1713 Minnow Ct · Poinciana, FL 34759

$229,600

3 bd · 2.0 ba · 2,035 sqft · SingleFamily public records · 14 Days on market

Built 2004 7,958 sqft lot $85/mo HOA · 4% of rent ↓ 3% since listing

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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 +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• 1% rule +3.7/10.0
• Schools +3.5/10.0
• DSCR +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WOW! This stunning home boasts over 2000 heated square feet of living area. .. and is CALLING YOUR NAME! Don't wait on this one! The awesome floor plan is open and flowing, which includes a spacious master bedroom suite, 2 more cozy bedrooms and an additional office/den or 4th bedroom option. The fabulous kitchen is open and flows into the breakfast nook and incredibly spacious living room. Enjoy family dinners in your own formal dining room as well. The covered, rear lanai has tranquil views of the yard and private greenery. All kitchen appliances and the Washer/Dryer convey. .. so just bring your suitcase and furnishings! This home will not disappoint, and is the BEST VALUE on the market! Don't delay. .. Call Today! Room sizes are approximate and should be independently verified.

Key facts

• Open-concept design
• Aquatic center
• Indoor laundry room

Tags

• OPEN-CONCEPT DESIGN
• PRIVATE PRIMARY SUITE
• INDOOR LAUNDRY ROOM
• COVERED BACK PORCH
• POINCIANA VILLAGES COMMUNITY
• AQUATIC CENTER

Property features AI

Finance

• Financial info: $1,020 total annual fees
• HOA & community: Has HOA — $85 monthly; HOA includes cable TV and pool; Community features: clubhouse, deed restrictions, playground, pool, sidewalks; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Single-family residence; PUD zoning; One story; Faces east; Entry level: One
• Construction: Block and stucco construction; Shingle roof; Concrete perimeter foundation; Built on one level
• Exterior features: Rear screened porch; Patio/porch; Sidewalk; Sliding doors; Mature landscaping; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom layout; Vaulted ceilings; Blinds
• Laundry & utility: Washer and dryer included; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (12.6% below list).
• Recommended offer: $201k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.3% in Poinciana — 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 57/100 on livability (#859 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 1151 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); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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 $181k; 27% 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,558 (12.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.47×
• Total profit: $-34,255
• Equity at exit: $50,196

10-year hold

• IRR: -8.2%
• Equity multiple: 0.36×
• Total profit: $-41,119
• Equity at exit: $48,374

Cash invested: $64,288 (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 34759

• Home prices YoY: -0.5%
• Rents YoY: 1.1%
• Active inventory: 1151
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$333 /mo · $3,994/yr
• Insurance: −$96
• HOA: −$85
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-133

Break-even live

Break-even rent $2,174

Max offer price $206,081

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-68	+0% $-133	+5% $-198	+10% $-263
Rent	-10% $-292	-5% $-212	+0% $-133	+5% $-54	+10% $25
Rate	-1.0pp $-18	-0.5pp $-75	base $-133	+0.5pp $-193	+1.0pp $-253

