841 Robinson Ct · St. Cloud, FL 34769

$120,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 8 Days on market

Built 1980 8,494 sqft lot

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Solid investment opportunity for a cash buyer or investor seeking a straightforward project. AC was replaced in 2025. This 2-bedroom, 1-bath single-wide manufactured home (built 1980, ~784 sq ft) sits on a spacious ~8,500 sq ft lot (nearly 0.2 acres). It offers plenty of room for outdoor space, potential expansions, storage, or even a detached garage/workshop—rare for this price point in the area. The home needs TLC (cosmetic updates, repairs, and maintenance) but provides a blank canvas for someone handy or looking to add value through sweat equity. It's a basic, no-frills setup ideal for rental income, flipping, or a starter personal residenc

Key facts

• Blank canvas
• Spacious lot
• Outdoor space

Tags

• SPACIOUS LOT
• OUTDOOR SPACE
• DETACHED GARAGE
• BLANK CANVAS

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Zoning: RMH; Total acreage: 0 to less than 1/4 acre; Lot dimensions approximately 70 x 100 feet
• Financial info: No lease restrictions
• HOA & community: No association

Exterior

• Parking: No parking details provided
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured home (single wide); One story; Faces north; Entry level: One
• Construction: Metal siding; Metal roof; Crawlspace foundation; Completed condition; Built as single wide manufactured home
• Exterior features: Awning(s); Hurricane shutters; Private mailbox; Shed(s), storage and workshop on property; Cleared, level, oversized lot; Asphalt road access

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Eat-in kitchen; Thermostat; Skylight(s)
• Laundry & utility: Washer; Dryer; Laundry closet (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 11.0% vs local median 4.0% in St. Cloud — 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: area grade B — 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.
• Market conditions: Rents rising (+1.4%/yr); 258 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $830 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $120k implies a 233% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.36% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.91%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.35% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.24×
• Total profit: $8,065
• Equity at exit: $17,892

10-year hold

• IRR: 14.2%
• Equity multiple: 2.05×
• Total profit: $35,342
• Equity at exit: $10,375

Cash invested: $33,600 (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 34769

• Home prices YoY: -24.6%
• Rents YoY: 1.4%
• Active inventory: 258
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$629
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $474

