4321 Switchgrass Ln · St. Cloud, FL 34772

$309,270

3 bd · 2.5 ba · 1,566 sqft · Land · 231 Days on market

Built 2025 2,520 sqft lot $175/mo HOA · 7% of rent ↓ 9% since listing

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Why this score? — see what drove the F 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 +10.1/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MOVE IN READY and energy-efficient home! Prepare dinner from this home's open kitchen which overlooks the great room and dining area. The Meadow at Crossprairie Townes is a community of new townhomes for sale in St. Cloud, FL. This neighborhood offers easy access to the Florida Turnpike, major employment centers, & great schools. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Dining area
• Great room
• Open kitchen

Tags

• OPEN KITCHEN
• GREAT ROOM
• DINING AREA
• ENERGY-EFFICIENT FEATURES
• GREAT SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $309k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (22.5% below list).
• Recommended offer: $240k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 F — 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: Neptune Elementary School (math 42% / reading 44%, grade F, #1,366 of 2,144 statewide, top 64%, 993 students, 46% FRL); St. Cloud High School (math 32% / reading 50%, grade F, #289 of 667 statewide, top 44%, 2,264 students, 51% FRL).
• Market conditions: Rents rising (+2.3%/yr); 868 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 231 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,796 (22.5% 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 231 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.27×
• Total profit: $-63,212
• Equity at exit: $46,113

10-year hold

• IRR: -16.3%
• Equity multiple: 0.12×
• Total profit: $-76,542
• Equity at exit: $26,740

Cash invested: $86,596 (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 34772

• Home prices YoY: -32.5%
• Rents YoY: 2.3%
• Active inventory: 868
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,398 high
• Mortgage (P&I): −$1,622
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$129
• HOA: −$175
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-179

Break-even live

Break-even rent $2,625

Max offer price $277,605

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: $77,318
• Closing costs: $9,278
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4348 Ranch House Rd Saint Cloud, FL	3.0	2.5	1808	$2,200	$1.22	23d	1	0.03mi
4367 Ranch House Rd Saint Cloud, FL	3.0	2.5	1560	$2,050	$1.31	23d	1	0.07mi
4346 Restful Fallow Cv Saint Cloud, FL	3.0	2.5	1560	$2,300	$1.47	23d	1	0.08mi
4358 Restful Fallow Cv Saint Cloud, FL	3.0	2.5	1560	$2,300	$1.47	23d	1	0.08mi
4469 Eagle Trail Bnd Saint Cloud, FL	3.0	2.5	1566	$2,200	$1.40	23d	1	0.11mi
4329 Eagle Trail Bnd Saint Cloud, FL	3.0	2.5	1560	$2,100	$1.35	21d	1	0.17mi
4536 Burrowing Owl Loop Saint Cloud, FL	3.0	2.5	1808	$2,650	$1.47	23d	1	0.23mi
4240 Settlers Ct Saint Cloud, FL	3.0	2.0	1435	$2,300	$1.60	23d	1	0.24mi
4848 Shady Pines Dr Saint Cloud, FL	3.0	2.0	1610	$2,400	$1.49	14d	1	0.25mi
4501 Burrowing Owl Loop Saint Cloud, FL	3.0	2.5	1560	$2,200	$1.41	17d	1	0.27mi
4651 Sidesaddle Trl Saint Cloud, FL	3.0	2.0	1695	$2,195	$1.29	17d	1	0.33mi
3875 Knotty Pine St Saint Cloud, FL	3.0	2.5	1608	$2,150	$1.34	23d	1	0.35mi
4512 Homestead Trl Saint Cloud, FL	4.0	2.5	2114	$2,550	$1.21	23d	1	0.40mi
4724 Homestead Trl Saint Cloud, FL	4.0	2.5	2114	$2,550	$1.21	23d	1	0.41mi
4704 Homestead Trl Saint Cloud, FL	4.0	2.5	2011	$2,600	$1.29	11d	1	0.42mi
4632 Homestead Trl Saint Cloud, FL	4.0	2.5	2104	$2,500	$1.19	23d	1	0.44mi
4658 Homestead Trl Saint Cloud, FL	4.0	2.5	2114	$2,500	$1.18	17d	1	0.44mi
4988 Prairie Preserve Run Saint Cloud, FL	3.0	2.5	1354	$2,295	$1.69	23d	1	0.54mi
5020 Prairie Preserve Run Saint Cloud, FL	4.0	3.0	1769	$2,450	$1.38	23d	1	0.57mi
5037 Prairie Preserve Run Saint Cloud, FL	4.0	3.0	1762	$2,375	$1.35	23d	1	0.60mi
4215 Red Bird Ave Saint Cloud, FL	3.0	2.0	1587	$2,395	$1.51	3d	1	0.64mi
5060 Rain Shadow Dr Saint Cloud, FL	4.0	3.0	1769	$2,450	$1.38	17d	1	0.67mi
5082 Rain Shadow Dr Saint Cloud, FL	4.0	3.0	1769	$2,390	$1.35	23d	1	0.69mi
5094 Rain Shadow Dr Saint Cloud, FL	4.0	3.0	1762	$2,400	$1.36	17d	1	0.71mi
5268 Prairie Preserve Run Saint Cloud, FL	4.0	3.0	2190	$2,800	$1.28	23d	1	0.79mi
3221 Villa Way Cir Saint Cloud, FL	3.0	2.0	1370	$1,650	$1.20	23d	1	0.90mi
2368 Sweetwater Blvd Saint Cloud, FL	3.0	2.0	1552	$2,100	$1.35	7d	1	0.97mi
2478 Pine Chase Cir Saint Cloud, FL	3.0	2.0	1383	$2,310	$1.67	4d	1	1.04mi
3085 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	23d	1	1.08mi
3075 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	1.09mi
2438 Pine Chase Cir Saint Cloud, FL	3.0	2.0	1482	$2,199	$1.48	3d	1	1.11mi
3065 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	1.11mi
3100 Soldier City Way St Cloud, FL	3.0	2.0	1085	$1,875	$1.73	3d	6	1.14mi
3010 Camber Dr Saint Cloud, FL	1.0–2.0	1.0–2.0	1007	$1,971	$1.96	2d	18	1.20mi
2318 Sweetwater Blvd Saint Cloud, FL	3.0	2.0	1772	$2,090	$1.18	2d	1	1.23mi
2952 Leba Ln Saint Cloud, FL	3.0	2.0	1632	$1,965	$1.20	21d	1	1.27mi
4377 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	23d	1	1.32mi
4371 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	23d	1	1.32mi
3557 Sanctuary Dr Saint Cloud, FL	3.0	2.5	1700	$2,100	$1.24	17d	1	1.33mi
5100 Clay Whaley Rd Unit 5100 St Cloud, FL	3.0	2.5	1823	$2,250	$1.23	23d	1	1.34mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 14 events

