5%
• Rents YoY: 1.1%
• Active inventory: 1151
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-215

Break-even live

Break-even rent $2,449

Max offer price $248,822

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 Cimarron Ln Kissimmee, FL	4.0	2.0	2097	$2,000	$0.95	3d	1	0.10mi
217 Cimarron Dr Kissimmee, FL	4.0	2.0	1670	$2,085	$1.25	19d	1	0.13mi
237 Cimarron Dr Kissimmee, FL	3.0	2.0	1560	$1,950	$1.25	23d	1	0.16mi
3181 Viceroy Ct Kissimmee, FL	4.0	2.0	1610	$1,900	$1.18	3d	1	0.18mi
3630 Walking Stick Way Kissimmee, FL	4.0	3.0	1999	$2,150	$1.08	23d	1	0.18mi
245 Cimarron Dr Kissimmee, FL	3.0	2.0	1245	$2,125	$1.71	23d	1	0.19mi
423 Churchill Ct Kissimmee, FL	4.0	2.5	1711	$1,975	$1.15	23d	1	0.25mi
377 Cimarron Ct Kissimmee, FL	4.0	3.0	1999	$1,950	$0.98	12d	1	0.32mi
2004 Red Fox Ln Kissimmee, FL	3.0–4.0	2.0	2186	$2,399	$1.10	2d	10	0.42mi
802 James Dr Kissimmee, FL	4.0	2.0	1670	$2,090	$1.25	12d	1	0.47mi
733 James Ct Kissimmee, FL	3.0	2.5	2040	$2,350	$1.15	23d	1	0.55mi
642 Desmoines Ct Kissimmee, FL	4.0	2.5	1826	$1,975	$1.08	3d	1	0.61mi
935 Cumberland Dr Kissimmee, FL	3.0	2.0	1260	$1,599	$1.27	14d	1	0.67mi
1167 Nelson Meadow Ln Kissimmee, FL	4.0	3.0	1868	$1,875	$1.00	14d	1	0.70mi
943 Cumberland Dr Poinciana, FL	3.0	2.0	1288	$1,695	$1.32	23d	1	0.70mi
994 James Dr Kissimmee, FL	4.0	2.0	1661	$1,825	$1.10	23d	1	0.71mi
1160 Nelson Meadow Ln Kissimmee, FL	4.0	2.0	2168	$4,500	$2.08	23d	1	0.74mi
1157 Hudson Harbor Ln Kissimmee, FL	4.0	2.0	1626	$1,850	$1.14	23d	1	0.75mi
1144 Nelson Meadow Ln Kissimmee, FL	3.0	2.0	1288	$1,795	$1.39	23d	1	0.77mi
1142 Nelson Meadow Ln Kissimmee, FL	3.0	2.0	1288	$1,700	$1.32	23d	1	0.78mi
650 Hudson Valley Dr Kissimmee, FL	4.0	2.0	1580	$1,734	$1.10	3d	1	0.81mi
2129 Hibiscus Pl Kissimmee, FL	4.0	2.0	1765	$2,100	$1.19	3d	1	0.88mi
344 Hibiscus Dr Kissimmee, FL	4.0	2.0	1670	$1,825	$1.09	3d	1	0.94mi
1019 N Platte Way Kissimmee, FL	3.0	2.0	1461	$1,595	$1.09	23d	1	0.95mi
337 Hibiscus Dr Kissimmee, FL	4.0	2.0	1670	$1,980	$1.19	14d	1	0.97mi
260 Hyacinth Ct Kissimmee, FL	4.0	2.0	1400	$1,765	$1.26	23d	1	0.97mi
325 Hibiscus Dr Kissimmee, FL	4.0	2.0	1605	$1,995	$1.24	3d	1	1.00mi
263 Gladiola Ct Kissimmee, FL	4.0	2.0	1605	$1,750	$1.09	14d	1	1.01mi
1388 N Platte Ct Kissimmee, FL	3.0	2.0	1830	$1,850	$1.01	10d	1	1.03mi
260 Gladiola Ct Kissimmee, FL	4.0	2.0	1670	$2,065	$1.24	3d	1	1.04mi
119 Tulip Ln Kissimmee, FL	4.0	2.0	1670	$2,095	$1.25	23d	1	1.07mi
108 Tulip Ln Kissimmee, FL	4.0	2.0	1612	$2,000	$1.24	14d	1	1.07mi
207 Gladiola Ct Kissimmee, FL	4.0	2.0	1605	$1,855	$1.16	3d	1	1.09mi
1110 Chervil Dr Kissimmee, FL	3.0	2.5	2110	$1,575	$0.75	23d	1	1.11mi
1130 Chervil Dr Kissimmee, FL	3.0	2.5	1495	$1,575	$1.05	23d	1	1.11mi
210 Goldenrod Ln Kissimmee, FL	4.0	2.0	1626	$1,875	$1.15	23d	1	1.11mi
1282 Clove Dr Kissimmee, FL	4.0	2.5	1906	$1,600	$0.84	3d	1	1.16mi
316 Fern Ct Kissimmee, FL	4.0	2.0	1605	$1,775	$1.11	3d	1	1.18mi
204 Fig Ct Kissimmee, FL	4.0	2.5	1823	$2,080	$1.14	23d	1	1.19mi
309 Fern Ct Kissimmee, FL	4.0	2.5	1767	$2,150	$1.22	3d	1	1.21mi

Listing history 13 events

1. 2026-06-18
   days on market $279,900 Active 702 DOM
2. 2026-06-17
   days on market $279,900 Active 701 DOM
3. 2026-06-16
   pricedays on market $279,900 Active 700 DOM
4. 2026-06-15
   days on market $289,900 Active 699 DOM
5. 2026-06-13
   days on market $289,900 Active 697 DOM
6. 2026-06-10
   days on market $289,900 Active 694 DOM
7. 2026-06-09
   pricedays on market $289,900 Active 693 DOM
8. 2026-06-08
   days on market $294,900 Active 692 DOM
9. 2026-06-07
   days on market $294,900 Active 691 DOM
10. 2026-06-05
    days on market $294,900 Active 688 DOM
11. 2026-06-03
    days on market $294,900 Active 686 DOM
12. 2026-06-01
    days on market $294,900 Active 685 DOM
13. 2026-05-31
    days on market $294,900 Active 684 DOM

ⓘ 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: $26,120
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$8,143
• Taxable loss: −$7,479
• Est. tax savings @ 24.0%: +$1,795
• After-tax cash flow: $-782/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