2003 Oak St · St. Cloud, FL 34769

$215,000

2 bd · 2.0 ba · 750 sqft · Land · 161 Days on market

Built 2026 5,950 sqft lot

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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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location. Dont miss out on this lot located in the quaint city of Saint Cloud and close to the Saint Cloud Turnpike entrance. Partially fenced, affordable, vacant lot that was previously hooked up to city water and electric, so some impact fee credit maybe available( please check with the City of Saint Cloud). Survey available but mobile home is no longer on the lot. Septic on property. The lot is non- conforming so City of Saint Cloud says you can only place same size mobile home that was previously on the property ( please verify with the City of Saint Cloud).

Key facts

• Laminate flooring
• Partially fenced lot
• All new appliances

Tags

• PARTIALLY FENCED LOT
• ALL NEW APPLIANCES
• OPEN LAYOUT
• LAMINATE FLOORING
• CLOSE TO DOWNTOWN
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Property type: Residential manufactured home; Lot: cleared, within city limits, paved access; lot dimensions approx. 50 x 119.56; Vegetation: fruit trees; Living area reported as 750 square feet; Zoning: ORMH
• Financial info: Lease restrictions apply
• HOA & community: Pets allowed: cats and dogs

Exterior

• Parking: Driveway
• Utilities: Public water (connected); Septic tank; Electricity connected; High-speed internet available (BB/HS)
• Home design: Manufactured home (Champion Prime, single wide); Attached property; One story; North-facing; Stilt/on piling foundation
• Construction: Vinyl siding; Shingle roof; New construction
• Exterior features: Private mailbox; Fenced (other)

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s); Double pane windows; ENERGY STAR qualified windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $215k.

Deal economics

• At list price, monthly cash flow is $14 ($171/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (24.1% below list).
• Recommended offer: $163k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 D — 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 (+1.4%/yr); 258 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 161 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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.
• Current owner paid $69k; list at $215k implies a 212% 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 $163,081 (24.1% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.39×
• Total profit: $-36,700
• Equity at exit: $32,057

10-year hold

• IRR: -12.6%
• Equity multiple: 0.31×
• Total profit: $-41,791
• Equity at exit: $18,589

Cash invested: $60,200 (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 34769

• Home prices YoY: -24.6%
• Rents YoY: 1.4%
• Active inventory: 258
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $14

