Plan 1573 Plan · Saint Cloud, FL 34771

$325,990

3 bd · 2.5 ba · 1,573 sqft · SingleFamily · 214 Days on market

Good condition Garage

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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).

• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* Expansive great room * Kitchen nook * Powder bath * Walk-in closet at primary bedroom and bedroom 2 * Dual-sink vanity at primary bath * Stainless steel appliance package * Front porch * Open floor plan * Kitchen USB charging port * Dedicated laundry room * WaterSense® labeled faucets * ENERGY STAR® certified home * Planned pavilion * Planned tot lot * Planned walking paths * Outdoor recreation nearby * Close to family friendly parks * Commuter-friendly location

Key facts

• Walk-in closet
• Front porch
• Dual-sink vanity

Tags

• GREAT ROOM
• KITCHEN NOOK
• POWDER BATH
• WALK-IN CLOSET
• DUAL-SINK VANITY
• FRONT PORCH

🏗️ New construction. The $325,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $400,305.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $326k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (25.7% below list).
• Recommended offer: $215k (34.0% below list) — sets the bar for cash-flow.

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: Harmony Community School (math 70% / reading 64%, grade B+, #450 of 2,144 statewide, top 22%, 1,012 students, 38% FRL); Narcoossee Middle School (math 55% / reading 57%, grade B-, #175 of 571 statewide, top 31%, 1,371 students, 46% FRL); Harmony High School (math 40% / reading 46%, grade F, #255 of 667 statewide, top 39%, 2,822 students, 42% FRL) — zoned schools average 42% FRL vs 60% district-wide (18 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 (+3.0%/yr); 2013 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 105d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k 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 214 days — a 12% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,026 (34.0% 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 214 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.60% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.14%
• DSCR: 0.59
• GRM: 13.8

CMA / ARV

• ARV (median comp): $400,305
• List price: $325,990
• Delta: -18.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2740 Barker Rd	0.22mi	3/2.0	1,572 (-0%)	11mo	$450,000	$286	79
2630 Barker Rd	0.18mi	3/1.5	1,680 (+7%)	18mo	$640,000	$381	61
2440 Crane Ct	1.11mi	3/2.0	1,635 (+4%)	2mo	$418,000	$256	55
6400 E Irlo Bronson Memorial Hwy	0.30mi	3/2.0	1,872 (+19%)	8mo	$650,000	$347	52
2795 Hamonia Hammock Rd	1.02mi	3/2.0	1,676 (+6%)	6mo	$359,990	$215	47
2909 Annalee Rd	0.67mi	4/2.0 (+1)	1,695 (+8%)	6mo	$375,000	$221	44
2455 Bar Lou Ct	0.86mi	3/2.0	1,420 (-10%)	6mo	$429,900	$303	42
2555 Sandridge Ln	0.88mi	3/2.0	1,696 (+8%)	14mo	$425,000	$251	38
6445 Bay Shore Dr	0.78mi	3/2.0	1,792 (+14%)	2mo	$435,000	$243	38
2943 Annalee Rd	0.78mi	3/2.0	1,720 (+9%)	16mo	$450,000	$262	34
2810 Harmonia Hammock Rd	1.01mi	4/2.0 (+1)	1,830 (+16%)	4mo	$350,000	$191	30
2839 Harmonia Hammock Rd	1.07mi	4/2.0 (+1)	1,830 (+16%)	11mo	$359,000	$196	24

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -42.0%
• Equity multiple: -0.30×
• Total profit: $-146,070
• Equity at exit: $59,687

10-year hold

• IRR: -69.8%
• Equity multiple: -1.06×
• Total profit: $-230,792
• Equity at exit: $34,611

Cash invested: $112,085 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 5 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $354,490 ($209/sqft)
• Median days on market: 214 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +22.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34771

• Home prices YoY: -30.0%
• Rents YoY: 3.0%
• Active inventory: 2013
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,421 high
• Mortgage (P&I): −$2,099
• Tax est. 1.5%: −$500 /mo · $6,005/yr
• Insurance: −$167
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-1,280

Break-even live

Break-even rent $4,042

Max offer price $215,026

Occupancy floor —

Sensitivity live

Price	-10% $-1,004	-5% $-1,142	+0% $-1,280	+5% $-1,419	+10% $-1,557
Rent	-10% $-1,472	-5% $-1,376	+0% $-1,280	+5% $-1,185	+10% $-1,089
Rate	-1.0pp $-1,079	-0.5pp $-1,179	base $-1,280	+0.5pp $-1,384	+1.0pp $-1,490

