5069 Starling Bird Ln · St. Cloud, FL 34771

$427,990

5 bd · 3.0 ba · 2,603 sqft · Land · 30 Days on market

Built 2026 4,400 sqft lot $115/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• DSCR +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 5 Bedroom, 3 Bathroom Talbot Bungalow Home Complete with a Front Porch, a Covered Lanai, White Cabinetry, Quartz Countertops, Tile Backsplash, Refrigerator, Washer, Dryer, and Blinds

Key facts

• Large loft area
• Expansive kitchen
• Covered lanai

Tags

• EXPANSIVE KITCHEN
• COVERED LANAI
• WRAP-AROUND STAIRCASE
• SPA-INSPIRED EN SUITE BATHROOM
• LARGE LOFT AREA
• SMART HOME FEATURES

Property features AI

Finance

• Other: Home warranty available; Builder license: CGC1516628; Lot approximately 0.1 acre (40x110)
• Financial info: Lease restrictions apply
• HOA & community: HOA required (The Landing's at Live Oak Homeowner's Association); Monthly HOA fee $115; HOA covers cable TV, pool, internet, recreational facilities, trash; Community amenities: pool, playground, recreation facilities, trails, community mailbox, street lights; Pets allowed

Exterior

• Parking: Attached 2-car garage (20x20); Driveway; Garage door opener; Garage faces rear
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Internet available; Underground utilities; Water connected; Sewer connected
• Home design: Single family residence; Two stories; Under construction (projected completion June 2, 2026); North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction by Pulte Homes (model: Talbot)
• Exterior features: Covered rear porch; Lighting; Sidewalk; Sliding doors; Irrigation equipment; Drip irrigation / reclaimed water irrigation; Cleared and landscaped lot; Florida-friendly/native landscaping; Paved public road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone countertops
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating and cooling; Electric heat pump; Central air
• Interior features: Eat-in kitchen; Living room/dining room combo; Open floorplan; Pest guard system; Split bedroom plan; Stone counters; Thermostat; Walk-in closets; Blinds; Double pane and insulated windows; Loft; Home has smoke detectors
• Laundry & utility: Laundry room on upper level; Washer; Dryer; Electric water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $428k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (32.2% below list).
• Recommended offer: $290k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% in St. Cloud — 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: area grade F — 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: Hickory Tree Elementary School (math 64% / reading 59%, grade B, #634 of 2,144 statewide, top 30%, 795 students, 48% FRL); St. Cloud Middle School (math 52% / reading 50%, grade C, #237 of 571 statewide, top 43%, 1,229 students, 60% FRL); Harmony High School (math 40% / reading 46%, grade F, #255 of 667 statewide, top 39%, 2,822 students, 42% FRL).
• Market conditions: Rents rising (+3.0%/yr); 1396 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 36% of the median local income ($97k/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 $13k 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 30 days — a 2% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $290,078 (32.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.68% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-89,890
• Equity at exit: $63,815

10-year hold

• IRR: -15.6%
• Equity multiple: 0.12×
• Total profit: $-105,022
• Equity at exit: $37,005

Cash invested: $119,837 (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 34771

• Home prices YoY: -30.0%
• Rents YoY: 3.0%
• Active inventory: 1396
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,901 high
• Mortgage (P&I): −$2,244
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$178
• HOA: −$115
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-321

Break-even live

Break-even rent $3,307

Max offer price $371,334

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-200	+0% $-321	+5% $-929	+10% $-1,077
Rent	-10% $-550	-5% $-435	+0% $-321	+5% $-206	+10% $-92
Rate	-1.0pp $-105	-0.5pp $-212	base $-321	+0.5pp $-432	+1.0pp $-544