1. 2026-06-13
   statusdays on market $309,270 Pending 231 DOM
2. 2026-06-10
   days on market $309,270 Active 229 DOM
3. 2026-06-08
   days on market $309,270 Active 228 DOM
4. 2026-06-07
   days on market $309,270 Active 227 DOM
5. 2026-06-04
   days on market $309,270 Active 224 DOM
6. 2026-06-03
   days on market $309,270 Active 223 DOM
7. 2026-06-02
   days on market $309,270 Active 222 DOM
8. 2026-06-02
   status $309,270 Active 221 DOM
9. 2026-03-10
   status Pending
10. 2026-03-04
    price $309,270
11. 2026-02-19
    price $322,270
12. 2026-02-12
    price $332,270
13. 2025-11-04
    price $342,000
14. 2025-08-01
    listed $339,000 Active

ⓘ 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: $1,775 · $148/mo
• Projected year-2 tax: $2,567 · $214/mo
• Expected delta: +$792/yr (+$66/mo · 44.6%)

ⓘ 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 5/10 Major
• 🌡 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: $28,776
• − Mortgage interest: −$17,324
• − Property taxes: −$1,775
• − Insurance: −$1,546
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − HOA: −$2,100
• − Depreciation: −$8,997
• Taxable loss: −$7,571
• Est. tax savings @ 24.0%: +$1,817
• After-tax cash flow: $-334/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): 35,390
• Household income: $97,868
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 443.0

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 0.62)
• Race & ethnicity: White 44% Hispanic / Latino 44% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 20% Cuban 2% Dominican 6%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 36% German/W. Germanic 1% 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: ▼ -132.55%
• Current HPI: 274.6517
• Rent YoY: ▲ 2.30%
• 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

-8.8% since first listed

6 events — show timeline

• 2026-03-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $309,270 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $322,270 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $332,270 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $342,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Listed $339,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $1,775 · +2.0% YoY. Source: county tax records.