1709 Michigan Ave Unit C · Kissimmee, FL 34744

$119,900

2 bd · 2.0 ba · 1,118 sqft · Condo public records · 59 Days on market

Built 1973 $350/mo HOA · 21% of rent

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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 +17.4/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity to own a 2-bedroom, 2-bath condominium in the heart of Kissimmee. This property offers approximately 1,118 square feet of living space with a functional layout that includes a combined living and dining area, kitchen, and well-sized bedrooms with natural light throughout. Located within an established community with convenient access to the Florida Turnpike and major roadways, and just minutes from shopping centers, restaurants, supermarkets, and essential services. Additionally, the property is a short driving distance to Orlando’s major theme parks and the Orlando International Airport, making it an ideal option for both primary residence and investment. Seller

Key facts

• $350 HOA
• Community pool
• Built 1973

Property features AI

Finance

• Other: Condo land included; Unfurnished; Unit located in building B, floor 1
• Financial info: Total monthly fees $350 (includes HOA/other fees); Total annual fees $4,200; No lease restrictions noted
• HOA & community: Josephine HOA, monthly fee approximately $298; Additional monthly maintenance amount $52; HOA covers common area taxes, pool, insurance, structure & grounds maintenance, management, private road, sewer, trash, and water; Deed restrictions, community pool, street lights; Pets allowed (max ~50 lbs)

Exterior

• Parking: Parking details not provided
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Public utilities
• Home design: Residential condominium; 2 total stories; One level unit (first floor); Faces west
• Construction: Block and stucco construction; Shingle roof; Block and slab foundation; Originally built details not provided
• Exterior features: Balcony; City limits; Near public transit; Asphalt road surface

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Slab foundation (interior level detail)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closet(s); Smoke detector(s)
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.5% in Kissimmee — 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 77/100 on livability (#181 in FL, #2,841 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D-, employment D-.
• 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: Deerwood Elementary School (math 32% / reading 35%, grade F, #1,758 of 2,144 statewide, top 83%, 530 students, 62% FRL); Gateway High School (math 26% / reading 39%, grade F, #411 of 667 statewide, top 62%, 1,726 students, 60% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents soft (-2.5%/yr); 554 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $829 of loan paydown is wiped out by about $4k 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 59 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.45×
• Total profit: $-18,432
• Equity at exit: $17,877

10-year hold

• IRR: -18.5%
• Equity multiple: 0.20×
• Total profit: $-26,787
• Equity at exit: $10,367

Cash invested: $33,572 (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 34744

• Rents YoY: -2.5%
• Active inventory: 554
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$629
• Tax from tax record: −$222 /mo · $2,668/yr
• Insurance: −$50
• HOA: −$350
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $89

