305 Cornwallis Ct · Poinciana, FL 34758

$199,000

3 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 7 Days on market

Built 1989 2,548 sqft lot Est $282k · 30% under $90/mo HOA · 4% 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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BANK OWNED. PROPERTY WITH RECENT ROOF. IN GROUND POOL. IN OSCEOLA COUNTY. BEING SOLD 'AS IS' WITH NO REPAIRS BEING PERFORMED BY THE SELLER. SEE ALL REALTOR REMARKSOSCEOLA COUNTY. BANK OWNED. SOLD 'AS IS'. NO REPAIRS PERFORMED BY SELLER.

Key facts

• 2,548 sq ft lot
• 2 garage spots
• Built 1989

Property features AI

Finance

• Other: Property is homestead exempt; Property type/subtype: Residential, Single Family Residence; Zoning: OPUD; Total building area listed as 2,548 sq ft; living area listed as 1,712 sq ft
• Financial info: Lease restrictions apply
• HOA & community: Poinciana Villages HOA with $90 monthly fee (required); Pets allowed

Exterior

• Parking: 2-car garage (20x30)
• Utilities: Public sewer; Cable available; No water source specified
• Home design: Single family residence; Residential property; Fixer condition; One story; Southeast facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on lot approximately 0.18 acres (110 x 76)
• Exterior features: Mature landscaping with trees; Shed(s); Paved public road access; In-county location

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Split bedroom floor plan; Attic (additional room)
• Laundry & utility: Inside laundry; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 6.9% vs local median 4.2% in Poinciana — 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 57/100 on livability (#859 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• 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); Poinciana High School (math 24% / reading 31%, grade F, #470 of 667 statewide, top 71%, 2,455 students, 48% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents flat; 610 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 37% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $199,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $282,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Cornwallis Ct	0.00mi	4/2.0 (+1)	1,712 (0%)	0mo	$165,000	$96	95
330 Chiquita Ct	0.18mi	3/2.0	1,743 (+2%)	3mo	$255,000	$146	86
307 Chiquita Ct	0.10mi	3/2.0	1,557 (-9%)	4mo	$171,000	$110	77
709 Del Prado Dr	0.35mi	4/2.0 (+1)	1,704 (-0%)	3mo	$290,000	$170	76
704 Del Ray Dr	0.41mi	3/2.0	1,662 (-3%)	6mo	$225,000	$135	70
920 Delano Ct	0.36mi	3/2.0	1,562 (-9%)	6mo	$185,000	$118	64
670 Milan Dr	0.50mi	4/2.0 (+1)	1,823 (+6%)	0mo	$335,000	$184	61
829 San Pedro Ct	0.58mi	3/2.0	1,609 (-6%)	6mo	$265,000	$165	58
654 S Delmonte Ct	0.58mi	4/2.0 (+1)	1,825 (+7%)	2mo	$270,000	$148	56
202 Cobalt Dr	0.68mi	3/2.0	1,565 (-9%)	2mo	$288,000	$184	52
511 Nogales Ct	0.67mi	4/2.0 (+1)	1,828 (+7%)	3mo	$344,990	$189	50
632 Cotulla Dr	0.62mi	4/2.0 (+1)	1,828 (+7%)	6mo	$329,990	$181	50

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.46×
• Total profit: $-29,983
• Equity at exit: $29,672

10-year hold

• IRR: -11.6%
• Equity multiple: 0.38×
• Total profit: $-34,525
• Equity at exit: $17,206

Cash invested: $55,720 (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 34758

• Home prices YoY: -14.3%
• Rents YoY: 0.8%
• Active inventory: 610
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$307 /mo · $3,686/yr
• Insurance: −$83
• HOA: −$90
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $103

Break-even live

Break-even rent $1,929

Max offer price $199,000

Occupancy floor 90%

Sensitivity live

Price	-10% $216	-5% $159	+0% $103	+5% $47	+10% $-10
Rent	-10% $-60	-5% $22	+0% $103	+5% $184	+10% $266
Rate	-1.0pp $203	-0.5pp $154	base $103	+0.5pp $51	+1.0pp $-1

