5483 Okaloosa Ave · Kissimmee, FL 33848

$175,000

3 bd · 2.0 ba · 1,902 sqft · SingleFamily public records · 35 Days on market

Built 1978

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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
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Short Sale third party approval required. Bank is local and responds to offers within a week. "AS IS"

Key facts

• Tile floors
• Corner lot
• New roof

Tags

• CORNER LOT
• CHAIN LINK FENCED IN BACK YARD
• NEW ROOF
• TILE FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.5% in Kissimmee — 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 77/100 on livability (#181 in FL, #2,841 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime D-, employment D-.
• 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: 10 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Osceola County population projected at +73% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago 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 $28k; list at $175k implies a 514% 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.51%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $370,890
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1447 Nocatee St	0.05mi	3/2.0	1,656 (-13%)	4mo	$328,000	$198	73
1665 Hope St	0.59mi	3/2.0	1,896 (-0%)	3mo	$245,000	$129	70
1471 Hicpochee St	0.43mi	4/2.0 (+1)	1,669 (-12%)	18mo	$325,000	$195	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 3.93×
• Total profit: $143,400
• Equity at exit: $157,654

10-year hold

• IRR: 32.7%
• Equity multiple: 8.84×
• Total profit: $384,348
• Equity at exit: $339,987

Cash invested: $49,000 (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 33848

• Home prices YoY: 2.2%
• Active inventory: 10
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,323 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$89 /mo · $1,068/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $756

Break-even live

Break-even rent $1,367

Max offer price $175,000

Occupancy floor 62%

Sensitivity live

Price	-10% $855	-5% $805	+0% $756	+5% $706	+10% $657
Rent	-10% $572	-5% $664	+0% $756	+5% $848	+10% $939
Rate	-1.0pp $844	-0.5pp $800	base $756	+0.5pp $710	+1.0pp $664

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5010 Greenbank Ln Kissimmee, FL	4.0	2.5	1917	$2,300	$1.20	4d	1	1.31mi
5002 Greenbank Ln Kissimmee, FL	4.0	2.5	1868	$2,350	$1.26	4d	1	1.31mi
1248 Wispy Cypress Dr Kissimmee, FL	4.0	2.5	1868	$2,300	$1.23	5d	1	1.45mi
5003 Royal Point Ave Kissimmee, FL	3.0	2.0	1424	$2,350	$1.65	24d	1	1.47mi

Listing history 19 events

1. 2026-06-16
   days on market $175,000 Active 35 DOM
2. 2026-06-15
   days on market $175,000 Active 34 DOM
3. 2026-06-13
   days on market $175,000 Active 32 DOM
4. 2026-06-13
   days on market $175,000 Active 31 DOM
5. 2026-06-10
   days on market $175,000 Active 28 DOM
6. 2026-06-08
   days on market $175,000 Active 27 DOM
7. 2026-06-07
   days on market $175,000 Active 26 DOM
8. 2026-06-04
   days on market $175,000 Active 23 DOM
9. 2026-06-03
   days on market $175,000 Active 22 DOM
10. 2026-06-02
    days on market $175,000 Active 21 DOM
11. 2026-06-02
    days on market $175,000 Active 20 DOM
12. 2026-05-31
    days on market $175,000 Active 19 DOM
13. 2026-05-12
    listed $175,000 Active
14. 2012-03-01
    soldstatus $28,500 111-char remark

    Show marketing remark (111 chars)

    Short Sale third party approval required. Bank is local and responds to offers within a week. "AS IS"

15. 2012-01-20
    listed $29,000 111-char remark

    Show marketing remark (111 chars)

    Short Sale third party approval required. Bank is local and responds to offers within a week. "AS IS"

16. 2009-06-18
    listed $120,000
17. 2007-07-18
    listed $99,000
18. 2007-04-26
    soldstatus $60,000
19. 1984-03-01
    soldstatus $19,000

ⓘ 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: $1,068 · $89/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$384/yr (+$32/mo · 36.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $27,880
• − Mortgage interest: −$9,803
• − Property taxes: −$1,068
• − Insurance: −$875
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$5,091
• Taxable income: $6,582
• Est. tax owed @ 24.0%: −$1,580
• After-tax cash flow: $7,489/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 — Kissimmee

• Score: 77/100
• State rank: #181
• US rank: #2841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 196,187
• Population (ZIP): 326

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 0.63)
• Race & ethnicity: Hispanic / Latino 49% Black 26% White 25%
• Hispanic origin (detail): Mexican 28% Puerto Rican 21%
• Common ancestry: Danish 10% Italian 6%
• Foreign-born: 28% · Canada
• Languages at home: 54% English-only · Spanish 46%

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: ▲ 11.95%
• Current HPI: 547.3122
• Rent YoY: —
• Metro: —
• 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

+821.1% since first listed

7 events — show timeline

• 2026-05-12 Listed $175,000 FSBO.com
• 2012-03-01 Sold (MLS) $28,500 Stellar MLS as Distributed by MLS Grid
• 2012-01-20 Listed $29,000 Stellar MLS as Distributed by MLS Grid
• 2009-06-18 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-18 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-26 Sold (Public Records) $60,000 Public Records
• 1984-03-01 Sold (Public Records) $19,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,068 · +9.3% YoY. Source: county tax records.