4325 Lake Ave · Campbell, FL 34746

$294,900

4 bd · 2.0 ba · 1,715 sqft · SingleFamily public records · 35 Days on market

Built 1982 8,146 sqft lot Est $367k · 20% under

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great House in Kissimmee near 441 17-92 Near shopping area. It has a new AC, New Stocco and all new Windows call today for a showing.

Key facts

• Spacious yard
• Private in-law suite
• Separate entrance

Tags

• PRIVATE IN-LAW SUITE
• SEPARATE ENTRANCE
• SPACIOUS YARD
• NEAR SHOPPING
• NEAR DINING
• NEAR MAJOR ROADS

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Well water; Public sewer and septic tank; Public utilities
• Home design: Single-family residence; One story; Faces north
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built on lot of about 0.19 acres
• Exterior features: Concrete road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Thermostat
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $249k (15.6% below list).
• Recommended offer: $249k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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); Horizon Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,295 students, 75% FRL); Poinciana High School (math 24% / reading 31%, grade F, #470 of 667 statewide, top 71%, 2,455 students, 48% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 1296 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $9k 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 35 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $180k; list at $295k implies a 64% 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 $248,844 (15.6% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
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: 0.84% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $367,010
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4174 Babbling Brook Way	0.35mi	4/2.0	1,843 (+8%)	14mo	$394,000	$214	59
1794 Lindens St	0.31mi	3/2.5 (-1)	1,463 (-15%)	2mo	$324,990	$222	52
1815 Orange Vista Blvd	0.30mi	3/2.0 (-1)	1,578 (-8%)	18mo	$375,000	$238	52
1918 Birnham Wood Bnd	0.57mi	3/2.0 (-1)	1,551 (-10%)	3mo	$310,000	$200	50
1920 Grove Ct	0.73mi	3/2.0 (-1)	1,780 (+4%)	10mo	$420,000	$236	47
1959 Cricket Cradle Dr	0.64mi	3/2.0 (-1)	1,560 (-9%)	5mo	$321,000	$206	46
1950 Birnham Wood Bnd	0.62mi	3/2.0 (-1)	1,560 (-9%)	6mo	$315,000	$202	46
1979 Cricket Cradle Dr	0.68mi	3/2.0 (-1)	1,560 (-9%)	6mo	$350,000	$224	43
1983 Cricket Cradle Dr	0.69mi	4/2.0	1,843 (+8%)	22mo	$371,000	$201	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.45×
• Total profit: $-45,696
• Equity at exit: $43,971

10-year hold

• IRR: -13.3%
• Equity multiple: 0.32×
• Total profit: $-56,165
• Equity at exit: $25,498

Cash invested: $82,572 (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 34746

• Home prices YoY: -33.4%
• Rents YoY: -1.2%
• Active inventory: 1296
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $149

Break-even live

Break-even rent $2,300

Max offer price $294,900

Occupancy floor 89%

Sensitivity live

Price	-10% $316	-5% $232	+0% $149	+5% $65	+10% $-18
Rent	-10% $-48	-5% $51	+0% $149	+5% $247	+10% $345
Rate	-1.0pp $297	-0.5pp $224	base $149	+0.5pp $72	+1.0pp $-5

