603 Amazon Pl · Poinciana, FL 34759

$280,000

4 bd · 3.0 ba · 1,684 sqft · Land · 474 Days on market

Built 2025 7,000 sqft lot

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Great investment property in beautiful Poinciana Florida! This area is growing and developing with new medical facilities, stores, schools and parks. Don't miss out while prices of lots are still low and starting to rise. Poinciana is surrounded by beautiful parks for the residents to enjoy with basketball courts, baseball & soccer fields, as well as a park for your dog. Nearby is the new APV Activity Campus for a nominal fee residents can join. It includes a fitness center and community pool with its water slide splash pool feature. There is the Poinciana Community Center for residents to gather offering a spacious grand ballroom that is perfect for private parties or any special occasion. Newly opened this year is the Valencia College Campus and the new entrance ramp to Poinciana Parkway/Florida State Rd 538 with direct access to US Highway 17-92. Plenty of shopping close by at the Poinciana Town Center,

Key facts

• Ceramic flooring
• Natural light
• Growing neighborhood

Tags

• OPEN-CONCEPT LAYOUT
• WOODEN KITCHEN CABINETS
• CERAMIC FLOORING
• NATURAL LIGHT
• TOP-RATED SCHOOLS
• GROWING NEIGHBORHOOD

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single-family residence; Pre-construction (projected completion May 31, 2025); One story; North-facing
• Construction: Block construction; Shingle roof; Concrete perimeter foundation; New construction
• Exterior features: Exterior lighting; Sliding doors; Asphalt road access

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan; Stone countertops
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-286 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (25.4% below list).
• Recommended offer: $209k (25.4% below list) — sets the bar for 1% rule.

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+, schools F, amenities F.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 1151 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 36% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 474 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $95k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $280k implies a 833% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,757 (25.4% 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. It's been on market 474 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.37×
• Total profit: $-49,084
• Equity at exit: $61,214

10-year hold

• IRR: -10.6%
• Equity multiple: 0.18×
• Total profit: $-64,455
• Equity at exit: $58,993

Cash invested: $78,400 (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 34759

• Home prices YoY: -0.5%
• Rents YoY: 1.1%
• Active inventory: 1151
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-286

Break-even live

Break-even rent $2,449

Max offer price $238,639

Occupancy floor —

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1243 Amazon Ln Kissimmee, FL	4.0	2.0	1580	$1,835	$1.16	3d	1	0.11mi
610 Alafia Pl Kissimmee, FL	4.0	2.0	1636	$2,200	$1.34	23d	1	0.18mi
1364 Congo Dr Kissimmee, FL	4.0	2.0	1667	$1,750	$1.05	3d	1	0.41mi
1417 Kissimmee Ct Kissimmee, FL	3.0	2.0	1535	$1,629	$1.06	23d	1	0.63mi
1406 Orlando Pl Poinciana, FL	3.0	2.0	1257	$1,450	$1.15	3d	1	0.65mi
1402 Kissimmee Ct Kissimmee, FL	4.0	3.0	1800	$1,850	$1.03	21d	1	0.71mi
313 Amberjack Ct Kissimmee, FL	3.0	2.0	1243	$1,750	$1.41	23d	1	0.72mi
308 Bass Ct Kissimmee, FL	4.0	2.0	1614	$2,100	$1.30	3d	1	0.76mi
308 Bass Ct Kissimmee, FL	3.0	2.0	1613	$1,850	$1.15	23d	1	0.76mi
459 Rio Grande Ln Poinciana, FL	4.0	2.0	2000	$1,745	$0.87	23d	1	1.27mi
303 Shad Way Kissimmee, FL	4.0	2.0	1930	$1,999	$1.04	23d	1	1.30mi
301 Shad Way Kissimmee, FL	4.0	2.5	2134	$2,000	$0.94	21d	1	1.31mi
1701 Pilchard Dr Kissimmee, FL	4.0	2.0	1720	$2,050	$1.19	23d	1	1.36mi
1658 Redfin Dr Kissimmee, FL	4.0	2.0	1661	$1,810	$1.09	3d	1	1.43mi
1660 Redfin Dr Kissimmee, FL	4.0	2.0	1661	$1,975	$1.19	3d	1	1.44mi
1662 Redfin Dr Kissimmee, FL	4.0	2.5	1852	$1,940	$1.05	23d	1	1.45mi
352 Kingfish Dr Kissimmee, FL	4.0	2.0	1670	$1,950	$1.17	23d	1	1.46mi
1731 Minnow Ct Kissimmee, FL	3.0	2.0	1209	$1,750	$1.45	23d	1	1.46mi
223 Grouper Ct Kissimmee, FL	3.0	2.0	1475	$1,595	$1.08	23d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $280,000 Active 474 DOM
2. 2026-06-17
   days on market $280,000 Active 473 DOM
3. 2026-06-16
   days on market $280,000 Active 472 DOM
4. 2026-06-15
   days on market $280,000 Active 471 DOM
5. 2026-06-13
   days on market $280,000 Active 469 DOM
6. 2026-06-10
   days on market $280,000 Active 466 DOM
7. 2026-06-09
   days on market $280,000 Active 465 DOM
8. 2026-06-08
   days on market $280,000 Active 464 DOM
9. 2026-06-07
   days on market $280,000 Active 463 DOM
10. 2026-06-05
    days on market $280,000 Active 460 DOM
11. 2026-06-03
    days on market $280,000 Active 458 DOM
12. 2026-06-01
    days on market $280,000 Active 457 DOM
13. 2026-05-31
    days on market $280,000 Active 456 DOM
14. 2026-03-05
    price $280,000
15. 2026-02-03
    price $320,000
16. 2025-10-20
    price $365,000
17. 2025-03-01
    listed $375,000 Active
18. 2024-05-23
    soldstatus $30,000
19. 2023-09-17
    historical
20. 2023-05-25
    price $54,000
21. 2023-04-28
    price $59,000
22. 2023-03-17
    listed $60,000 Active
23. 2018-07-03
    soldstatus $10,000
24. 2018-06-29
    soldstatus $10,000 Sold 927-char remark