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: $106,998
• Closing costs: $12,840
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2099 Tay Wes Dr Saint Cloud, FL	4.0	2.5	2203	$2,600	$1.18	0d	1	0.20mi
2071 Tay Wes Dr Saint Cloud, FL	5.0	3.0	2460	$2,700	$1.10	25d	1	0.20mi
5192 Chickadee St Saint Cloud, FL	4.0	3.0	2204	$2,490	$1.13	25d	1	0.38mi
5182 Flycatcher Ct Saint Cloud, FL	4.0	3.0	2306	$2,700	$1.17	25d	1	0.42mi
2286 Nuthatch St Saint Cloud, FL	4.0	3.0	2204	$2,490	$1.13	22d	1	0.43mi
2128 Live Oak Lake Rd Saint Cloud, FL	4.0	2.0	2146	$2,200	$1.03	0d	1	0.50mi
1883 Green Dragon Dr Saint Cloud, FL	4.0	2.0	1767	$2,495	$1.41	0d	1	0.54mi
5133 Foxtail Fern Way Saint Cloud, FL	5.0	3.0	2674	$2,681	$1.00	9d	1	0.63mi
1859 Castleton Dr Saint Cloud, FL	4.0	2.0	2064	$2,490	$1.21	6d	1	0.91mi
1842 Castleton Dr Saint Cloud, FL	4.0	2.0	1859	$2,419	$1.30	5d	1	0.92mi
5314 Amersham Ln Saint Cloud, FL	4.0	3.0	2110	$650	$0.31	5d	1	1.28mi
1742 Chatsworth Cir Saint Cloud, FL	4.0	2.5	3342	$3,000	$0.90	25d	1	1.40mi
5574 Bakewell Pl Saint Cloud, FL	4.0	2.0	1957	$2,350	$1.20	23d	1	1.48mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 17 events

1. 2026-06-21
   days on market $427,990 Active 30 DOM
2. 2026-06-18
   days on market $427,990 Active 27 DOM
3. 2026-06-17
   pricedays on market $427,990 Active 26 DOM
4. 2026-06-16
   days on market $432,990 Active 25 DOM
5. 2026-06-15
   days on market $432,990 Active 24 DOM
6. 2026-06-13
   days on market $432,990 Active 22 DOM
7. 2026-06-13
   days on market $432,990 Active 21 DOM
8. 2026-06-09
   days on market $432,990 Active 18 DOM
9. 2026-06-08
   days on market $432,990 Active 17 DOM
10. 2026-06-07
    days on market $432,990 Active 16 DOM
11. 2026-06-04
    pricedays on market $432,990 Active 13 DOM
12. 2026-06-03
    days on market $442,990 Active 12 DOM
13. 2026-06-02
    days on market $442,990 Active 11 DOM
14. 2026-06-01
    days on market $442,990 Active 10 DOM
15. 2026-05-31
    days on market $442,990 Active 9 DOM
16. 2026-05-22
    listed $442,990 Active
17. 2026-05-09
    listed $442,990 Active 192-char remark

    Show marketing remark (192 chars)

    Beautiful 5 Bedroom, 3 Bathroom Talbot Bungalow Home Complete with a Front Porch, a Covered Lanai, White Cabinetry, Quartz Countertops, Tile Backsplash, Refrigerator, Washer, Dryer, and Blinds

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $3,552 · $296/mo
• Expected delta: +$2,657/yr (+$221/mo · 296.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,809
• − Mortgage interest: −$23,974
• − Property taxes: −$895
• − Insurance: −$2,140
• − Repairs & maintenance: −$2,785
• − Management: −$2,785
• − HOA: −$1,380
• − Depreciation: −$12,451
• Taxable loss: −$11,600
• Est. tax savings @ 24.0%: +$2,784
• After-tax cash flow: $-1,065/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 — 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 · 410,217 people
• City population: 29,247
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 35,257
• Household income: $97,415
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 338.0

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 0.62)
• Race & ethnicity: White 45% Hispanic / Latino 41% Two or more races 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 26% Cuban 2% Dominican 4%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 33% Other Indo-European 3%

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: ▼ -124.44%
• Current HPI: 290.3095
• Rent YoY: ▲ 3.02%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $442,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Listed $442,990 Zillow

Property tax history

+25.4%/yr

Latest (2025): $895 · +25.4% YoY. Source: county tax records.