9090 Salem Rd · Saint Cloud, FL 34773

$185,000

5 bd · 2.0 ba · 2,356 sqft · Manufactured public records · 24 Days on market

Built 2003 0.94 ac lot Est $344k · 46% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.8/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This double-wide manufactured home sits on a . 94-acre lot and is full of potential for the right buyer. The home requires some renovation, making it an ideal project for investors, flippers, or anyone looking to start fresh. With the space to reimagine both the home and the land, this is your chance to transform a blank slate into something truly special. Bring your vision and make it your own!This property may qualify for Seller Financing (Vendee). If property was built prior to 1978,Lead Based Paint Potentially Exists. ''Due to the condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless''

Key facts

• Access to shopping
• 0.94 acre lot
• Built 2003

Tags

• SPACIOUS GROSS LIVING AREA
• ACCESS TO SHOPPING
• ACCESS TO MAJOR ROADS
• PRIVATE TUCKED-AWAY RETREAT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — 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) — zoned schools average 38% FRL vs 60% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 67% at this address vs 42% district-wide (+25 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 (+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 44% 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 $416 of equity ($1k loan paydown + $-863 appreciation (-0.5% local appreciation)).
• Osceola County population projected at +73% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 1.8% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y ago; this cycle's ask has dropped $70k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.59% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.84%
• DSCR: 1.84
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $343,976
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9090 Salem Rd	0.00mi	5/2.0	2,356 (0%)	0mo	$154,350	$66	100
9020 Concord Rd	0.41mi	4/3.0 (-1)	2,292 (-3%)	2mo	$440,000	$192	65
5165 Apollo Ave	0.68mi	5/2.0	2,052 (-13%)	2mo	$300,000	$146	46

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: 16.3%
• Equity multiple: 1.75×
• Total profit: $39,005
• Equity at exit: $49,442

10-year hold

• IRR: 20.4%
• Equity multiple: 3.07×
• Total profit: $107,066
• Equity at exit: $56,119

Cash invested: $51,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,940 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$462 /mo · $5,547/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $813

Break-even live

Break-even rent $1,911

Max offer price $185,000

Occupancy floor 67%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-04-28
   status Pending
2. 2026-04-16
   price $185,000
3. 2026-04-03
   listed $255,000 Active
4. 2026-01-05
   status Pending

   Show marketing remark (661 chars)

   This double-wide manufactured home sits on a . 94-acre lot and is full of potential for the right buyer. The home requires some renovation, making it an ideal project for investors, flippers, or anyone looking to start fresh. With the space to reimagine both the home and the land, this is your chance to transform a blank slate into something truly special. Bring your vision and make it your own!This property may qualify for Seller Financing (Vendee). If property was built prior to 1978,Lead Based Paint Potentially Exists. ''Due to the condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless''

5. 2026-01-05
   status Pending 661-char remark

   Show marketing remark (661 chars)

   This double-wide manufactured home sits on a . 94-acre lot and is full of potential for the right buyer. The home requires some renovation, making it an ideal project for investors, flippers, or anyone looking to start fresh. With the space to reimagine both the home and the land, this is your chance to transform a blank slate into something truly special. Bring your vision and make it your own!This property may qualify for Seller Financing (Vendee). If property was built prior to 1978,Lead Based Paint Potentially Exists. ''Due to the condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless''

6. 2025-12-29
   historical 661-char remark

   Show marketing remark (661 chars)

   This double-wide manufactured home sits on a . 94-acre lot and is full of potential for the right buyer. The home requires some renovation, making it an ideal project for investors, flippers, or anyone looking to start fresh. With the space to reimagine both the home and the land, this is your chance to transform a blank slate into something truly special. Bring your vision and make it your own!This property may qualify for Seller Financing (Vendee). If property was built prior to 1978,Lead Based Paint Potentially Exists. ''Due to the condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless''

7. 2025-12-23
   price $179,000

   Show marketing remark (661 chars)

   This double-wide manufactured home sits on a . 94-acre lot and is full of potential for the right buyer. The home requires some renovation, making it an ideal project for investors, flippers, or anyone looking to start fresh. With the space to reimagine both the home and the land, this is your chance to transform a blank slate into something truly special. Bring your vision and make it your own!This property may qualify for Seller Financing (Vendee). If property was built prior to 1978,Lead Based Paint Potentially Exists. ''Due to the condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless''

