9295 Richmond RD Rd · Saint Cloud, FL 34773

$315,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 124 Days on market

Built 2023 0.93 ac lot Est $280k · 13% over

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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 +10.8/30.0
• Appreciation +4.8/10.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0

Listing remarks MLS

Under Construction. ALREADY INSTALLED !! PERMIT ABOUT TO BE ISSUED ! BRAND NEW MANUFACTURED HOME - DOUBLE WIDE 28x52. OPEN FLOOR PLAN, NEW SEPTIC, NEW A/C AND THE WHOLE LOT HAS BEEN CLEARED. WE ALSO HAVE OVER 20 OTHER LOTS WITH THE EXACT SAME MODEL BUT DIFFERENT PRICES. REACH OUT TO LISTING AGENT FOR MORE INFO.

Key facts

• Double vanity
• Open floor plan
• Ample cabinetry

Tags

• OPEN FLOOR PLAN
• AMPLE CABINETRY
• CENTER ISLAND
• PRIVATE BATHROOM
• DOUBLE VANITY
• SPACIOUS SHOWER

Property features AI

Finance

• Other: Property is residential (manufactured home), zoned OPUD; Lot size about 0.93 acres (1/2 to less than 1 acre)
• HOA & community: No HOA/association

Exterior

• Parking: No parking details provided
• Utilities: Well water; Septic tank; Cable available
• Home design: Manufactured double-wide home; One story; South-facing entry
• Construction: Vinyl siding; Shingle roof; Block and pier (pillar/post/pier) foundation; Built as a manufactured home (builder source)
• Exterior features: Other exterior features; Asphalt and gravel road access

Interior

• Kitchen: Disposal; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Solid wood cabinets; Other interior features
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $315k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (20.7% below list).
• Recommended offer: $250k (20.7% below list) — sets the bar for 1% rule.

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: Hickory Tree Elementary School (math 64% / reading 59%, grade B, #634 of 2,144 statewide, top 30%, 795 students, 48% FRL); Harmony High School (math 40% / reading 46%, grade F, #255 of 667 statewide, top 39%, 2,822 students, 42% FRL) — zoned schools average 45% FRL vs 60% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• 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 37% 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 $708 of equity ($2k loan paydown + $-1k appreciation (-0.5% local appreciation)).
• 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 124 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $249,834 (20.7% 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 124 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $279,864
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9180 Concord Rd	0.28mi	3/2.0	1,440 (+6%)	1mo	$297,500	$207	75
9055 Atlas Dr	0.63mi	3/2.0	1,493 (+10%)	5mo	$330,000	$221	50
9015 Richmond Rd	0.63mi	3/2.0	1,503 (+11%)	13mo	$290,000	$193	41

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: -9.2%
• Equity multiple: 0.59×
• Total profit: $-36,208
• Equity at exit: $84,186

10-year hold

• IRR: -3.7%
• Equity multiple: 0.64×
• Total profit: $-31,666
• Equity at exit: $95,554

Cash invested: $88,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$336 /mo · $4,029/yr
• Insurance: −$131
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-270

Break-even live

Break-even rent $2,841

Max offer price $267,231

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-01-27
   status Active
2. 2026-01-15
   listed $315,000 Active
3. 2025-05-28
   status Active
4. 2025-04-30
   historical
5. 2025-03-18
   price $325,000
6. 2025-03-02
   price $345,000
7. 2025-01-09
   status Active
8. 2024-12-15
   historical
9. 2024-04-15
   listed $355,000 Active
10. 2023-07-17
    soldstatus $300,000
11. 2023-07-03
    soldstatus $300,000 Closed 313-char remark

    Show marketing remark (313 chars)

    Under Construction. ALREADY INSTALLED !! PERMIT ABOUT TO BE ISSUED ! BRAND NEW MANUFACTURED HOME - DOUBLE WIDE 28x52. OPEN FLOOR PLAN, NEW SEPTIC, NEW A/C AND THE WHOLE LOT HAS BEEN CLEARED. WE ALSO HAVE OVER 20 OTHER LOTS WITH THE EXACT SAME MODEL BUT DIFFERENT PRICES. REACH OUT TO LISTING AGENT FOR MORE INFO.

