9059 Salem Rd · Saint Cloud, FL 34773

$200,000

3 bd · 2.0 ba · 784 sqft · Manufactured public records · 56 Days on market

Built 1985 0.92 ac lot Est $265k · 25% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• Appreciation +4.8/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked behind a private gate on one acre, this 2-bedroom, 1-bath manufactured home offers a rare opportunity to enjoy quiet country living with room to spread out. With 784 square feet of living space, the home provides a functional layout and a blank canvas for buyers looking to personalize or invest. The expansive lot delivers privacy, flexibility, and potential—ideal for those seeking space for outdoor living, storage, or future improvements. Located just a short drive from Melbourne Beach, the property also offers convenient access to local schools, shopping, and major roadways, balancing rural tranquility with everyday accessibility. Whether you're a buyer, investor, or someone l

Key facts

• 0.92 acre lot
• Built 1985
• Listed 55 days

Property features AI

Finance

• Other: Property is on approximately 0.92 acres (about 1/2 to less than 1 acre); Road access includes dirt and paved surfaces; One well and one septic on the property; Zoned OPUD
• Financial info: No specific financial details provided
• HOA & community: No HOA/association indicated; Cats and dogs allowed

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Well water; Septic tank; Electricity connected; Cable available
• Home design: Residential manufactured home (single wide); One story; South-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a single-wide manufactured home
• Exterior features: Other exterior features

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Propane heating; Ductless heating option; Central air conditioning; Wall or window air conditioning units
• Interior features: No special interior features listed
• Laundry & utility: Indoor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/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: $194k (3.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Harmony Community School (math 70% / reading 64%, grade B+, #450 of 2,144 statewide, top 22%, 1,012 students, 38% FRL); Harmony High School (math 40% / reading 46%, grade F, #255 of 667 statewide, top 39%, 2,822 students, 42% FRL) — zoned schools average 40% FRL vs 60% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 55% at this address vs 42% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Osceola average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.8%/yr); 383 active listings in the ZIP; solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 35% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $450 of equity ($1k loan paydown + $-933 appreciation (-0.5% local appreciation)).
• Osceola County population projected at +73% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 1.8% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $264,992
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9085 Jupiter Dr	0.62mi	2/1.5 (-1)	784 (0%)	7mo	$265,000	$338	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.47% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.33×
• Total profit: $18,352
• Equity at exit: $53,451

10-year hold

• IRR: 11.9%
• Equity multiple: 2.19×
• Total profit: $66,617
• Equity at exit: $60,669

Cash invested: $56,000 (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 34773

• Home prices YoY: -0.2%
• Rents YoY: 1.8%
• Active inventory: 383
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,320 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$209 /mo · $2,506/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $492

Break-even live

Break-even rent $1,697

Max offer price $200,000

Occupancy floor 74%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $200,000 Active 56 DOM
2. 2026-06-17
   days on market $200,000 Active 55 DOM
3. 2026-06-16
   days on market $200,000 Active 54 DOM
4. 2026-06-15
   days on market $200,000 Active 53 DOM
5. 2026-06-13
   days on market $200,000 Active 51 DOM
6. 2026-06-13
   days on market $200,000 Active 50 DOM
7. 2026-06-09
   days on market $200,000 Active 47 DOM
8. 2026-06-08
   days on market $200,000 Active 46 DOM
9. 2026-06-07
   days on market $200,000 Active 45 DOM
10. 2026-06-04
    days on market $200,000 Active 42 DOM
11. 2026-06-03
    days on market $200,000 Active 41 DOM
12. 2026-06-02
    days on market $200,000 Active 40 DOM
13. 2026-06-01
    days on market $200,000 Active 39 DOM
14. 2026-05-31
    days on market $200,000 Active 38 DOM
15. 2026-05-11
    price $210,000
16. 2026-04-23
    listed $220,000 Active
17. 2023-12-11
    soldstatus $160,000
18. 2019-03-26
    soldstatus $67,000
19. 2000-03-17
    soldstatus $32,000
20. 1990-04-24
    soldstatus $6,500
21. 1990-04-01
    soldstatus $6,000

ⓘ 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: $2,506 · $209/mo
• Projected year-2 tax: $2,506 · $209/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $27,841
• − Mortgage interest: −$11,203
• − Property taxes: −$2,506
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − Depreciation: −$5,818
• Taxable income: $2,859
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $5,217/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 — Saint Cloud

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Osceola County · 410,217 people
• City population: 106,667
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 5,816
• Household income: $80,524
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 47.0

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: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 33% Two or more races 11%
• Hispanic origin (detail): Puerto Rican 20%
• Common ancestry: Portuguese 5% Slovak 3% Romanian 2%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 67% English-only · Spanish 27% Other Indo-European 4% German/W. Germanic 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: ▼ -0.47%
• Current HPI: 279.5662
• Rent YoY: ▲ 1.79%
• 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

+3400.0% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-11 Sold (Public Records) $160,000 Public Records
• 2019-03-26 Sold (Public Records) $67,000 Public Records
• 2000-03-17 Sold (Public Records) $32,000 Public Records
• 1990-04-24 Sold (Public Records) $6,500 Public Records
• 1990-04-01 Sold (Public Records) $6,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,506 · +9.7% YoY. Source: county tax records.