5518 Pimenta Ct · Poinciana, FL 34758

$325,650

4 bd · 2.5 ba · 1,910 sqft · Land · 13 Days on market

Built 2026 5,227 sqft lot $124/mo HOA · 5% 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. The Morrow checks all your boxes! This new two-story luxurious retreat has a first-floor owner’s suite, featuring a spacious bedroom, en-suite bathroom and walk-in closet. The open-concept floorplan combines the kitchen, living and dining areas for streamlined everyday living. Three additional bedroom suites can be found on the second level, along with a versatile loft that provides a convenient shared living area and additional entertainment space. Westview is a master-planned community in Poinciana, FL. This amenity-rich, pet-friendly community has something for residents of all ages to enjoy, including a swimming pool, dog park, clubhouse and sports fields. Lake

Key facts

• Dog park
• Swimming pool
• Versatile loft

Tags

• FIRST FLOOR OWNERS SUITE
• OPEN CONCEPT FLOORPLAN
• VERSATILE LOFT
• AMENITY RICH COMMUNITY
• SWIMMING POOL
• DOG PARK

Property features AI

Finance

• Other: Projected completion and builder-provided living area measurements available; Zoning: P-D
• Financial info: Other annual assessment example listed: $1,800; Lease restrictions apply
• HOA & community: HOA with required approval; Monthly HOA approximately $124.67 (Association fee example: $374 quarterly); Community amenities: playground, pool, tennis courts; Pets allowed; Association manages via Highland Community Management

Exterior

• Parking: Attached 2-car garage (18 x 20) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Underground utilities
• Home design: Single-family residence; Two stories; Under construction (projected completion Apr 20, 2026); North-facing
• Construction: Frame and other materials; Shingle roof; Slab foundation; New construction; Builder: Lennar Homes (Model: Morrow)
• Exterior features: Patio; Porch; Paved, private lot; Irrigation equipment; Pool (community)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface counters
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen open to family room; Open floor plan; Pest guard system; Solid surface counters; Thermostat; Walk-in closets; Thermal windows; Smoke detector(s)
• Laundry & utility: Washer and dryer included; Inside laundry; Inside utility / family room

🏗️ 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 4-bed/2.5-bath land listed at $326k.

Deal economics

• At list price, monthly cash flow is $-493 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (26.9% below list).
• Recommended offer: $238k (26.9% 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.
• 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 flat; 610 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 43% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $10k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $238,164 (26.9% 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. 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.49%
• DSCR: 0.71
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -30.1%
• Equity multiple: 0.02×
• Total profit: $-89,169
• Equity at exit: $48,555

10-year hold

• IRR: -45.3%
• Equity multiple: -0.51×
• Total profit: $-137,706
• Equity at exit: $28,156

Cash invested: $91,182 (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 34758

• Home prices YoY: -14.3%
• Rents YoY: 0.8%
• Active inventory: 610
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$1,708
• Tax est. 1.5%: −$407 /mo · $4,885/yr
• Insurance: −$136
• HOA: −$124
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-493

Break-even live

Break-even rent $3,006

Max offer price $254,312

Occupancy floor —

Sensitivity live

Price	-10% $-268	-5% $-380	+0% $-493	+5% $-606	+10% $-718
Rent	-10% $-681	-5% $-587	+0% $-493	+5% $-399	+10% $-305
Rate	-1.0pp $-329	-0.5pp $-410	base $-493	+0.5pp $-577	+1.0pp $-663

