1059 Greenskeep Dr · Kissimmee, FL 34741

$229,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 231 Days on market

Built 2005 0.26 ac lot Est $155k · 48% 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 +14.7/30.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

NO HOA – 3BR/2BA with Bonus Room, Large Carport & Detached Garage! Tucked in the established Country Green area, this move-in ready 2005 manufactured home sits on a quarter-acre (approx. 85’ x 132’) lot and features a covered carport 39'8" x 12'1" plus a detached garage—perfect for extra storage, hobbies, or a workshop. Inside you’ll find easy single-level living with tile floors throughout, an open living/dining area, and a kitchen with good prep space. The split layout includes a spacious primary bedroom (14'0" x 13'11") with an en-suite bath, a generous second bedroom (10'6" x 13'11"), and a third room (5'0" x 8'0&qu

Key facts

• Tile floors
• Huge covered carport
• Long driveway

Tags

• QUARTER-ACRE LOT
• HUGE COVERED CARPORT
• LONG DRIVEWAY
• SINGLE-LEVEL LIVING
• TILE FLOORS
• OPEN LIVING DINING AREA

Property features AI

Exterior

• Parking: Covered parking; Driveway; Guest parking; Alley access; Boat parking; Converted garage; 3-space carport
• Utilities: Public water; Septic tank; Cable connected; Electricity connected; Water connected
• Home design: Residential manufactured home (single wide); One story; Faces north; Located on a 0.26-acre lot (approx. 85 x 132)
• Construction: Concrete construction; Other roof; Other foundation
• Exterior features: Patio; Exterior lighting; Private mailbox; Chain link fencing; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Thermostat
• Laundry & utility: Inside laundry room; Storage rooms

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $57 ($682/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (19.4% below list).
• Recommended offer: $185k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Pleasant Hill Elementary School (math 36% / reading 38%, grade F, #1,609 of 2,144 statewide, top 77%, 741 students, 59% FRL); Horizon Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,295 students, 75% FRL); Liberty High School (math 15% / reading 25%, grade F, #554 of 667 statewide, top 84%, 1,613 students, 52% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 378 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 42% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 ($202k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $55k; list at $230k implies a 318% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,227 (19.4% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $155,232
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1043 Pineapple Way	0.06mi	3/2.0	924 (0%)	10mo	$155,000	$168	89
1090 Pineapple Way	0.13mi	2/2.0 (-1)	840 (-9%)	1mo	$110,000	$131	73
1112 Dara Cay Dr	0.25mi	3/2.0	960 (+4%)	12mo	$222,000	$231	72

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-39,145
• Equity at exit: $34,279

10-year hold

• IRR: -16.0%
• Equity multiple: 0.21×
• Total profit: $-50,744
• Equity at exit: $19,878

Cash invested: $64,372 (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 34741

• Home prices YoY: -28.3%
• Rents YoY: -1.4%
• Active inventory: 378
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $57

Break-even live

Break-even rent $1,780

Max offer price $229,900

Occupancy floor 92%

Sensitivity live

Price	-10% $187	-5% $122	+0% $57	+5% $-8	+10% $-73
Rent	-10% $-89	-5% $-16	+0% $57	+5% $130	+10% $203
Rate	-1.0pp $173	-0.5pp $115	base $57	+0.5pp $-3	+1.0pp $-63

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3201 Pershing St Unit 3207 Kissimmee, FL	2.0	1.0	830	$1,525	$1.84	3d	1	0.54mi
3201 W Pershing St Unit 3223 Kissimmee, FL	2.0	1.0	830	$1,525	$1.84	9d	1	0.54mi
2112 W Martin St Kissimmee, FL	2.0	2.0	1023	$1,595	$1.56	16d	1	1.13mi
3190 Shingle Creek Ct Kissimmee, FL	2.0	2.0	976	$1,600	$1.64	0d	1	1.14mi
2229 Bryan St #2231 Kissimmee, FL	2.0	1.0	674	$1,495	$2.22	0d	1	1.25mi
801 Green Heron Ct Kissimmee, FL	1.0–3.0	1.0–2.0	975	$1,912	$1.96	4d	9	1.35mi
701 7th Ave Kissimmee, FL	3.0	1.0	1056	$1,795	$1.70	25d	1	1.41mi
900 Woodside Cir Kissimmee, FL	1.0–3.0	1.0–2.5	1030	$2,139	$2.08	0d	26	1.44mi