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1814 Lindens St Kissimmee, FL	3.0	2.5	1463	$2,200	$1.50	25d	1	0.25mi
4383 Hazel St Kissimmee, FL	3.0	2.5	1616	$2,200	$1.36	25d	1	0.30mi
4391 Hazel St Kissimmee, FL	3.0	2.5	1614	$2,200	$1.36	23d	1	0.30mi
4273 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	21d	1	0.38mi
4273 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	6d	1	0.38mi
4327 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	4d	1	0.45mi
1918 Birnham Wood Bnd Kissimmee, FL	3.0	2.0	1551	$2,099	$1.35	25d	1	0.56mi
4213 Green Gables Pl Kissimmee, FL	3.0	2.0	1555	$2,300	$1.48	25d	1	0.68mi
1918 Ancestry Trl Kissimmee, FL	3.0	2.0	1432	$2,200	$1.54	25d	1	0.70mi
2002 Myrtle Pine St Kissimmee, FL	3.0	2.0	2115	$2,600	$1.23	0d	1	0.93mi
4213 Patterson Cv Kissimmee, FL	3.0	2.0	1700	$2,490	$1.46	0d	1	0.95mi
4213 Patterson Cv Kissimmee, FL	3.0	2.0	1700	$2,490	$1.46	25d	1	0.95mi
4269 Nightcaps Way Kissimmee, FL	3.0	2.0	1555	$2,500	$1.61	25d	1	1.06mi
4497 Bluff Oak Loop Kissimmee, FL	3.0	2.0	2115	$2,290	$1.08	5d	1	1.08mi
4215 Nightcaps Way Kissimmee, FL	4.0	2.0	1853	$2,450	$1.32	0d	1	1.08mi
2293 Pocky Way Kissimmee, FL	4.0	2.0	1854	$2,490	$1.34	25d	1	1.14mi
4301 Twisted Twig Bnd Kissimmee, FL	3.0	2.0	1267	$2,300	$1.82	25d	1	1.16mi
3949 Ambrose Ave Kissimmee, FL	3.0	2.0	1560	$2,300	$1.47	0d	1	1.18mi
4207 Mountain Laurel Ln Kissimmee, FL	3.0	2.0	1260	$2,600	$2.06	25d	1	1.19mi
2359 Pocky Way Kissimmee, FL	3.0	2.0	1560	$2,300	$1.47	25d	1	1.25mi
1552 Loxley Trl Kissimmee, FL	4.0	2.0	1936	$2,650	$1.37	9d	1	1.30mi
1582 Loxley Trl Kissimmee, FL	4.0	2.0	1936	$2,400	$1.24	25d	1	1.32mi
4659 Cumbrian Lakes Dr Kissimmee, FL	4.0	3.5	1830	$2,495	$1.36	19d	1	1.36mi
4742 Cumbrian Lakes Dr Kissimmee, FL	4.0	3.0	1874	$2,600	$1.39	19d	1	1.37mi
4585 Golden Knight Blvd Kissimmee, FL	4.0	2.0	1936	$2,800	$1.45	9d	1	1.38mi
4795 Cumbrian Lakes Dr Kissimmee, FL	4.0	3.0	1720	$2,600	$1.51	25d	1	1.47mi
1137 Liberty Hall Dr Kissimmee, FL	3.0	2.0	1536	$2,350	$1.53	6d	1	1.48mi

Listing history 12 events

1. 2026-05-19
   status Pending
2. 2026-04-28
   price $294,900
3. 2026-04-14
   listed $299,900 Active
4. 2019-07-10
   soldstatus $180,000
5. 2019-07-05
   soldstatus $180,000 Sold 133-char remark

   Show marketing remark (133 chars)

   Great House in Kissimmee near 441 17-92 Near shopping area. It has a new AC, New Stocco and all new Windows call today for a showing.

6. 2019-05-31
   status Pending 133-char remark

   Show marketing remark (133 chars)

   Great House in Kissimmee near 441 17-92 Near shopping area. It has a new AC, New Stocco and all new Windows call today for a showing.

7. 2019-05-24
   status Active 133-char remark

   Show marketing remark (133 chars)

   Great House in Kissimmee near 441 17-92 Near shopping area. It has a new AC, New Stocco and all new Windows call today for a showing.

8. 2019-04-08
   status Pending 133-char remark

   Show marketing remark (133 chars)

   Great House in Kissimmee near 441 17-92 Near shopping area. It has a new AC, New Stocco and all new Windows call today for a showing.

9. 2019-03-19
   status Active 133-char remark

   Show marketing remark (133 chars)

   Great House in Kissimmee near 441 17-92 Near shopping area. It has a new AC, New Stocco and all new Windows call today for a showing.

10. 2019-02-26
    status Pending 133-char remark

    Show marketing remark (133 chars)

    Great House in Kissimmee near 441 17-92 Near shopping area. It has a new AC, New Stocco and all new Windows call today for a showing.

11. 2019-02-08
    listed $179,900 Active 133-char remark

    Show marketing remark (133 chars)

    Great House in Kissimmee near 441 17-92 Near shopping area. It has a new AC, New Stocco and all new Windows call today for a showing.

12. 2018-12-07
    soldstatus $101,000

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$676/yr (+$56/mo · 38.1%)

ⓘ 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 2/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,861
• − Mortgage interest: −$16,519
• − Property taxes: −$1,772
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$8,579
• Taxable loss: −$3,261
• Est. tax savings @ 24.0%: +$783
• After-tax cash flow: $2,569/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

• Census place: Campbell, FL
• County: Osceola County · 410,217 people
• City population: 60,595
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 60,595
• Household income: $70,998
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 1690.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 49% White 29% Two or more races 18% Black 14% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 26% Dominican 4%
• Common ancestry: Hispanic 4% Estonian 2% Lithuanian 1%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 44% English-only · Spanish 41% French/Haitian/Cajun 4% Other Indo-European 4%

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: ▼ -119.87%
• Current HPI: 239.1841
• Rent YoY: ▼ -1.23%
• 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

+192.0% since first listed

12 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $294,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2019-07-10 Sold (Public Records) $180,000 Public Records
• 2019-07-05 Sold (MLS) $180,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-04-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-03-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-02-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-02-08 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2018-12-07 Sold (Public Records) $101,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,772 · +7.5% YoY. Source: county tax records.