Falcon Plan

Poinciana, FL 34758

$361,999F

5 bd · 3.5 ba · 2,471 sqft · Built — · SingleFamily · Active · 187 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,606/mo
• Mortgage (P&I): −$1,912
• Tax + insurance: −$608
• HOA: −$125
• Vac / Maint / Mgmt: −$547
• Net cashflow: $-586/mo
• Annual: $-7,027/yr
• Cap rate: 4.37%
• Cash-on-cash: -6.88%
• DSCR: 0.69
• 1% rule: 0.71%
• Cash to close: $102,076

Investor read

• This is a 5-bed/3.5-bath single-family listed at $362k. Condition is rated good.
• At list price, monthly cash flow is $-586 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (28.0% below list).
• It's been on market 187 days — a 12% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $261k (28.0% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• 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: Koa Elementary School (math 30% / reading 38%, grade F, #1,744 of 2,144 statewide, top 82%, 667 students, 63% FRL); Discovery Intermediate School (math 25% / reading 30%, grade F, #495 of 571 statewide, top 87%, 898 students, 62% FRL); Liberty High School (math 15% / reading 25%, grade F, #554 of 667 statewide, top 84%, 1,613 students, 52% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 27% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the Osceola average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 953 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• Osceola County population projected at +73% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At $2,606/mo this rent would consume 47% of the median local household income ($66k/yr) (locally 28% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 187 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.