Break-even live

Break-even rent $1,613

Max offer price $215,000

Occupancy floor 94%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1871 Cactus Ct Saint Cloud, FL	3.0	2.0	900	$1,400	$1.56	17d	1	0.26mi
1400 Dakota Ave Saint Cloud, FL	2.0	1.0	690	$1,650	$2.39	23d	1	0.29mi
1818 Minnesota Ave Unit B St Cloud, FL	1.0	1.5	700	$1,600	$2.29	23d	1	0.29mi
2400 16th St Saint Cloud, FL	3.0	2.0	1040	$1,799	$1.73	17d	1	0.30mi
1423 Montana Ave Unit 1423 St Cloud, FL	3.0	2.0	1062	$1,895	$1.78	14d	1	0.54mi
1423 Montana Ave Saint Cloud, FL	3.0	2.0	1062	$1,895	$1.78	12d	1	0.54mi
1404 Montana Ave Saint Cloud, FL	2.0	1.5	1000	$1,800	$1.80	23d	1	0.59mi
1031 Columbia Ave Apt K St Cloud, FL	1.0	1.0	650	$950	$1.46	20d	1	0.75mi
608 Missouri Ave Saint Cloud, FL	2.0	1.0	956	$1,395	$1.46	2d	1	0.79mi
607 Alabama Ave Saint Cloud, FL	2.0	2.0	952	$2,000	$2.10	14d	1	0.80mi
712 Michigan Ct #3 Saint Cloud, FL	2.0	1.0	900	$1,600	$1.78	2d	1	0.82mi
714 Michigan Ct #4 Saint Cloud, FL	2.0	1.0	784	$1,350	$1.72	16d	1	0.82mi
517 Jersey Ave Saint Cloud, FL	1.0	1.0	600	$1,250	$2.08	7d	1	0.82mi
720 Michigan Ct #2 Saint Cloud, FL	2.0	1.0	784	$1,199	$1.53	23d	1	0.82mi
720 Michigan Ct #4 Saint Cloud, FL	2.0	1.0	784	$1,295	$1.65	23d	1	0.82mi
821 Pennsylvania Ave Saint Cloud, FL	3.0	1.0	1048	$1,695	$1.62	7d	1	0.85mi
715 Michigan Ct #3 Saint Cloud, FL	2.0	1.0	784	$1,300	$1.66	23d	1	0.85mi
1007 Florida Ave Saint Cloud, FL	1.0–2.0	1.0	800	$1,350	$1.69	16d	2	0.85mi
616 Massachusetts Ave Unit A St Cloud, FL	2.0	1.0	900	$999	$1.11	21d	1	0.86mi
616 Massachusetts Ave Unit A St Cloud, FL	2.0	1.0	900	$999	$1.11	23d	1	0.86mi
706 New York Ave Saint Cloud, FL	1.0	1.0	750	$1,425	$1.90	23d	1	0.87mi
736 Michigan Ct #4 Saint Cloud, FL	2.0	1.0	784	$1,300	$1.66	12d	1	0.88mi
731 Michigan Ct St Cloud, FL	2.0	1.0	784	$1,350	$1.72	7d	1	0.91mi
698 Michigan Ct #1 Saint Cloud, FL	2.0	1.0	784	$1,225	$1.56	21d	1	0.91mi
733 Michigan Ct St Cloud, FL	2.0	1.0	784	$1,295	$1.65	23d	1	0.92mi
521 Montana Ave Saint Cloud, FL	2.0	2.0	1010	$1,495	$1.48	23d	1	0.95mi
521 Montana Ave Saint Cloud, FL	2.0	2.0	1010	$1,495	$1.48	2d	1	0.95mi
3010 Camber Dr Saint Cloud, FL	1.0–2.0	1.0–2.0	1007	$1,971	$1.96	2d	18	0.99mi
437 Columbia Ave St Cloud, FL	2.0	2.0	1103	$1,800	$1.63	23d	1	1.04mi
3100 Soldier City Way St Cloud, FL	3.0	2.0	1085	$1,875	$1.73	3d	6	1.08mi
3065 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	1.10mi
3075 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	1.11mi
3075 Soldier City Way Unit 103 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	23d	1	1.11mi
3075 Soldier City Way Unit 102 St Cloud, FL	3.0	2.0	1045	$1,800	$1.72	23d	1	1.11mi
3075 Soldier City Way Unit 101 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	4d	1	1.11mi
3085 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	23d	1	1.12mi
3085 Soldier City Way Unit 203 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	23d	1	1.12mi
1400 Carolina Ave Saint Cloud, FL	2.0	1.5	920	$1,495	$1.62	23d	1	1.15mi
212 Tennessee Ave Saint Cloud, FL	2.0	1.0	1009	$1,700	$1.68	23d	1	1.16mi
3528 Bay Ct Saint Cloud, FL	2.0	1.0	884	$1,495	$1.69	23d	1	1.16mi

Listing history 28 events

1. 2026-06-18
   days on market $215,000 Active 161 DOM
2. 2026-06-17
   days on market $215,000 Active 160 DOM
3. 2026-06-16
   days on market $215,000 Active 159 DOM
4. 2026-06-15
   days on market $215,000 Active 158 DOM
5. 2026-06-13
   days on market $215,000 Active 156 DOM
6. 2026-06-13
   days on market $215,000 Active 155 DOM
7. 2026-06-09
   days on market $215,000 Active 152 DOM
8. 2026-06-08
   days on market $215,000 Active 151 DOM
9. 2026-06-07
   days on market $215,000 Active 150 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    pricedays on market $215,000 Active 147 DOM
12. 2026-06-03
    days on market $225,000 Active 146 DOM
13. 2026-06-02
    days on market $225,000 Active 145 DOM
14. 2026-06-02
    days on market $225,000 Active 144 DOM
15. 2026-05-31
    days on market $225,000 Active 143 DOM
16. 2026-03-26
    status Active
17. 2026-03-22
    status Pending
18. 2026-01-04
    listed $225,000 Active
19. 2024-11-25
    soldstatus $69,000
20. 2024-11-22
    soldstatus $69,000 Closed 588-char remark

    Show marketing remark (588 chars)

    Location, Location, Location. Dont miss out on this lot located in the quaint city of Saint Cloud and close to the Saint Cloud Turnpike entrance. Partially fenced, affordable, vacant lot that was previously hooked up to city water and electric, so some impact fee credit maybe available( please check with the City of Saint Cloud). Survey available but mobile home is no longer on the lot. Septic on property. The lot is non- conforming so City of Saint Cloud says you can only place same size mobile home that was previously on the property ( please verify with the City of Saint Cloud).

