5112 Loyalty Dr Unit M · St. Cloud, FL 34772

$388,390

4 bd · 3.0 ba · 2,175 sqft · SingleFamily · 1 Days on market

Built 2026 Excellent condition $179/sqft · 7% below area Est $418k · 7% under

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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).

• ARV discount +10.7/15.0
• Cash flow +6.8/30.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This new four-bedroom home offers convenient single-story living. Three secondary bedrooms are located near the front of the home off the foyer, near a versatile flex space ready to be used as an office or studio. An open-concept floorplan blends the kitchen, living and dining areas with easy access to a covered patio, while a luxe owner's suite is nestled into a private rear corner, providing direct access to a full bathroom with dual sinks and a walk-in closet.

Key facts

• Single-story living
• Flex space
• Walk-in closet

Tags

• SINGLE-STORY LIVING
• FLEX SPACE
• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• OWNER'S SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $388k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-595 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (31.9% below list).
• Recommended offer: $264k (31.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Neptune Elementary School (math 42% / reading 44%, grade F, #1,366 of 2,144 statewide, top 64%, 993 students, 46% FRL); Neptune Middle School (math 49% / reading 48%, grade C-, #274 of 571 statewide, top 50%, 978 students, 44% FRL); St. Cloud High School (math 32% / reading 50%, grade F, #289 of 667 statewide, top 44%, 2,264 students, 51% FRL).
• Market conditions: Rents rising (+2.3%/yr); 1459 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 32% of the median local income ($98k/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 $3k of loan paydown is wiped out by about $12k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $264,383 (31.9% below list)

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.68% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.57%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $417,866
• List price: $388,390
• Delta: -7.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5095 Flaxleaf St	0.04mi	4/2.0	2,175 (0%)	1mo	$445,690	$205	93
5103 Arrowfeather Ct	0.08mi	4/2.0	2,175 (0%)	1mo	$444,727	$204	92
5140 Natalia Dr	0.16mi	4/2.5	2,071 (-5%)	1mo	$373,874	$181	82
5136 Natalia Dr	0.16mi	4/2.5	2,071 (-5%)	1mo	$363,990	$176	81
5148 Natalia Dr	0.17mi	4/2.5	2,071 (-5%)	1mo	$377,968	$183	81
5109 Marlberry Ct	0.18mi	4/2.5	2,071 (-5%)	2mo	$370,490	$179	80
5105 Marlberry Ct	0.18mi	4/2.5	2,071 (-5%)	2mo	$391,490	$189	80
5113 Flaxleaf St	0.02mi	4/4.0	2,366 (+9%)	1mo	$488,240	$206	79
5101 Flaxleaf St	0.03mi	4/4.0	2,366 (+9%)	2mo	$487,990	$206	78
5161 Flaxleaf St	0.08mi	4/4.0	2,366 (+9%)	0mo	$252,240	$107	78
5126 Flaxleaf St	0.06mi	4/4.0	2,366 (+9%)	2mo	$468,240	$198	77
5150 Flaxleaf St	0.08mi	4/4.0	2,366 (+9%)	1mo	$483,490	$204	77

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.06×
• Total profit: $-102,670
• Equity at exit: $57,910

10-year hold

• IRR: -30.6%
• Equity multiple: -0.34×
• Total profit: $-145,557
• Equity at exit: $33,581

Cash invested: $108,749 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 33 active · 67 under contract
• Months of supply: 2.8 mo (35%/mo absorbed)
• Median asking: $424,890 ($198/sqft)
• Median days on market: 31 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: -3.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34772

• Home prices YoY: -32.5%
• Rents YoY: 2.3%
• Active inventory: 1459
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,644 high
• Mortgage (P&I): −$2,037
• Tax est. 1.5%: −$485 /mo · $5,826/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-595

Break-even live

Break-even rent $3,398

Max offer price $302,227

Occupancy floor —

Sensitivity live

Price	-10% $-327	-5% $-461	+0% $-595	+5% $-730	+10% $-864
Rent	-10% $-804	-5% $-700	+0% $-595	+5% $-491	+10% $-387
Rate	-1.0pp $-400	-0.5pp $-497	base $-595	+0.5pp $-696	+1.0pp $-798