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: $100,076
• Closing costs: $12,009
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2723 Plover St St Cloud, FL	3.0	2.5	2039	$2,300	$1.13	10d	1	0.09mi
2708 Pine Sap Ln Saint Cloud, FL	4.0	3.0	2061	$2,049	$0.99	49d	1	0.10mi
2708 Pine Sap Ln Saint Cloud, FL	4.0	3.0	2061	$1,990	$0.97	34d	1	0.10mi
2708 Pine Sap Ln Saint Cloud, FL	4.0	3.0	2061	$2,300	$1.12	139d	1	0.10mi
2708 Pine Sap Ln Saint Cloud, FL	4.0	3.0	2061	$2,199	$1.07	105d	1	0.10mi
2710 Slash Way Saint Cloud, FL	3.0	2.0	2133	$2,500	$1.17	112d	1	0.12mi
6405 Sprucepine Ln Saint Cloud, FL	3.0	2.5	1930	$2,950	$1.53	158d	1	0.18mi
6429 Sprucepine Ln Saint Cloud, FL	3.0	2.5	2204	$2,100	$0.95	53d	1	0.21mi
6300 Chirpine Ln Saint Cloud, FL	3.0	2.0	1683	$2,199	$1.31	74d	1	0.22mi
6342 Whip O Will Ln Saint Cloud, FL	3.0	2.5	2000	$2,150	$1.07	139d	1	0.23mi
6308 Chirpine Ln Saint Cloud, FL	3.0	2.0	1800	$2,000	$1.11	164d	1	0.23mi
6441 Sprucepine Ln Saint Cloud, FL	3.0	2.5	1982	$2,135	$1.08	105d	1	0.23mi
6418 Limberpine Aly Saint Cloud, FL	3.0	2.5	1930	$2,100	$1.09	10d	1	0.23mi
6344 Whip O Will Ln Saint Cloud, FL	3.0	2.5	2204	$2,070	$0.94	10d	1	0.23mi
6444 Sprucepine Ln Saint Cloud, FL	3.0	2.5	1982	$2,049	$1.03	105d	1	0.25mi
6336 Chirpine Ln Saint Cloud, FL	4.0	3.0	2055	$2,800	$1.36	164d	1	0.28mi
6440 Pine Fork Aly Saint Cloud, FL	4.0	3.0	2023	$2,500	$1.24	120d	1	0.31mi
6464 Needle Way Saint Cloud, FL	4.0	3.0	2055	$2,350	$1.14	74d	1	0.33mi
6461 Pine Warbler Way Saint Cloud, FL	4.0	3.0	2023	$2,300	$1.14	10d	1	0.35mi
6254 Alligator Lake Shr E Saint Cloud, FL	3.0	2.0	2145	$2,500	$1.17	164d	1	0.72mi
6446 Horseshoe Lane Way Harmony, FL	3.0	2.5	1665	$2,000	$1.20	129d	1	0.83mi
6693 Horseshoe Lane Way Unit 69 St Cloud, FL	3.0	2.5	1409	$2,250	$1.60	164d	1	0.86mi
6597 Druid Way Harmony, FL	3.0	2.5	1452	$1,999	$1.38	10d	1	0.93mi
2803 Brie Hammock Bnd Harmony, FL	3.0	2.5	1463	$1,890	$1.29	164d	1	0.99mi
6606 Leo Ln Harmony, FL	3.0	2.5	1452	$2,200	$1.52	158d	1	1.03mi
2926 Hudson Hammock Way Harmony, FL	3.0	2.5	1628	$2,150	$1.32	120d	1	1.07mi
2946 Brie Hammock Bnd Harmony, FL	3.0	2.5	1452	$2,200	$1.52	10d	1	1.09mi
2923 Brie Hammock Bnd Harmony, FL	3.0	2.5	1463	$2,100	$1.44	10d	1	1.11mi
2927 Brie Hammock Bnd Harmony, FL	3.0	2.5	1623	$1,980	$1.22	133d	1	1.12mi
3000 Crispin Cir Harmony, FL	3.0	2.0	1589	$2,120	$1.33	87d	1	1.16mi
3000 Crispin Cir Harmony, FL	3.0	2.0	1580	$2,340	$1.48	10d	1	1.16mi
6731 Grace Hammock Rd Harmony, FL	4.0	2.5	2208	$2,281	$1.03	133d	1	1.16mi
3032 Crispin Cir Harmony, FL	3.0	2.0	1580	$2,000	$1.27	10d	1	1.16mi
6746 Grace Hammock Rd Harmony, FL	4.0	2.0	1830	$2,275	$1.24	133d	1	1.20mi
6771 Grace Hammock Rd Harmony, FL	3.0	2.0	1645	$2,400	$1.46	10d	1	1.25mi
6766 Grace Hammock Rd Harmony, FL	3.0	2.0	1828	$2,200	$1.20	74d	1	1.25mi
2653 Harmonia Hammock Rd Harmony, FL	3.0	2.0	1645	$2,150	$1.31	87d	1	1.25mi
6800 Huntleigh Hammock Rd Harmony, FL	3.0	2.0	1649	$2,100	$1.27	10d	1	1.29mi
2621 Harmonia Hammock Rd Harmony, FL	3.0	2.0	2239	$2,150	$0.96	120d	1	1.31mi
2621 Harmonia Hammock Rd Harmony, FL	3.0	2.0	1620	$2,100	$1.30	122d	1	1.31mi

Property features AI

Finance

• Financial info: List price $320,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction plan (Plan 1573)Single-family home
• Construction: Living area approximately 1573Year built: 2026