Break-even live

Break-even rent $1,033

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1031 Columbia Ave Apt K St Cloud, FL	1.0	1.0	650	$950	$1.46	20d	1	0.16mi
521 Montana Ave Saint Cloud, FL	2.0	2.0	1010	$1,495	$1.48	23d	1	0.27mi
521 Montana Ave Saint Cloud, FL	2.0	2.0	1010	$1,495	$1.48	2d	1	0.27mi
437 Columbia Ave St Cloud, FL	2.0	2.0	1103	$1,800	$1.63	23d	1	0.28mi
1404 Montana Ave Saint Cloud, FL	2.0	1.5	1000	$1,800	$1.80	23d	1	0.39mi
1423 Montana Ave Saint Cloud, FL	3.0	2.0	1062	$1,895	$1.78	12d	1	0.43mi
1423 Montana Ave Unit 1423 St Cloud, FL	3.0	2.0	1062	$1,895	$1.78	14d	1	0.43mi
607 Alabama Ave Saint Cloud, FL	2.0	2.0	952	$2,000	$2.10	14d	1	0.48mi
3528 Bay Ct Saint Cloud, FL	2.0	1.0	884	$1,495	$1.69	23d	1	0.52mi
217 Montana Ave Saint Cloud, FL	2.0	1.0	864	$1,400	$1.62	7d	1	0.55mi
212 Tennessee Ave Saint Cloud, FL	2.0	1.0	1009	$1,700	$1.68	23d	1	0.61mi
2400 16th St Saint Cloud, FL	3.0	2.0	1040	$1,799	$1.73	17d	1	0.62mi
201 Georgia Ave Saint Cloud, FL	2.0	2.0	915	$1,500	$1.64	7d	1	0.63mi
1400 Dakota Ave Saint Cloud, FL	2.0	1.0	690	$1,650	$2.39	23d	1	0.66mi
200 Pine Valley Rd Saint Cloud, FL	1.0–3.0	1.0–2.0	1020	$1,634	$1.60	3d	10	0.70mi
23 Louisiana Ave St Cloud, FL	2.0	1.0	906	$1,500	$1.66	23d	1	0.75mi
23 Louisiana Ave St Cloud, FL	2.0	1.0	888	$1,500	$1.69	17d	1	0.75mi
517 Jersey Ave Saint Cloud, FL	1.0	1.0	600	$1,250	$2.08	7d	1	0.75mi
2401 E Lakeshore Blvd Unit 4 St Cloud, FL	2.0	1.0	950	$1,450	$1.53	7d	1	0.80mi
608 Missouri Ave Saint Cloud, FL	2.0	1.0	956	$1,395	$1.46	3d	1	0.85mi
616 Massachusetts Ave Unit A St Cloud, FL	2.0	1.0	900	$999	$1.11	23d	1	1.11mi
616 Massachusetts Ave Unit A St Cloud, FL	2.0	1.0	900	$999	$1.11	21d	1	1.11mi
1818 Minnesota Ave Unit B St Cloud, FL	1.0	1.5	700	$1,600	$2.29	23d	1	1.14mi
527 Neptune Bay Cir Saint Cloud, FL	2.0–3.0	2.0	1115	$1,597	$1.43	3d	8	1.15mi
1871 Cactus Ct Saint Cloud, FL	3.0	2.0	900	$1,400	$1.56	17d	1	1.17mi
706 New York Ave Saint Cloud, FL	1.0	1.0	750	$1,425	$1.90	23d	1	1.17mi
821 Pennsylvania Ave Saint Cloud, FL	3.0	1.0	1048	$1,695	$1.62	7d	1	1.27mi
201 Saint Cloud Village Ct Kissimmee, FL	1.0–3.0	1.0–2.0	880	$1,412	$1.60	14d	1	1.31mi
2510 King Oak Cir Saint Cloud, FL	1.0	1.0	709	$1,300	$1.83	17d	1	1.35mi
3100 Soldier City Way St Cloud, FL	3.0	2.0	1085	$1,875	$1.73	3d	6	1.35mi
1007 Florida Ave Saint Cloud, FL	1.0–2.0	1.0	800	$1,350	$1.69	16d	2	1.35mi
3010 Camber Dr Saint Cloud, FL	1.0–2.0	1.0–2.0	1007	$1,971	$1.96	2d	18	1.36mi
3065 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	1.38mi
3075 Soldier City Way Unit 103 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	23d	1	1.40mi
3075 Soldier City Way Unit 102 St Cloud, FL	3.0	2.0	1045	$1,800	$1.72	23d	1	1.40mi
3075 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	20d	1	1.40mi
3075 Soldier City Way Unit 101 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	4d	1	1.40mi
3085 Soldier City Way Unit 203 St Cloud, FL	3.0	2.0	1045	$1,850	$1.77	23d	1	1.41mi
3085 Soldier City Way Unit 202 St Cloud, FL	3.0	2.0	1125	$1,800	$1.60	23d	1	1.41mi

Listing history 4 events

1. 2026-05-23
   status Pending
2. 2026-05-15
   listed $120,000 Active
3. 1997-02-04
   soldstatus $36,000
4. 1979-11-01
   soldstatus $6,500

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $1,640 · $137/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 2/10 Low
• 🌡 Heat 8/10 Severe 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: $19,587
• − Mortgage interest: −$6,722
• − Property taxes: −$1,640
• − Insurance: −$600
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$3,491
• Taxable income: $4,001
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $4,722/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 — St. Cloud

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Cloud, FL
• County: Osceola County · 410,217 people
• City population: 29,247
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 30,204
• Household income: $67,148
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1138.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Hispanic / Latino 38% Two or more races 17% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 21% Dominican 5%
• Common ancestry: Romanian 3% Lithuanian 3% Russian 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 66% English-only · Spanish 31% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -106.08%
• Current HPI: 324.6715
• Rent YoY: ▲ 1.35%
• 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

+1746.2% since first listed

4 events — show timeline

• 2026-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 1997-02-04 Sold (Public Records) $36,000 Public Records
• 1979-11-01 Sold (Public Records) $6,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,640 · +6.2% YoY. Source: county tax records.