21. 2024-10-26
    status Pending 588-char remark

    Show marketing remark (588 chars)

    Location, Location, Location. Dont miss out on this lot located in the quaint city of Saint Cloud and close to the Saint Cloud Turnpike entrance. Partially fenced, affordable, vacant lot that was previously hooked up to city water and electric, so some impact fee credit maybe available( please check with the City of Saint Cloud). Survey available but mobile home is no longer on the lot. Septic on property. The lot is non- conforming so City of Saint Cloud says you can only place same size mobile home that was previously on the property ( please verify with the City of Saint Cloud).

22. 2023-12-29
    price $75,000 588-char remark

    Show marketing remark (588 chars)

    Location, Location, Location. Dont miss out on this lot located in the quaint city of Saint Cloud and close to the Saint Cloud Turnpike entrance. Partially fenced, affordable, vacant lot that was previously hooked up to city water and electric, so some impact fee credit maybe available( please check with the City of Saint Cloud). Survey available but mobile home is no longer on the lot. Septic on property. The lot is non- conforming so City of Saint Cloud says you can only place same size mobile home that was previously on the property ( please verify with the City of Saint Cloud).

23. 2023-06-13
    listed $81,000 Active 588-char remark

    Show marketing remark (588 chars)

    Location, Location, Location. Dont miss out on this lot located in the quaint city of Saint Cloud and close to the Saint Cloud Turnpike entrance. Partially fenced, affordable, vacant lot that was previously hooked up to city water and electric, so some impact fee credit maybe available( please check with the City of Saint Cloud). Survey available but mobile home is no longer on the lot. Septic on property. The lot is non- conforming so City of Saint Cloud says you can only place same size mobile home that was previously on the property ( please verify with the City of Saint Cloud).

24. 2005-05-09
    soldstatus $45,000
25. 2005-04-19
    soldstatus $45,000 201-char remark

    Show marketing remark (201 chars)

    Affordable home in town within walking distances to bus line. Chain link fenced yard perfect for your pet. Screen room & attached carport & shed w/ washer & dryer hookup. Sold 'As Is'

26. 2005-03-14
    listed $49,900 201-char remark

    Show marketing remark (201 chars)

    Affordable home in town within walking distances to bus line. Chain link fenced yard perfect for your pet. Screen room & attached carport & shed w/ washer & dryer hookup. Sold 'As Is'

27. 1986-03-01
    soldstatus $33,300
28. 1978-04-01
    soldstatus $11,000

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$1,100/yr (+$92/mo · 160.8%)

ⓘ 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 9/10 Extreme 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,570
• − Mortgage interest: −$12,043
• − Property taxes: −$684
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$6,255
• Taxable loss: −$3,618
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $1,040/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): 30,204
• Household income: $67,148
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1138.0

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 0.60)
• Race & ethnicity: White 50% Hispanic / Latino 38% Two or more races 17% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 21% Dominican 5%
• Common ancestry: Romanian 3% Lithuanian 3% Russian 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 66% English-only · Spanish 31% French/Haitian/Cajun 2% 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: ▼ -106.08%
• Current HPI: 324.6715
• Rent YoY: ▲ 1.35%
• 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

+1945.5% since first listed

13 events — show timeline

• 2026-03-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-04 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-25 Sold (Public Records) $69,000 Public Records
• 2024-11-22 Sold (MLS) $69,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-29 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-13 Listed $81,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-09 Sold (Public Records) $45,000 Public Records
• 2005-04-19 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-14 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 1986-03-01 Sold (Public Records) $33,300 Public Records
• 1978-04-01 Sold (Public Records) $11,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $684 · +86.7% YoY. Source: county tax records.