12. 2023-02-20
    status Pending 313-char remark

    Show marketing remark (313 chars)

    Under Construction. ALREADY INSTALLED !! PERMIT ABOUT TO BE ISSUED ! BRAND NEW MANUFACTURED HOME - DOUBLE WIDE 28x52. OPEN FLOOR PLAN, NEW SEPTIC, NEW A/C AND THE WHOLE LOT HAS BEEN CLEARED. WE ALSO HAVE OVER 20 OTHER LOTS WITH THE EXACT SAME MODEL BUT DIFFERENT PRICES. REACH OUT TO LISTING AGENT FOR MORE INFO.

13. 2023-02-14
    price $345,000 313-char remark

    Show marketing remark (313 chars)

    Under Construction. ALREADY INSTALLED !! PERMIT ABOUT TO BE ISSUED ! BRAND NEW MANUFACTURED HOME - DOUBLE WIDE 28x52. OPEN FLOOR PLAN, NEW SEPTIC, NEW A/C AND THE WHOLE LOT HAS BEEN CLEARED. WE ALSO HAVE OVER 20 OTHER LOTS WITH THE EXACT SAME MODEL BUT DIFFERENT PRICES. REACH OUT TO LISTING AGENT FOR MORE INFO.

14. 2023-02-03
    status Active 313-char remark

    Show marketing remark (313 chars)

    Under Construction. ALREADY INSTALLED !! PERMIT ABOUT TO BE ISSUED ! BRAND NEW MANUFACTURED HOME - DOUBLE WIDE 28x52. OPEN FLOOR PLAN, NEW SEPTIC, NEW A/C AND THE WHOLE LOT HAS BEEN CLEARED. WE ALSO HAVE OVER 20 OTHER LOTS WITH THE EXACT SAME MODEL BUT DIFFERENT PRICES. REACH OUT TO LISTING AGENT FOR MORE INFO.

15. 2023-01-31
    historical 313-char remark

    Show marketing remark (313 chars)

    Under Construction. ALREADY INSTALLED !! PERMIT ABOUT TO BE ISSUED ! BRAND NEW MANUFACTURED HOME - DOUBLE WIDE 28x52. OPEN FLOOR PLAN, NEW SEPTIC, NEW A/C AND THE WHOLE LOT HAS BEEN CLEARED. WE ALSO HAVE OVER 20 OTHER LOTS WITH THE EXACT SAME MODEL BUT DIFFERENT PRICES. REACH OUT TO LISTING AGENT FOR MORE INFO.

16. 2023-01-13
    price $297,000 313-char remark

    Show marketing remark (313 chars)

    Under Construction. ALREADY INSTALLED !! PERMIT ABOUT TO BE ISSUED ! BRAND NEW MANUFACTURED HOME - DOUBLE WIDE 28x52. OPEN FLOOR PLAN, NEW SEPTIC, NEW A/C AND THE WHOLE LOT HAS BEEN CLEARED. WE ALSO HAVE OVER 20 OTHER LOTS WITH THE EXACT SAME MODEL BUT DIFFERENT PRICES. REACH OUT TO LISTING AGENT FOR MORE INFO.

17. 2022-11-17
    status Active 313-char remark

    Show marketing remark (313 chars)

    Under Construction. ALREADY INSTALLED !! PERMIT ABOUT TO BE ISSUED ! BRAND NEW MANUFACTURED HOME - DOUBLE WIDE 28x52. OPEN FLOOR PLAN, NEW SEPTIC, NEW A/C AND THE WHOLE LOT HAS BEEN CLEARED. WE ALSO HAVE OVER 20 OTHER LOTS WITH THE EXACT SAME MODEL BUT DIFFERENT PRICES. REACH OUT TO LISTING AGENT FOR MORE INFO.