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Montgomery Ct Kissimmee, FL	4.0	2.0	1872	$1,800	$0.96	25d	1	0.10mi
324 Montgomery Ct Kissimmee, FL	3.0	2.0	1480	$1,800	$1.22	5d	1	0.10mi
305 Chiquita Ct Kissimmee, FL	4.0	2.0	1704	$2,050	$1.20	25d	1	0.13mi
945 Delano Ct Kissimmee, FL	3.0	2.0	1556	$1,935	$1.24	25d	1	0.30mi
917 Delano Ct Kissimmee, FL	3.0	2.0	1704	$2,089	$1.23	8d	1	0.35mi
661 N Delmonte Ct Kissimmee, FL	4.0	2.0	1694	$1,895	$1.12	25d	1	0.35mi
214 Magellan Dr Kissimmee, FL	4.0	3.0	2052	$1,850	$0.90	25d	1	0.36mi
306 Colony Ct Kissimmee, FL	4.0	2.0	1647	$1,775	$1.08	25d	1	0.40mi
259 Magellan Dr Kissimmee, FL	3.0	2.0	1282	$1,795	$1.40	25d	1	0.40mi
832 Valnera Ct Kissimmee, FL	4.0	3.0	1774	$2,200	$1.24	25d	1	0.41mi
839 Valnera Ct Kissimmee, FL	4.0	2.0	1647	$1,885	$1.14	23d	1	0.42mi
330 Colonade Ct Kissimmee, FL	3.0	2.0	1152	$1,695	$1.47	4d	1	0.51mi
837 Del Prado Dr Kissimmee, FL	3.0	2.0	1080	$1,650	$1.53	25d	1	0.55mi
702 Cotulla Dr Kissimmee, FL	3.0	2.0	1176	$1,814	$1.54	8d	1	0.60mi
326 Medina Ct Kissimmee, FL	4.0	2.0	1666	$2,395	$1.44	25d	1	0.61mi
704 Swan Way Kissimmee, FL	4.0	2.5	2224	$1,900	$0.85	25d	1	0.64mi
651 Cotulla Dr Kissimmee, FL	3.0	2.0	1176	$1,629	$1.39	8d	1	0.64mi
517 Maricopa Dr Kissimmee, FL	4.0	2.5	2094	$2,500	$1.19	11d	1	0.66mi
211 Cobalt Dr Kissimmee, FL	3.0	2.0	1406	$1,830	$1.30	25d	1	0.67mi
320 Mariana Way Kissimmee, FL	4.0	2.0	1865	$2,200	$1.18	8d	1	0.69mi
520 Nogales Ct Kissimmee, FL	4.0	2.5	1771	$2,450	$1.38	8d	1	0.69mi
311 Ferrara Ct Kissimmee, FL	4.0	2.0	1668	$1,809	$1.08	23d	1	0.72mi
232 Cobalt Dr Kissimmee, FL	3.0	2.0	1609	$1,890	$1.17	3d	1	0.75mi
295 Cobalt Dr Kissimmee, FL	2.0	2.0	1323	$1,600	$1.21	25d	1	0.77mi
542 Kilimanjaro Dr Unit B Kissimmee, FL	3.0	2.0	1215	$1,600	$1.32	25d	1	0.77mi
526 Kilimanjaro Dr Unit A Kissimmee, FL	3.0	2.0	1140	$1,750	$1.54	25d	1	0.85mi
118 Pompei Dr Kissimmee, FL	4.0	3.0	1661	$2,000	$1.20	25d	1	0.87mi
913 San Rafael Way Kissimmee, FL	3.0	2.0	1329	$1,800	$1.35	8d	1	0.88mi
826 San Jose Ct Kissimmee, FL	4.0	2.0	1820	$2,110	$1.16	16d	1	0.91mi
1044 Darlington Ct Kissimmee, FL	4.0	2.0	2207	$2,059	$0.93	8d	1	0.92mi
1125 Dartford Dr Kissimmee, FL	3.0	2.0	1617	$1,695	$1.05	25d	1	0.94mi
623 Polynesian Ct Kissimmee, FL	4.0	2.0	1700	$2,500	$1.47	3d	1	0.95mi
1120 Dartford Dr Kissimmee, FL	4.0	2.0	2087	$2,199	$1.05	25d	1	0.95mi
546 Imperial Pl Unit 548 Kissimmee, FL	3.0	2.0	1230	$1,700	$1.38	25d	1	0.95mi
818 San Jose Ct Kissimmee, FL	3.0	2.0	1208	$1,690	$1.40	18d	1	0.96mi
907 Salerno Ct Kissimmee, FL	3.0	1.0	1100	$1,799	$1.64	25d	1	0.98mi
178 Aurelia Ct Kissimmee, FL	3.0	2.0	1816	$2,200	$1.21	18d	1	0.99mi
1141 Doncaster Ct Kissimmee, FL	3.0	2.0	1161	$1,719	$1.48	4d	1	1.01mi
649 Rosaro Ct Kissimmee, FL	4.0	2.0	2204	$1,919	$0.87	8d	1	1.01mi
919 Cumbran Ln Kissimmee, FL	4.0	2.0	1691	$1,890	$1.12	12d	1	1.04mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: pool