8. 2025-12-23
   price $179,000 661-char remark

   Show marketing remark (661 chars)

   This double-wide manufactured home sits on a . 94-acre lot and is full of potential for the right buyer. The home requires some renovation, making it an ideal project for investors, flippers, or anyone looking to start fresh. With the space to reimagine both the home and the land, this is your chance to transform a blank slate into something truly special. Bring your vision and make it your own!This property may qualify for Seller Financing (Vendee). If property was built prior to 1978,Lead Based Paint Potentially Exists. ''Due to the condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless''

9. 2025-11-17
   listed $215,000 Active

   Show marketing remark (661 chars)

   This double-wide manufactured home sits on a . 94-acre lot and is full of potential for the right buyer. The home requires some renovation, making it an ideal project for investors, flippers, or anyone looking to start fresh. With the space to reimagine both the home and the land, this is your chance to transform a blank slate into something truly special. Bring your vision and make it your own!This property may qualify for Seller Financing (Vendee). If property was built prior to 1978,Lead Based Paint Potentially Exists. ''Due to the condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless''

10. 2025-11-17
    listed $215,000 Active 661-char remark

    Show marketing remark (661 chars)

    This double-wide manufactured home sits on a . 94-acre lot and is full of potential for the right buyer. The home requires some renovation, making it an ideal project for investors, flippers, or anyone looking to start fresh. With the space to reimagine both the home and the land, this is your chance to transform a blank slate into something truly special. Bring your vision and make it your own!This property may qualify for Seller Financing (Vendee). If property was built prior to 1978,Lead Based Paint Potentially Exists. ''Due to the condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless''

11. 2025-08-31
    historical
12. 2025-08-05
    status Active
13. 2025-08-05
    status Active
14. 2025-07-17
    historical
15. 2025-07-11
    listed $215,000 Active
16. 2025-07-11
    listed $215,000 Active
17. 2019-11-13
    soldstatus $189,000
18. 2019-11-08
    soldstatus $189,000 Sold
19. 2019-09-10
    status Pending
20. 2019-08-31
    listed $189,000 Active
21. 2014-06-14
    status Pending
22. 2014-06-10
    historical
23. 2014-06-05
    soldstatus $79,000
24. 2014-05-27
    soldstatus $79,000 Sold
25. 2014-05-05
    status Pending
26. 2014-04-18
    status Active
27. 2014-04-05
    status Pending
28. 2014-01-10
    listed $89,000 Active
29. 2013-05-23
    soldstatus $37,790
30. 2013-02-15
    listed $37,900
31. 2006-04-21
    historical
32. 2006-03-22
    listed $155,000
33. 2005-09-27
    historical
34. 2005-06-15
    listed $129,900

ⓘ 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: $5,547 · $462/mo
• Projected year-2 tax: $5,547 · $462/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $35,280
• − Mortgage interest: −$10,363
• − Property taxes: −$5,547
• − Insurance: −$925
• − Repairs & maintenance: −$2,822
• − Management: −$2,822
• − Depreciation: −$5,382
• Taxable income: $7,418
• Est. tax owed @ 24.0%: −$1,780
• After-tax cash flow: $7,977/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

+42.4% since first listed

34 events — show timeline

• 2026-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Pending — SCMLS
• 2025-12-29 Listing Removed — SCMLS
• 2025-12-23 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-23 Price Changed $179,000 SCMLS
• 2025-11-17 Listed $215,000 SCMLS
• 2025-11-17 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listing Removed — SCMLS
• 2025-08-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Relisted — SCMLS
• 2025-07-17 Listing Removed — SCMLS
• 2025-07-11 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Listed $215,000 SCMLS
• 2019-11-13 Sold (Public Records) $189,000 Public Records
• 2019-11-08 Sold (MLS) $189,000 Stellar MLS as Distributed by MLS Grid
• 2019-09-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-08-31 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-05 Sold (Public Records) $79,000 Public Records
• 2014-05-27 Sold (MLS) $79,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-04-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-04-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-01-10 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2013-05-23 Sold (MLS) $37,790 Stellar MLS as Distributed by MLS Grid
• 2013-02-15 Listed $37,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-22 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-06-15 Listed $129,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.0%/yr

Latest (2025): $5,547 · +7.6% YoY. Source: county tax records.