2620 Einwood Dr · Campbell, FL 34758

$239,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 101 Days on market

Built 1992 7,187 sqft lot Est $218k · 10% over $160/mo HOA · 7% of rent

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Why this score? — see what drove the D+ 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 +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• ARV discount +2.9/15.0
• 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

CASH ONLY - the is a beautiful 1992 home that needs some TLC. Needs a roof and interior remodel. Can close quickly. Call asap this fix this beauty up and either resale or make it your own! It has a nice creek in the back yard and fun amenities including a pool in the HOA. The neighborhood is well manicured and homes are on spacious lots. The home has great floorplan features such as a back patio with a view of a creek in the back yard and a conservation view, spacious open split floor plan. The primary bathroom has 2 closets with dual sinks, carport and exterior storage. The utility room is conveniently located inside. The windows, subfloors, siding, skirt, landscaping are in good condition. The home needs HVAC, flooring, walls, kitchen, bathrooms and paint. Call me today for a showing! This will not last.

Key facts

• New appliances
• Updated cabinetry
• New roof

Tags

• EASY ACCESS TO MAJOR HIGHWAYS
• NEW ROOF
• NEW VINYL FLOORING
• REFRESHED KITCHEN
• NEW APPLIANCES
• UPDATED CABINETRY

Property features AI

Finance

• Other: Lot size approx. 0.17 acres; Total rooms: 5; Living area approximately 1,512 square feet
• HOA & community: HOA: POINCIANA VILLAGE NIE; Monthly HOA fee $160 (required); Annual HOA fees $1,920; Pets allowed

Exterior

• Parking: Open parking; Carport (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home (double wide); Residential property; Single-story; Multi/split levels; Facing east; Completed condition
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Storage; Tennis court(s); Asphalt road access; Lot dimensions approx. 60 x 120

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Indoor grill; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.2% in Campbell — 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 58/100 on livability (#848 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment 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: Sunrise Elementary School (math 38% / reading 41%, grade F, #1,513 of 2,144 statewide, top 73%, 1,068 students, 51% FRL); Poinciana High School (math 24% / reading 31%, grade F, #470 of 667 statewide, top 71%, 2,455 students, 48% FRL).
• Market conditions: Rents flat; 604 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 44% 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 $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 101 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $110k; list at $240k implies a 118% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $217,728
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2631 Mcdaniel Dr	0.13mi	3/2.0	1,458 (-4%)	8mo	$245,000	$168	81
205 Albatross Way	0.25mi	3/2.0	1,352 (-11%)	8mo	$195,000	$144	64
202 Ellsworth Ct	0.37mi	2/2.0 (-1)	1,554 (+3%)	12mo	$215,000	$138	64

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-25,387
• Equity at exit: $35,770

10-year hold

• IRR: -4.6%
• Equity multiple: 0.73×
• Total profit: $-18,366
• Equity at exit: $20,742

Cash invested: $67,172 (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: 604
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,407 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$100
• HOA: −$160
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $293