Listing history 12 events

1. 2026-05-10
   status Pending
2. 2026-05-06
   status Active
3. 2026-05-06
   price $199,000
4. 2026-04-28
   status Pending
5. 2026-04-25
   listed $229,900 Active
6. 2010-11-01
   listed $43,700
7. 2005-05-13
   soldstatus $150,000
8. 2005-05-13
   soldstatus $150,000
9. 2005-03-21
   soldstatus $150,000 236-char remark

   Show marketing remark (236 chars)

   BANK OWNED. PROPERTY WITH RECENT ROOF. IN GROUND POOL. IN OSCEOLA COUNTY. BEING SOLD 'AS IS' WITH NO REPAIRS BEING PERFORMED BY THE SELLER. SEE ALL REALTOR REMARKSOSCEOLA COUNTY. BANK OWNED. SOLD 'AS IS'. NO REPAIRS PERFORMED BY SELLER.

10. 2004-12-10
    listed $144,500 236-char remark

    Show marketing remark (236 chars)

    BANK OWNED. PROPERTY WITH RECENT ROOF. IN GROUND POOL. IN OSCEOLA COUNTY. BEING SOLD 'AS IS' WITH NO REPAIRS BEING PERFORMED BY THE SELLER. SEE ALL REALTOR REMARKSOSCEOLA COUNTY. BANK OWNED. SOLD 'AS IS'. NO REPAIRS PERFORMED BY SELLER.

11. 2000-08-15
    soldstatus $100,900
12. 1989-11-01
    soldstatus $70,100

ⓘ 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: $3,686 · $307/mo
• Projected year-2 tax: $3,686 · $307/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,709
• − Mortgage interest: −$11,147
• − Property taxes: −$3,686
• − Insurance: −$995
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$1,080
• − Depreciation: −$5,789
• Taxable loss: −$1,941
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $1,702/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 — Poinciana

• Score: 57/100
• State rank: #859
• US rank: #21760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poinciana, FL
• County: Osceola County · 410,217 people
• City population: 91,336
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 46,768
• Household income: $66,339
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 1302.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% Black 22% Two or more races 16% White 13% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 36% Cuban 3% Dominican 7%
• Common ancestry: Hispanic 8% Romanian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 42% English-only · Spanish 48% French/Haitian/Cajun 7% Arabic 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: ▼ -49.53%
• Current HPI: 295.8928
• Rent YoY: ▲ 0.82%
• 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

+183.9% since first listed

12 events — show timeline

• 2026-05-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2010-11-01 Listed $43,700 Stellar MLS as Distributed by MLS Grid
• 2005-05-13 Sold (Public Records) $150,000 Public Records
• 2005-05-13 Sold (Public Records) $150,000 Public Records
• 2005-03-21 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-10 Listed $144,500 Stellar MLS as Distributed by MLS Grid
• 2000-08-15 Sold (Public Records) $100,900 Public Records
• 1989-11-01 Sold (Public Records) $70,100 Public Records

Property tax history

+8.3%/yr

Latest (2025): $3,686 · +7.2% YoY. Source: county tax records.