Listing history 37 events

1. 2026-06-21
   days on market $229,900 Active 231 DOM
2. 2026-06-18
   days on market $229,900 Active 228 DOM
3. 2026-06-17
   days on market $229,900 Active 227 DOM
4. 2026-06-16
   days on market $229,900 Active 226 DOM
5. 2026-06-15
   days on market $229,900 Active 225 DOM
6. 2026-06-13
   days on market $229,900 Active 223 DOM
7. 2026-06-13
   days on market $229,900 Active 222 DOM
8. 2026-06-10
   days on market $229,900 Active 219 DOM
9. 2026-06-08
   days on market $229,900 Active 218 DOM
10. 2026-06-07
    days on market $229,900 Active 217 DOM
11. 2026-06-04
    days on market $229,900 Active 214 DOM
12. 2026-06-03
    days on market $229,900 Active 213 DOM
13. 2026-06-02
    days on market $229,900 Active 212 DOM
14. 2026-06-02
    days on market $229,900 Active 211 DOM
15. 2026-05-31
    days on market $229,900 Active 210 DOM
16. 2026-03-12
    status Active
17. 2026-03-12
    price $229,900
18. 2026-02-20
    status Active
19. 2025-10-16
    price $224,900
20. 2025-09-08
    listed $230,000 Active
21. 2019-02-13
    status Pending
22. 2019-02-13
    historical
23. 2019-02-10
    listed $110,000 Active
24. 2018-10-03
    status Pending
25. 2018-09-29
    historical
26. 2018-09-13
    price $100,000
27. 2018-09-10
    status Active
28. 2018-09-07
    status Pending
29. 2018-08-08
    listed $110,000 Active
30. 2018-03-15
    historical
31. 2018-02-21
    listed $124,990 Active
32. 2014-12-24
    soldstatus $55,000 Sold
33. 2014-12-24
    soldstatus $55,000
34. 2014-12-03
    status Pending
35. 2014-11-23
    listed $65,000 Active
36. 1982-02-01
    soldstatus $11,400
37. 1981-11-01
    soldstatus $60,000

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,908 · $159/mo
• Expected delta: +$648/yr (+$54/mo · 51.4%)

ⓘ 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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,227
• − Mortgage interest: −$12,878
• − Property taxes: −$1,260
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$6,688
• Taxable loss: −$3,305
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $1,475/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

• County: Osceola County · 410,217 people
• City population: 196,187
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 58,716
• Household income: $52,409
• Rent vs Own: 67.1% rent · 32.9% own
• Severe rent burden: 5248.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 20% White 16% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 26% Cuban 4% Dominican 6%
• Common ancestry: Estonian 1% Russian 1% Lithuanian 1%
• Foreign-born: 39% · Canada, Jamaica
• Languages at home: 27% English-only · Spanish 66% Other Indo-European 2% Arabic 2%

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: ▼ -115.96%
• Current HPI: 293.3914
• Rent YoY: ▼ -1.43%
• 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

+283.2% since first listed

22 events — show timeline

• 2026-03-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-02-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-02-10 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-09-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-09-13 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-09-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-08 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-02-21 Listed $124,990 Stellar MLS as Distributed by MLS Grid
• 2014-12-24 Sold (Public Records) $55,000 Public Records
• 2014-12-24 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-23 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 1982-02-01 Sold (Public Records) $11,400 Public Records
• 1981-11-01 Sold (Public Records) $60,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,260 · +9.3% YoY. Source: county tax records.