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: $81,412
• Closing costs: $9,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5513 Pimenta Ct Kissimmee, FL	4.0	2.5	1910	$2,350	$1.23	15d	1	0.07mi
5525 Morant Bay Path Kissimmee, FL	3.0	2.0	1825	$2,200	$1.21	24d	1	0.13mi
5530 Morant Bay Path Kissimmee, FL	4.0	3.0	2175	$2,550	$1.17	24d	1	0.16mi
5548 Morant Bay Path Kissimmee, FL	3.0	2.0	1825	$2,200	$1.21	24d	1	0.17mi
5524 Morant Bay Path Unit A Kissimmee, FL	3.0	2.0	1825	$2,200	$1.21	24d	1	0.20mi
5603 Morant Bay Path Kissimmee, FL	4.0	2.5	1910	$2,350	$1.23	8d	1	0.21mi
662 Brockton Dr Kissimmee, FL	3.0	2.0	1632	$1,920	$1.18	24d	1	0.22mi
662 Brockton Dr Kissimmee, FL	4.0	2.0	1632	$1,920	$1.18	2d	1	0.22mi
5602 Morant Bay Path Kissimmee, FL	3.0	2.0	1424	$2,250	$1.58	8d	1	0.22mi
5620 Morant Bay Path Kissimmee, FL	4.0	2.5	1910	$2,350	$1.23	24d	1	0.25mi
5626 Morant Bay Path Kissimmee, FL	4.0	2.0	1600	$2,295	$1.43	8d	1	0.26mi
532 Bassett Dr Kissimmee, FL	4.0	3.0	2308	$2,195	$0.95	15d	1	0.26mi
5639 Morant Bay Path Kissimmee, FL	4.0	2.5	1910	$2,500	$1.31	24d	1	0.26mi
604 Basingstoke Ct Kissimmee, FL	3.0	2.0	1739	$1,945	$1.12	24d	1	0.31mi
4251 Curacao Pl Kissimmee, FL	3.0	2.0	1562	$1,890	$1.21	3d	1	0.38mi
672 Basingstoke Ct Kissimmee, FL	4.0	2.0	2501	$850	$0.34	24d	1	0.38mi
4269 Curacao Pl Kissimmee, FL	3.0	2.0	1567	$2,100	$1.34	24d	1	0.40mi
4271 Curacao Pl Kissimmee, FL	3.0	2.0	1567	$2,200	$1.40	24d	1	0.40mi
4325 Curacao Pl Kissimmee, FL	3.0	2.0	1562	$2,000	$1.28	24d	1	0.45mi
4505 Ochos Rios Pl Kissimmee, FL	3.0	2.0	1872	$2,100	$1.12	24d	1	0.56mi
102 Brixham Ct Unit A Poinciana, FL	3.0	2.0	1304	$1,800	$1.38	24d	1	0.81mi
131 Barrington Dr Kissimmee, FL	4.0	2.0	1670	$2,250	$1.35	24d	1	0.81mi
122 Barrington Dr Kissimmee, FL	3.0	2.0	1472	$1,869	$1.27	8d	1	0.82mi
501 Bristol Cir Kissimmee, FL	4.0	2.0	1670	$2,260	$1.35	21d	1	0.84mi
562 Bristol Cir Kissimmee, FL	3.0	2.0	1876	$2,110	$1.12	12d	1	0.85mi
433 Bloomfield Dr Kissimmee, FL	4.0	2.0	1814	$2,160	$1.19	5d	1	0.86mi
126 Briarcliff Dr Kissimmee, FL	4.0	2.0	1661	$1,960	$1.18	4d	1	0.90mi
402 Bridgewater Ct Kissimmee, FL	4.0	3.0	1510	$1,750	$1.16	24d	1	0.94mi
5665 Nispero Way Kissimmee, FL	3.0	2.5	1856	$2,350	$1.27	24d	1	0.95mi
5640 Nispero Way Kissimmee, FL	3.0	2.0	1603	$2,190	$1.37	24d	1	0.96mi
5652 Nispero Way Kissimmee, FL	3.0	2.5	1853	$2,390	$1.29	24d	1	0.97mi
117 Dorchester Ct Kissimmee, FL	3.0	2.0	1705	$2,010	$1.18	5d	1	1.00mi
820 Grantham Dr Kissimmee, FL	3.0	2.0	1383	$2,300	$1.66	24d	1	1.01mi
5750 Gingham Dr Kissimmee, FL	4.0	2.0	1940	$2,350	$1.21	24d	1	1.02mi
5781 Gingham Dr Kissimmee, FL	4.0	2.0	1936	$2,390	$1.23	24d	1	1.03mi
407 Bedlington Ct Poinciana, FL	3.0	2.0	1350	$1,750	$1.30	24d	1	1.03mi
405 Bedlington Ct Kissimmee, FL	3.0	2.0	1350	$1,750	$1.30	24d	1	1.04mi
611 Baldwin Dr Kissimmee, FL	3.0	2.0	1334	$1,950	$1.46	3d	1	1.04mi
5625 Le Marin Way Kissimmee, FL	3.0	2.0	2000	$2,400	$1.20	5d	1	1.06mi
5456 Le Marin Way Poinciana, FL	4.0	2.0	1845	$2,000	$1.08	24d	1	1.07mi

HOA detail

• Monthly dues: $124 · $1,488/yr
• Likely covers: pool

Listing history 14 events

1. 2026-05-06
   status Pending
2. 2026-04-29
   status Active
3. 2026-04-29
   price $325,650
4. 2026-04-13
   status Pending
5. 2026-04-13
   status Active
6. 2026-04-13
   price $340,748
7. 2026-04-12
   historical
8. 2026-04-10
   historical
9. 2026-04-09
   price $340,650
10. 2026-04-09
    price $360,650
11. 2026-04-09
    status Active
12. 2026-04-08
    historical
13. 2026-04-03
    listed $345,650 Active
14. 2025-12-16
    soldstatus $4,356,531

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

Taxation est. · year 1

• Rental income: $28,580
• − Mortgage interest: −$18,241
• − Property taxes: −$4,885
• − Insurance: −$1,628
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − HOA: −$1,488
• − Depreciation: −$9,473
• Taxable loss: −$11,709
• Est. tax savings @ 24.0%: +$2,810
• After-tax cash flow: $-3,106/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 — 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: Osceola County · 410,217 people
• City population: 91,336
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 46,768
• Household income: $66,339
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 1302.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% Black 22% Two or more races 16% White 13% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 36% Cuban 3% Dominican 7%
• Common ancestry: Hispanic 8% Romanian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 42% English-only · Spanish 48% French/Haitian/Cajun 7% Arabic 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: ▼ -49.53%
• Current HPI: 295.8928
• Rent YoY: ▲ 0.82%
• 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

-92.5% since first listed

14 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $325,650 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $340,748 Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $340,650 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $360,650 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $345,650 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Sold (Public Records) $4,356,531 Public Records