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: $97,098
• Closing costs: $11,652
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5107 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,500	$1.21	162d	1	0.02mi
5115 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,490	$1.20	10d	1	0.02mi
5115 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,490	$1.20	155d	1	0.02mi
5123 Loyalty Dr Saint Cloud, FL	4.0	2.5	2047	$2,450	$1.20	3d	1	0.03mi
5113 Flaxleaf St Saint Cloud, FL	3.0	2.0	2066	$2,400	$1.16	10d	1	0.03mi
5101 Flaxleaf St Saint Cloud, FL	3.0	2.0	2366	$2,200	$0.93	37d	1	0.04mi
5100 Clay Whaley Rd Unit 5100 St Cloud, FL	3.0	2.5	1823	$2,250	$1.23	164d	1	0.05mi
5098 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,200	$1.32	120d	1	0.05mi
5116 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,200	$1.32	109d	1	0.05mi
5118 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,100	$1.26	132d	1	0.05mi
5120 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,230	$1.22	112d	1	0.05mi
5134 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,100	$1.15	10d	1	0.06mi
4443 Vibernum Ave Saint Cloud, FL	3.0	2.0	1760	$2,200	$1.25	10d	1	0.06mi
4443 Vibernum Ave Unit A St Cloud, FL	3.0	2.0	1827	$2,200	$1.20	10d	1	0.06mi
5136 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,100	$1.26	38d	1	0.06mi
5138 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,000	$1.10	50d	1	0.06mi
5151 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,750	$1.33	164d	1	0.07mi
5140 Clay Whaley Rd Saint Cloud, FL	4.0	2.5	2088	$2,300	$1.10	74d	1	0.07mi
5126 Flaxleaf St Saint Cloud, FL	3.0	2.0	2366	$2,300	$0.97	24d	1	0.07mi
5096 Flaxleaf St Saint Cloud, FL	4.0	3.0	2366	$2,600	$1.10	87d	1	0.07mi
5144 Flaxleaf St Saint Cloud, FL	4.0	3.0	2366	$3,600	$1.52	10d	1	0.08mi
5121 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1850	$2,299	$1.24	38d	1	0.09mi
5156 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,150	$1.18	87d	1	0.09mi
5097 Arrowfeather Ct Saint Cloud, FL	4.0	3.0	2366	$3,600	$1.52	139d	1	0.09mi
5097 Arrowfeather Ct Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	139d	1	0.09mi
5133 Arrowfeather Ct Saint Cloud, FL	4.0	3.0	2175	$2,900	$1.33	101d	1	0.09mi
5156 Flaxleaf St Saint Cloud, FL	3.0	2.0	2366	$2,550	$1.08	53d	1	0.10mi
5175 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,400	$1.16	85d	1	0.10mi
5172 Clay Whaley Rd Unit TH-5172 St Cloud, FL	3.0	2.5	1823	$2,100	$1.15	112d	1	0.11mi
5172 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,100	$1.15	116d	1	0.11mi
5179 Loyalty Dr Saint Cloud, FL	3.0	2.5	1782	$2,400	$1.35	10d	1	0.11mi
5174 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,290	$1.38	164d	1	0.11mi
5176 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,100	$1.26	101d	1	0.12mi
5178 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,200	$1.21	109d	1	0.12mi
5134 Arrowfeather Ct Saint Cloud, FL	4.0	3.0	2366	$2,800	$1.18	74d	1	0.12mi
5134 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1825	$2,350	$1.29	158d	1	0.12mi
5187 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,395	$1.16	74d	1	0.12mi
4389 Vibernum Ave Saint Cloud, FL	5.0	3.0	2546	$2,750	$1.08	103d	1	0.13mi
4389 Vibernum Ave Saint Cloud, FL	5.0	3.0	2546	$3,050	$1.20	23d	1	0.13mi
5191 Loyalty Dr Saint Cloud, FL	3.0	2.5	1782	$2,250	$1.26	164d	1	0.13mi

Taxation est. · year 1

• Rental income: $31,726
• − Mortgage interest: −$21,756
• − Property taxes: −$5,826
• − Insurance: −$1,942
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − Depreciation: −$11,299
• Taxable loss: −$14,172
• Est. tax savings @ 24.0%: +$3,401
• After-tax cash flow: $-3,744/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.

Condition & rehab AI · 23 photos

Excellent 95/100 None rehab

This four-bedroom home offers a modern and well-maintained interior with a good condition exterior. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the flooring with a more durable material — A more durable flooring option can improve the home's value and reduce maintenance costs. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Adding smart home features — Smart home features can improve convenience and increase the home's value. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and increase the home's value. ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Neptune Elementary School F FL #1,366/2,144 Nat'l #17,525/41,679 Middle Neptune Middle School C- FL #274/571 Nat'l #3,846/14,009 High St. Cloud High School F FL #289/667 Nat'l #7,961/17,239

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 · 447,624 people
• City population: 29,247
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 35,390
• Household income: $97,868
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 44% Hispanic / Latino 44% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 20% Cuban 2% Dominican 6%
• Languages at home: 60% English-only · Spanish 36% German/W. Germanic 1% Other Indo-European 1%

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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: ▼ -132.55%
• Current HPI: 274.6517
• Rent YoY: ▲ 2.30%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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