Break-even live

Break-even rent $2,036

Max offer price $239,900

Occupancy floor 83%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2253 Sheboygan Pl Kissimmee, FL	3.0	2.0	1832	$2,100	$1.15	11d	1	0.44mi
2362 Barton Bay Ct Kissimmee, FL	3.0	2.0	1844	$1,950	$1.06	23d	1	0.49mi
4497 Bluff Oak Loop Kissimmee, FL	3.0	2.0	2115	$2,290	$1.08	3d	1	0.85mi
2443 Grey Hawk Dr Kissimmee, FL	3.0	2.0	1662	$2,450	$1.47	16d	1	0.85mi
2449 Grey Hawk Dr Kissimmee, FL	3.0	2.0	1662	$2,450	$1.47	16d	1	0.85mi
2533 Old Kent Cir Kissimmee, FL	4.0	3.0	1888	$2,000	$1.06	14d	1	0.92mi
2562 Grey Hawk Dr Kissimmee, FL	4.0	2.5	1662	$2,650	$1.59	4d	1	0.98mi
2566 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	4d	1	0.98mi
2570 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	4d	1	0.99mi
2574 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	4d	1	0.99mi
2578 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	4d	1	1.00mi
2578 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,450	$1.47	20d	1	1.00mi
2582 Grey Hawk Dr Kissimmee, FL	4.0	2.5	1662	$2,650	$1.59	4d	1	1.00mi
2571 Grey Hawk Dr Kissimmee, FL	3.0	2.5	1662	$2,500	$1.50	16d	1	1.01mi
2626 Ham Brown Rd Kissimmee, FL	3.0–4.0	2.5	1936	$2,320	$1.20	3d	16	1.03mi
1918 Ancestry Trl Kissimmee, FL	3.0	2.0	1432	$2,200	$1.54	23d	1	1.06mi
2653 Broadwing St Kissimmee, FL	4.0	2.0	1903	$2,700	$1.42	14d	1	1.11mi
4967 Pall Mall St Kissimmee, FL	4.0	3.0	1741	$2,500	$1.44	4d	1	1.14mi
4986 Thames St Kissimmee, FL	4.0	3.0	1744	$2,500	$1.43	23d	1	1.23mi
4301 Twisted Twig Bnd Kissimmee, FL	3.0	2.0	1267	$2,300	$1.82	23d	1	1.31mi
4269 Nightcaps Way Kissimmee, FL	3.0	2.0	1555	$2,500	$1.61	23d	1	1.32mi
1918 Birnham Wood Bnd Kissimmee, FL	3.0	2.0	1551	$2,099	$1.35	23d	1	1.33mi
4207 Mountain Laurel Ln Kissimmee, FL	3.0	2.0	1260	$2,600	$2.06	23d	1	1.39mi
4213 Patterson Cv Kissimmee, FL	3.0	2.0	1700	$2,490	$1.46	23d	1	1.40mi
2359 Pocky Way Kissimmee, FL	3.0	2.0	1560	$2,300	$1.47	23d	1	1.42mi
2293 Pocky Way Kissimmee, FL	4.0	2.0	1854	$2,490	$1.34	23d	1	1.44mi
4327 Babbling Brook Way Kissimmee, FL	3.0	2.0	1444	$2,000	$1.39	2d	1	1.47mi
1814 Lindens St Kissimmee, FL	3.0	2.5	1463	$2,200	$1.50	23d	1	1.48mi

HOA detail

• Monthly dues: $160 · $1,920/yr
• Likely covers: landscapingpool

Listing history 18 events

1. 2026-06-07
   statusdays on market $239,900 Pending 101 DOM
2. 2026-06-04
   days on market $239,900 Active 99 DOM
3. 2026-06-03
   days on market $239,900 Active 98 DOM
4. 2026-06-02
   days on market $239,900 Active 97 DOM
5. 2026-06-02
   days on market $239,900 Active 96 DOM
6. 2026-05-31
   days on market $239,900 Active 95 DOM
7. 2026-03-16
   price $239,900
8. 2026-02-25
   listed $249,999 Active
9. 2025-07-28
   soldstatus $110,000
10. 2025-07-24
    soldstatus $110,000 Closed 817-char remark

    Show marketing remark (817 chars)

    CASH ONLY - the is a beautiful 1992 home that needs some TLC. Needs a roof and interior remodel. Can close quickly. Call asap this fix this beauty up and either resale or make it your own! It has a nice creek in the back yard and fun amenities including a pool in the HOA. The neighborhood is well manicured and homes are on spacious lots. The home has great floorplan features such as a back patio with a view of a creek in the back yard and a conservation view, spacious open split floor plan. The primary bathroom has 2 closets with dual sinks, carport and exterior storage. The utility room is conveniently located inside. The windows, subfloors, siding, skirt, landscaping are in good condition. The home needs HVAC, flooring, walls, kitchen, bathrooms and paint. Call me today for a showing! This will not last.

11. 2025-07-22
    status Pending 817-char remark

    Show marketing remark (817 chars)

    CASH ONLY - the is a beautiful 1992 home that needs some TLC. Needs a roof and interior remodel. Can close quickly. Call asap this fix this beauty up and either resale or make it your own! It has a nice creek in the back yard and fun amenities including a pool in the HOA. The neighborhood is well manicured and homes are on spacious lots. The home has great floorplan features such as a back patio with a view of a creek in the back yard and a conservation view, spacious open split floor plan. The primary bathroom has 2 closets with dual sinks, carport and exterior storage. The utility room is conveniently located inside. The windows, subfloors, siding, skirt, landscaping are in good condition. The home needs HVAC, flooring, walls, kitchen, bathrooms and paint. Call me today for a showing! This will not last.