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: $57,400
• Closing costs: $6,888
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1662 Redfin Dr Kissimmee, FL	4.0	2.5	1852	$1,940	$1.05	24d	1	0.14mi
1660 Redfin Dr Kissimmee, FL	4.0	2.0	1661	$1,975	$1.19	3d	1	0.15mi
1701 Pilchard Dr Kissimmee, FL	4.0	2.0	1720	$2,050	$1.19	24d	1	0.16mi
1658 Redfin Dr Kissimmee, FL	4.0	2.0	1661	$1,810	$1.09	3d	1	0.16mi
223 Grouper Ct Kissimmee, FL	3.0	2.0	1475	$1,595	$1.08	24d	1	0.21mi
241 Grouper Ct Kissimmee, FL	4.0	2.0	1762	$2,000	$1.14	24d	1	0.21mi
202 Snapper Way Kissimmee, FL	4.0	2.0	1670	$2,050	$1.23	3d	1	0.23mi
1630 Tench Ct Kissimmee, FL	4.0	3.0	1944	$1,995	$1.03	3d	1	0.27mi
1707 Sail Ct Kissimmee, FL	4.0	2.5	1823	$2,015	$1.11	3d	1	0.28mi
1613 Sail Dr Kissimmee, FL	3.0	2.0	1711	$1,625	$0.95	24d	1	0.29mi
1884 Snapper Dr Kissimmee, FL	4.0	2.0	1682	$1,985	$1.18	15d	1	0.29mi
116 Sail Way Kissimmee, FL	4.0	2.0	1661	$1,805	$1.09	12d	1	0.32mi
205 Dogfish Ln Kissimmee, FL	4.0	2.0	1578	$1,680	$1.06	14d	1	0.34mi
301 Shad Way Kissimmee, FL	4.0	2.5	2134	$2,000	$0.94	21d	1	0.36mi
303 Shad Way Kissimmee, FL	4.0	2.0	1930	$1,999	$1.04	24d	1	0.37mi
104 Herring Ln Kissimmee, FL	4.0	2.0	1699	$1,925	$1.13	3d	1	0.42mi
320 Kingfish Dr Kissimmee, FL	3.0	3.0	1606	$1,795	$1.12	24d	1	0.55mi
310 Dogfish Way Kissimmee, FL	4.0	2.0	1700	$1,950	$1.15	24d	1	0.56mi
321 Drum Ln Poinciana, FL	3.0	2.0	1785	$1,715	$0.96	19d	1	0.57mi
352 Kingfish Dr Kissimmee, FL	4.0	2.0	1670	$1,950	$1.17	24d	1	0.59mi
5 Flatfish Dr Kissimmee, FL	4.0	2.0	1650	$2,150	$1.30	24d	1	0.60mi
102 Flatfish Ct Kissimmee, FL	4.0	2.5	2804	$2,000	$0.71	3d	1	0.61mi
102 Flatfish Ct Kissimmee, FL	4.0	2.0	2804	$2,000	$0.71	24d	1	0.61mi
7 Haddock Way Kissimmee, FL	3.0	2.0	2052	$1,950	$0.95	15d	1	0.70mi
459 Rio Grande Ln Poinciana, FL	4.0	2.0	2000	$1,745	$0.87	24d	1	0.72mi
1932 Michigan Ct Kissimmee, FL	3.0	2.0	2236	$1,779	$0.80	3d	1	0.76mi
149 Conch Dr Kissimmee, FL	3.0	2.0	1578	$1,700	$1.08	19d	1	0.78mi
1401 Punta Gorda Dr Kissimmee, FL	4.0	2.5	2630	$1,925	$0.73	3d	1	0.81mi
1907 Manatee Dr Kissimmee, FL	4.0	2.0	1803	$1,795	$1.00	24d	1	0.86mi
307 Michigan Ln Kissimmee, FL	4.0	2.0	1673	$1,744	$1.04	14d	1	0.89mi
1912 Manatee Dr Kissimmee, FL	4.0	2.5	1420	$1,995	$1.40	24d	1	0.89mi
308 Bass Ct Kissimmee, FL	4.0	2.0	1614	$2,100	$1.30	3d	1	0.91mi
308 Bass Ct Kissimmee, FL	3.0	2.0	1613	$1,850	$1.15	24d	1	0.91mi
557 Peace Dr Kissimmee, FL	3.0	2.0	1547	$1,699	$1.10	3d	1	0.92mi
1805 Hudson Ct Kissimmee, FL	3.0	2.0	1531	$1,835	$1.20	24d	1	0.92mi
1951 Michigan Dr Kissimmee, FL	4.0	2.0	1562	$2,060	$1.32	14d	1	0.93mi
1364 Congo Dr Kissimmee, FL	4.0	2.0	1667	$1,750	$1.05	3d	1	1.12mi
1851 Superior Ct Kissimmee, FL	4.0	2.0	1661	$1,800	$1.08	24d	1	1.12mi
1417 Kissimmee Ct Kissimmee, FL	3.0	2.0	1535	$1,629	$1.06	24d	1	1.13mi
1402 Kissimmee Ct Kissimmee, FL	4.0	3.0	1800	$1,850	$1.03	21d	1	1.13mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 11 events

1. 2026-06-18
   days on market $229,600 Active 14 DOM
2. 2026-06-17
   days on market $229,600 Active 13 DOM
3. 2026-06-16
   days on market $229,600 Active 12 DOM
4. 2026-06-15
   days on market $229,600 Active 11 DOM
5. 2026-06-13
   days on market $229,600 Active 9 DOM
6. 2026-06-10
   days on market $229,600 Active 6 DOM
7. 2026-06-09
   days on market $229,600 Active 5 DOM
8. 2026-06-08
   days on market $229,600 Active 4 DOM
9. 2026-06-07
   days on market $229,600 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $229,600 Active 1 DOM

ⓘ 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: $3,994 · $333/mo
• Projected year-2 tax: $3,994 · $333/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $24,067
• − Mortgage interest: −$12,861
• − Property taxes: −$3,994
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − HOA: −$1,020
• − Depreciation: −$6,679
• Taxable loss: −$5,486
• Est. tax savings @ 24.0%: +$1,317
• After-tax cash flow: $-281/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: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 of 73 in FL

Livability — Poinciana

• Score: 57/100
• State rank: #859
• US rank: #21760

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poinciana, FL
• County: Polk County · 740,051 people
• City population: 91,336
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 44,568
• Household income: $69,373
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 1186.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 55% White 21% Two or more races 20% Black 19%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 49% English-only · Spanish 48% French/Haitian/Cajun 2%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.48%
• Current HPI: 276.6861
• Rent YoY: ▲ 1.14%
• Metro: Lakeland-Winter Haven, 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

-2.7% since first listed

14 events — show timeline

• 2026-06-04 Listed $229,600 Stellar MLS as Distributed by MLS Grid
• 2018-10-19 Sold (Public Records) $181,300 Public Records
• 2018-10-12 Sold (MLS) $181,250 Stellar MLS as Distributed by MLS Grid
• 2018-09-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-30 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-07-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-07-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-06-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-06-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-04-03 Listed $167,900 Stellar MLS as Distributed by MLS Grid
• 2007-02-01 Listed $224,850 Stellar MLS as Distributed by MLS Grid
• 2006-08-08 Listed $235,875 Stellar MLS as Distributed by MLS Grid

Property tax history

+17.9%/yr

Latest (2025): $3,994 · +4.1% YoY. Source: county tax records.