Break-even live

Break-even rent $1,584

Max offer price $119,900

Occupancy floor 90%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Michigan Ave Kissimmee, FL	2.0	2.0	1118	$1,475	$1.32	24d	1	0.05mi
1819 Michigan Ave Unit D Kissimmee, FL	2.0	2.0	1118	$1,500	$1.34	24d	1	0.05mi
1815 Michigan Ave Unit C Kissimmee, FL	2.0	2.0	1118	$1,450	$1.30	24d	1	0.05mi
1703 Michigan Ave Unit C Kissimmee, FL	2.0	2.0	1118	$1,350	$1.21	15d	1	0.06mi
1807 Michigan Ave Unit D Kissimmee, FL	2.0	2.0	1118	$1,300	$1.16	14d	1	0.07mi
1807 Michigan Ave Unit D Kissimmee, FL	2.0	2.0	1118	$1,295	$1.16	15d	1	0.07mi
1807 Michigan Ave Unit D Kissimmee, FL	2.0	2.0	1118	$1,300	$1.16	24d	1	0.07mi
1500 Neo Landings Loop Unit NEO1540114 Kissimmee, FL	3.0	2.0	1416	$2,268	$1.60	24d	1	0.19mi
1500 Neo Landings Loop Unit NEO1600112 Kissimmee, FL	3.0	2.0	1416	$2,179	$1.54	4d	1	0.22mi
1500 Neo Landings Loop Unit NEO1520215 Kissimmee, FL	2.0	2.0	1093	$1,995	$1.83	4d	1	0.22mi
1500 Neo Landings Loop Unit NEO1580313 Kissimmee, FL	1.0	1.0	892	$1,825	$2.05	8d	1	0.22mi
1500 Neo Landings Loop Unit NEO1580216 Kissimmee, FL	1.0	1.0	774	$1,450	$1.87	11d	1	0.22mi
1500 Neo Landings Loop Unit NEO1580318 Kissimmee, FL	1.0	1.0	774	$1,740	$2.25	8d	1	0.22mi
1500 Neo Landings Loop Unit NEO1600410 Kissimmee, FL	2.0	2.0	1093	$1,662	$1.52	22d	1	0.22mi
880 E Columbia Ave Kissimmee, FL	3.0	2.5	1500	$2,000	$1.33	24d	1	0.41mi
1225 Utica Dr Kissimmee, FL	1.0–3.0	1.0–2.0	1210	$2,215	$1.83	2d	38	0.42mi
2154 Rj Cir Kissimmee, FL	3.0	2.0	1224	$2,200	$1.80	3d	1	0.43mi
1909 N Kelley Ave Unit 2 Kissimmee, FL	2.0	1.0	800	$1,450	$1.81	15d	1	0.45mi
1450 Neo Square Blvd Kissimmee, FL	1.0–2.0	1.0	879	$1,699	$1.93	2d	8	0.46mi
409 E Cherry St Kissimmee, FL	3.0	1.0	1080	$1,980	$1.83	18d	1	0.66mi
2426 Mill Run Blvd Kissimmee, FL	3.0	2.0	1140	$2,100	$1.84	4d	1	0.71mi
1505 Palmway St Kissimmee, FL	2.0	1.0	784	$1,400	$1.79	18d	1	0.78mi
1615 Sunburst Way Kissimmee, FL	3.0	2.0	1362	$2,285	$1.68	24d	1	0.79mi
1629 Sunburst Way Kissimmee, FL	3.0	2.0	1362	$2,005	$1.47	2d	1	0.87mi
500 Spencer Ave Kissimmee, FL	1.0–3.0	1.0–2.0	982	$1,919	$1.95	2d	15	1.00mi
333 W Columbia Ave Kissimmee, FL	1.0–2.0	1.0–2.0	900	$1,599	$1.78	4d	16	1.02mi
2305 Cutler Ct Kissimmee, FL	3.0	2.0	1208	$1,979	$1.64	24d	1	1.08mi
441 Fountainhead Cir Kissimmee, FL	2.0	2.0	949	$1,575	$1.66	24d	2	1.15mi
445 Fountainhead Cir #164 Kissimmee, FL	2.0	2.0	967	$1,600	$1.65	22d	1	1.18mi
413 Fountainhead Cir #231 Kissimmee, FL	3.0	2.0	1247	$1,600	$1.28	16d	1	1.21mi
421 Fountainhead Cir Kissimmee, FL	2.0	2.0	900	$1,425	$1.58	24d	2	1.23mi
421 Fountainhead Cir Kissimmee, FL	2.0	2.0	932	$1,400	$1.50	22d	1	1.24mi
707 Florida Palms Ct Kissimmee, FL	2.0	2.5	1191	$1,550	$1.30	22d	1	1.30mi
722 W Columbia Ave Kissimmee, FL	2.0	1.5	978	$1,300	$1.33	4d	1	1.33mi
318 E Dakin Ave Apt 10 Kissimmee, FL	2.0	1.0	825	$1,545	$1.87	8d	1	1.33mi
1611 Columbia Arms Cir #236 Kissimmee, FL	2.0	2.0	1098	$1,425	$1.30	3d	1	1.35mi
1612 Columbia Arms Cir #239 Kissimmee, FL	1.0	1.0	834	$1,250	$1.50	2d	1	1.37mi
1610 Columbia Arms Cir #131 Kissimmee, FL	2.0	2.0	1078	$1,525	$1.41	24d	1	1.37mi
851 Lake Tivoli Blvd Kissimmee, FL	1.0–3.0	1.0–2.0	1048	$1,729	$1.65	2d	30	1.39mi
834 Angela Ln Kissimmee, FL	3.0	2.0	995	$1,800	$1.81	4d	1	1.40mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $119,900 Active 59 DOM
2. 2026-06-17
   days on market $119,900 Active 58 DOM
3. 2026-06-16
   days on market $119,900 Active 57 DOM
4. 2026-06-15
   days on market $119,900 Active 56 DOM
5. 2026-06-13
   days on market $119,900 Active 54 DOM
6. 2026-06-13
   days on market $119,900 Active 53 DOM
7. 2026-06-09
   days on market $119,900 Active 50 DOM
8. 2026-06-08
   days on market $119,900 Active 49 DOM
9. 2026-06-07
   days on market $119,900 Active 48 DOM
10. 2026-06-04
    pricedays on market $119,900 Active 45 DOM
11. 2026-06-03
    days on market $129,900 Active 44 DOM
12. 2026-06-02
    days on market $129,900 Active 43 DOM
13. 2026-06-02
    pricedays on market $129,900 Active 42 DOM
14. 2026-05-31
    days on market $139,900 Active 41 DOM
15. 2026-04-25
    price $139,900
16. 2026-04-23
    price $134,900
17. 2026-04-20
    listed $145,000 Active
18. 2022-01-31
    soldstatus $110,000
19. 2004-01-07
    soldstatus $1,070,000
20. 2003-03-17
    soldstatus $1,591,000
21. 1996-12-10
    soldstatus $2,142

ⓘ 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: $2,668 · $222/mo
• Projected year-2 tax: $2,668 · $222/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $20,359
• − Mortgage interest: −$6,716
• − Property taxes: −$2,668
• − Insurance: −$600
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$4,200
• − Depreciation: −$3,488
• Taxable loss: −$570
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $1,208/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 — Kissimmee

• Score: 77/100
• State rank: #181
• US rank: #2841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kissimmee, FL
• County: Osceola County · 410,217 people
• City population: 196,187
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 66,582
• Household income: $74,537
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 2462.0

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 23% White 21% Black 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 32% Cuban 4% Dominican 8%
• Common ancestry: Romanian 2% Lithuanian 1% Hispanic 1%
• Foreign-born: 27% · Canada, Jamaica, Dominican Republic
• Languages at home: 40% English-only · Spanish 53% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -231.17%
• Current HPI: 277.404
• Rent YoY: ▼ -2.54%
• 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

+6431.3% since first listed

7 events — show timeline

• 2026-04-25 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-31 Sold (Public Records) $110,000 Public Records
• 2004-01-07 Sold (Public Records) $1,070,000 Public Records
• 2003-03-17 Sold (Public Records) $1,591,000 Public Records
• 1996-12-10 Sold (Public Records) $2,142 Public Records

Property tax history

+13.6%/yr

Latest (2025): $2,668 · +9.7% YoY. Source: county tax records.