1983 Fortune Rd · Kissimmee, FL 34744

$50,000

1 bd · 1.0 ba · 420 sqft · SingleFamily · 180 Days on market

Built 2016 ↓ 22% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Renting a home you dont own is a waste of money. Safe living is not free anymore. For people complaining about the 975 lot fee, remember paying more for safety today and in the future is important. The cheaper the lot fees are your neighbors can be thieves and worst. With they way the world is today safety should not have a price on it but, it does. Life should not have a price in it, but it does. You get what you pay for. Cheaper lot fees means management does not care who they let in. No gates to keep out strangers and anyone can be your neighbor. Remember your safety is invaluable and with the way this world is going gated communities are safer than open streets. Stop paying high rent a

Key facts

• Swimming pool
• Laundry on site
• Easy freeway access

Tags

• BUILT IN MUSIC SURROUND SOUND
• TINTED WINDOWS
• SWIMMING POOL
• LAUNDRY ON SITE
• EASY FREEWAY ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.0% 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: Rents soft (-2.5%/yr); 563 active listings in the ZIP; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($44k) 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.

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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.84% ✓
• Cap rate: 24.96%
• Cash-on-cash: 66.68%
• DSCR: 3.97
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 62.5%
• Equity multiple: 3.66×
• Total profit: $37,301
• Equity at exit: $7,455

10-year hold

• IRR: 66.1%
• Equity multiple: 6.73×
• Total profit: $80,264
• Equity at exit: $4,323

Cash invested: $14,000 (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 34744

• Rents YoY: -2.5%
• Active inventory: 563
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $778

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 40%

Sensitivity live

Price	-10% $813	-5% $795	+0% $778	+5% $761	+10% $743
Rent	-10% $666	-5% $722	+0% $778	+5% $834	+10% $890
Rate	-1.0pp $803	-0.5pp $791	base $778	+0.5pp $765	+1.0pp $752

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   pricedays on market $50,000 Active 180 DOM
2. 2026-06-18
   days on market $43,000 Active 177 DOM
3. 2026-06-17
   days on market $43,000 Active 176 DOM
4. 2026-06-16
   days on market $43,000 Active 175 DOM
5. 2026-06-15
   days on market $43,000 Active 174 DOM
6. 2026-06-13
   days on market $43,000 Active 172 DOM
7. 2026-06-13
   days on market $43,000 Active 171 DOM
8. 2026-06-10
   days on market $43,000 Active 168 DOM
9. 2026-06-08
   days on market $43,000 Active 167 DOM
10. 2026-06-07
    days on market $43,000 Active 166 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $43,000 Active 163 DOM

ⓘ 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 2/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,066
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$1,455
• Taxable income: $9,080
• Est. tax owed @ 24.0%: −$2,179
• After-tax cash flow: $7,156/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

• County: Osceola County · 410,217 people
• City population: 196,187
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 66,582
• Household income: $74,537
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 2462.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 23% White 21% Black 8% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 32% Cuban 4% Dominican 8%
• Common ancestry: Romanian 2% Lithuanian 1% Hispanic 1%
• Foreign-born: 27% · Canada, Jamaica, Dominican Republic
• Languages at home: 40% English-only · Spanish 53% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -231.17%
• Current HPI: 277.404
• Rent YoY: ▼ -2.54%
• 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

-21.8% since first listed

10 events — show timeline

• 2026-06-04 Relisted — ForSaleByOwner.com
• 2026-06-04 Price Changed $43,000 ForSaleByOwner.com
• 2026-02-18 Delisted — ForSaleByOwner.com
• 2026-02-02 Price Changed $49,000 ForSaleByOwner.com
• 2026-01-19 Price Changed $43,000 ForSaleByOwner.com
• 2025-10-30 Price Changed $45,000 ForSaleByOwner.com
• 2025-09-08 Listed $49,000 ForSaleByOwner.com
• 2025-04-21 Price Changed $50,000 Fizber.com
• 2024-06-07 Price Changed $55,000 Fizber.com
• 2023-12-14 Rental Removed — APPFOLIO