12. 2025-07-19
    price $125,000 817-char remark

    Show marketing remark (817 chars)

    CASH ONLY - the is a beautiful 1992 home that needs some TLC. Needs a roof and interior remodel. Can close quickly. Call asap this fix this beauty up and either resale or make it your own! It has a nice creek in the back yard and fun amenities including a pool in the HOA. The neighborhood is well manicured and homes are on spacious lots. The home has great floorplan features such as a back patio with a view of a creek in the back yard and a conservation view, spacious open split floor plan. The primary bathroom has 2 closets with dual sinks, carport and exterior storage. The utility room is conveniently located inside. The windows, subfloors, siding, skirt, landscaping are in good condition. The home needs HVAC, flooring, walls, kitchen, bathrooms and paint. Call me today for a showing! This will not last.

13. 2025-07-18
    status Active 817-char remark

    Show marketing remark (817 chars)

    CASH ONLY - the is a beautiful 1992 home that needs some TLC. Needs a roof and interior remodel. Can close quickly. Call asap this fix this beauty up and either resale or make it your own! It has a nice creek in the back yard and fun amenities including a pool in the HOA. The neighborhood is well manicured and homes are on spacious lots. The home has great floorplan features such as a back patio with a view of a creek in the back yard and a conservation view, spacious open split floor plan. The primary bathroom has 2 closets with dual sinks, carport and exterior storage. The utility room is conveniently located inside. The windows, subfloors, siding, skirt, landscaping are in good condition. The home needs HVAC, flooring, walls, kitchen, bathrooms and paint. Call me today for a showing! This will not last.

14. 2025-07-18
    price $150,000 817-char remark

    Show marketing remark (817 chars)

    CASH ONLY - the is a beautiful 1992 home that needs some TLC. Needs a roof and interior remodel. Can close quickly. Call asap this fix this beauty up and either resale or make it your own! It has a nice creek in the back yard and fun amenities including a pool in the HOA. The neighborhood is well manicured and homes are on spacious lots. The home has great floorplan features such as a back patio with a view of a creek in the back yard and a conservation view, spacious open split floor plan. The primary bathroom has 2 closets with dual sinks, carport and exterior storage. The utility room is conveniently located inside. The windows, subfloors, siding, skirt, landscaping are in good condition. The home needs HVAC, flooring, walls, kitchen, bathrooms and paint. Call me today for a showing! This will not last.

15. 2025-07-17
    listed $149,000 Active 817-char remark

    Show marketing remark (817 chars)

    CASH ONLY - the is a beautiful 1992 home that needs some TLC. Needs a roof and interior remodel. Can close quickly. Call asap this fix this beauty up and either resale or make it your own! It has a nice creek in the back yard and fun amenities including a pool in the HOA. The neighborhood is well manicured and homes are on spacious lots. The home has great floorplan features such as a back patio with a view of a creek in the back yard and a conservation view, spacious open split floor plan. The primary bathroom has 2 closets with dual sinks, carport and exterior storage. The utility room is conveniently located inside. The windows, subfloors, siding, skirt, landscaping are in good condition. The home needs HVAC, flooring, walls, kitchen, bathrooms and paint. Call me today for a showing! This will not last.

16. 1997-10-16
    soldstatus $64,000
17. 1992-07-10
    soldstatus $15,900
18. 1981-10-01
    soldstatus $52,800

ⓘ 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: $1,089 · $91/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$902/yr (+$75/mo · 82.8%)

ⓘ 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 · 22 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: $28,885
• − Mortgage interest: −$13,438
• − Property taxes: −$1,089
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − HOA: −$1,920
• − Depreciation: −$6,979
• Taxable loss: −$362
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $3,601/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 — Campbell

• Score: 58/100
• State rank: #848
• US rank: #21421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Osceola County · 410,217 people
• City population: 60,595
• 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

+354.4% since first listed

12 events — show timeline

• 2026-03-16 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Listed $249,999 Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Sold (Public Records) $110,000 Public Records
• 2025-07-24 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-19 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 1997-10-16 Sold (Public Records) $64,000 Public Records
• 1992-07-10 Sold (Public Records) $15,900 Public Records
• 1981-10-01 Sold (Public Records) $52,800 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,089 · +9.1% YoY. Source: county tax records.