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (Plan 1573)

Listing history 50 events

1. 2026-11-08
   days on market $325,990 Active 214 DOM
2. 2026-11-07
   days on market $325,990 Active 213 DOM
3. 2026-11-06
   days on market $325,990 Active 212 DOM
4. 2026-11-05
   days on market $325,990 Active 211 DOM
5. 2026-11-04
   days on market $325,990 Active 210 DOM
6. 2026-11-02
   days on market $325,990 Active 208 DOM
7. 2026-11-01
   days on market $325,990 Active 207 DOM
8. 2026-10-31
   days on market $325,990 Active 206 DOM
9. 2026-10-30
   days on market $325,990 Active 205 DOM
10. 2026-10-29
    days on market $325,990 Active 204 DOM
11. 2026-10-28
    days on market $325,990 Active 203 DOM
12. 2026-10-27
    days on market $325,990 Active 202 DOM
13. 2026-10-26
    days on market $325,990 Active 201 DOM
14. 2026-10-25
    days on market $325,990 Active 200 DOM
15. 2026-10-24
    days on market $325,990 Active 199 DOM
16. 2026-10-23
    days on market $325,990 Active 198 DOM
17. 2026-10-22
    days on market $325,990 Active 197 DOM
18. 2026-10-21
    days on market $325,990 Active 196 DOM
19. 2026-10-20
    days on market $325,990 Active 195 DOM
20. 2026-10-19
    days on market $325,990 Active 194 DOM
21. 2026-10-18
    days on market $325,990 Active 193 DOM
22. 2026-10-17
    days on market $325,990 Active 192 DOM
23. 2026-10-16
    days on market $325,990 Active 191 DOM
24. 2026-10-15
    days on market $325,990 Active 190 DOM
25. 2026-10-14
    days on market $325,990 Active 189 DOM
26. 2026-10-13
    days on market $325,990 Active 188 DOM
27. 2026-10-12
    days on market $325,990 Active 187 DOM
28. 2026-10-11
    days on market $325,990 Active 186 DOM
29. 2026-10-10
    days on market $325,990 Active 185 DOM
30. 2026-10-09
    days on market $325,990 Active 184 DOM
31. 2026-10-09
    days on market $325,990 Active 183 DOM
32. 2026-10-07
    days on market $325,990 Active 182 DOM
33. 2026-10-07
    days on market $325,990 Active 181 DOM
34. 2026-10-05
    days on market $325,990 Active 180 DOM
35. 2026-10-05
    days on market $325,990 Active 179 DOM
36. 2026-10-03
    days on market $325,990 Active 178 DOM
37. 2026-10-02
    days on market $325,990 Active 177 DOM
38. 2026-10-01
    days on market $325,990 Active 176 DOM
39. 2026-09-30
    days on market $325,990 Active 175 DOM
40. 2026-09-29
    days on market $325,990 Active 174 DOM
41. 2026-09-28
    days on market $325,990 Active 173 DOM
42. 2026-09-27
    days on market $325,990 Active 172 DOM
43. 2026-09-25
    days on market $325,990 Active 170 DOM
44. 2026-09-24
    days on market $325,990 Active 169 DOM
45. 2026-09-23
    days on market $325,990 Active 168 DOM
46. 2026-09-22
    days on market $325,990 Active 167 DOM
47. 2026-09-21
    days on market $325,990 Active 166 DOM
48. 2026-09-20
    days on market $325,990 Active 165 DOM
49. 2026-09-19
    days on market $325,990 Active 164 DOM
50. 2026-09-18
    days on market $325,990 Active 163 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,051
• − Mortgage interest: −$22,423
• − Property taxes: −$6,005
• − Insurance: −$7,120
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$11,645
• Taxable loss: −$22,790
• Est. tax savings @ 24.0%: +$5,470
• After-tax cash flow: $-9,895/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates to increase its value include painting, landscaping, kitchen backsplash, primary bath vanity upgrade, and flooring in bathrooms.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen backsplash — A backsplash can add value and functionality to the kitchen space. ↑
• Resale Primary bath vanity upgrade — A more modern or luxurious vanity can enhance the primary bath and add value. ↑
• Resale Flooring in bathrooms — Upgrading flooring in bathrooms can add value and improve the overall aesthetic of the home. ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Harmony Community School B+ FL #450/2,144 Nat'l #4,366/41,679 Middle Harmony Middle School B- FL #196/571 Nat'l #2,699/14,009 High Harmony High School F FL #255/667 Nat'l #7,439/17,239

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 · 447,624 people
• City population: 106,667
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 35,257
• Household income: $97,415
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 45% Hispanic / Latino 41% Two or more races 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 26% Cuban 2% Dominican 4%
• Languages at home: 64% English-only · Spanish 33% Other Indo-European 3%

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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: ▼ -124.44%
• Current HPI: 290.3095
• Rent YoY: ▲ 3.02%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $320,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction plan (Plan 1573)Single-family home
• Construction: Living area approximately 1573Year built: 2026

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (Plan 1573)