    Show marketing remark (927 chars)

    Great investment property in beautiful Poinciana Florida! This area is growing and developing with new medical facilities, stores, schools and parks. Don't miss out while prices of lots are still low and starting to rise. Poinciana is surrounded by beautiful parks for the residents to enjoy with basketball courts, baseball & soccer fields, as well as a park for your dog. Nearby is the new APV Activity Campus for a nominal fee residents can join. It includes a fitness center and community pool with its water slide splash pool feature. There is the Poinciana Community Center for residents to gather offering a spacious grand ballroom that is perfect for private parties or any special occasion. Newly opened this year is the Valencia College Campus and the new entrance ramp to Poinciana Parkway/Florida State Rd 538 with direct access to US Highway 17-92. Plenty of shopping close by at the Poinciana Town Center,

25. 2018-06-08
    status Pending 927-char remark

    Show marketing remark (927 chars)

    Great investment property in beautiful Poinciana Florida! This area is growing and developing with new medical facilities, stores, schools and parks. Don't miss out while prices of lots are still low and starting to rise. Poinciana is surrounded by beautiful parks for the residents to enjoy with basketball courts, baseball & soccer fields, as well as a park for your dog. Nearby is the new APV Activity Campus for a nominal fee residents can join. It includes a fitness center and community pool with its water slide splash pool feature. There is the Poinciana Community Center for residents to gather offering a spacious grand ballroom that is perfect for private parties or any special occasion. Newly opened this year is the Valencia College Campus and the new entrance ramp to Poinciana Parkway/Florida State Rd 538 with direct access to US Highway 17-92. Plenty of shopping close by at the Poinciana Town Center,

26. 2018-05-17
    listed $12,500 Active 927-char remark

    Show marketing remark (927 chars)

    Great investment property in beautiful Poinciana Florida! This area is growing and developing with new medical facilities, stores, schools and parks. Don't miss out while prices of lots are still low and starting to rise. Poinciana is surrounded by beautiful parks for the residents to enjoy with basketball courts, baseball & soccer fields, as well as a park for your dog. Nearby is the new APV Activity Campus for a nominal fee residents can join. It includes a fitness center and community pool with its water slide splash pool feature. There is the Poinciana Community Center for residents to gather offering a spacious grand ballroom that is perfect for private parties or any special occasion. Newly opened this year is the Valencia College Campus and the new entrance ramp to Poinciana Parkway/Florida State Rd 538 with direct access to US Highway 17-92. Plenty of shopping close by at the Poinciana Town Center,

27. 2007-04-11
    soldstatus $20,000
28. 2007-04-05
    soldstatus $20,000
29. 2007-03-01
    listed $28,000
30. 2004-05-24
    soldstatus $6,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,051
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$8,145
• Taxable loss: −$8,387
• Est. tax savings @ 24.0%: +$2,013
• After-tax cash flow: $-1,417/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: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 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: Polk County · 740,051 people
• City population: 91,336
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 44,568
• Household income: $69,373
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 1186.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 55% White 21% Two or more races 20% Black 19%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 49% English-only · Spanish 48% French/Haitian/Cajun 2%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.48%
• Current HPI: 276.6861
• Rent YoY: ▲ 1.14%
• Metro: Lakeland-Winter Haven, 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

+4566.7% since first listed

17 events — show timeline

• 2026-03-05 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-01 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-23 Sold (Public Records) $30,000 Public Records
• 2023-09-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-05-25 Price Changed $54,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-28 Price Changed $59,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-17 Listed $60,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-03 Sold (Public Records) $10,000 Public Records
• 2018-06-29 Sold (MLS) $10,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-17 Listed $12,500 Stellar MLS as Distributed by MLS Grid
• 2007-04-11 Sold (Public Records) $20,000 Public Records
• 2007-04-05 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-01 Listed $28,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-24 Sold (Public Records) $6,000 Public Records

Property tax history

+24.3%/yr

Latest (2025): $520 · +0.0% YoY. Source: county tax records.