18. 2022-09-01
    status Pending 313-char remark

    Show marketing remark (313 chars)

    Under Construction. ALREADY INSTALLED !! PERMIT ABOUT TO BE ISSUED ! BRAND NEW MANUFACTURED HOME - DOUBLE WIDE 28x52. OPEN FLOOR PLAN, NEW SEPTIC, NEW A/C AND THE WHOLE LOT HAS BEEN CLEARED. WE ALSO HAVE OVER 20 OTHER LOTS WITH THE EXACT SAME MODEL BUT DIFFERENT PRICES. REACH OUT TO LISTING AGENT FOR MORE INFO.

19. 2022-08-20
    price $319,000 313-char remark

    Show marketing remark (313 chars)

    Under Construction. ALREADY INSTALLED !! PERMIT ABOUT TO BE ISSUED ! BRAND NEW MANUFACTURED HOME - DOUBLE WIDE 28x52. OPEN FLOOR PLAN, NEW SEPTIC, NEW A/C AND THE WHOLE LOT HAS BEEN CLEARED. WE ALSO HAVE OVER 20 OTHER LOTS WITH THE EXACT SAME MODEL BUT DIFFERENT PRICES. REACH OUT TO LISTING AGENT FOR MORE INFO.

20. 2022-07-31
    listed $329,000 Active 313-char remark

    Show marketing remark (313 chars)

    Under Construction. ALREADY INSTALLED !! PERMIT ABOUT TO BE ISSUED ! BRAND NEW MANUFACTURED HOME - DOUBLE WIDE 28x52. OPEN FLOOR PLAN, NEW SEPTIC, NEW A/C AND THE WHOLE LOT HAS BEEN CLEARED. WE ALSO HAVE OVER 20 OTHER LOTS WITH THE EXACT SAME MODEL BUT DIFFERENT PRICES. REACH OUT TO LISTING AGENT FOR MORE INFO.

21. 2022-07-15
    historical
22. 2022-05-16
    listed $135,000 Active
23. 2022-05-16
    historical
24. 2022-04-21
    soldstatus $93,000
25. 2022-04-20
    listed $319,000 Active
26. 2022-04-15
    soldstatus $93,000 Closed
27. 2022-04-07
    status Pending
28. 2022-03-29
    status Active
29. 2022-01-17
    status Pending
30. 2021-12-30
    listed $93,000 Active
31. 2021-08-27
    soldstatus $65,000
32. 2021-07-26
    historical
33. 2021-07-26
    listed $67,500 Active
34. 1986-10-01
    soldstatus $5,500

ⓘ 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: $4,029 · $336/mo
• Projected year-2 tax: $4,029 · $336/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 A · 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: $29,980
• − Mortgage interest: −$17,645
• − Property taxes: −$4,029
• − Insurance: −$3,078
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$9,164
• Taxable loss: −$8,732
• Est. tax savings @ 24.0%: +$2,096
• After-tax cash flow: $-1,149/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

+5627.3% since first listed

34 events — show timeline

• 2026-01-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-18 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-02 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-15 Listed $355,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-17 Sold (Public Records) $300,000 Public Records
• 2023-07-03 Sold (MLS) $300,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-14 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-01-13 Price Changed $297,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-09-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-20 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-31 Listed $329,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-05-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-05-16 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-21 Sold (Public Records) $93,000 Public Records
• 2022-04-20 Listed $319,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-15 Sold (MLS) $93,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-01-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-30 Listed $93,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-27 Sold (Public Records) $65,000 Public Records
• 2021-07-26 Listed $67,500 Stellar MLS as Distributed by MLS Grid
• 2021-07-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 1986-10-01 Sold (Public Records) $5,500 Public Records

Property tax history

+12.9%/yr

Latest (2025): $4,029 · +10.9% YoY. Source: county tax records.