4437 Elliotts Astor Blvd · St. Cloud, FL 34772

$309,500

3 bd · 2.5 ba · 1,664 sqft · Townhouse · 9 Days on market

Built 2026 Good condition 3,000 sqft lot 2-car garage $216/mo HOA · 9% 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 +6.7/30.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Welcome to the light & bright Meridian. This new two-story home is host to an inviting open-concept layout on the first floor, blending a modern kitchen, elegant dining room and comfortable living room for a seamless and modern lifestyle. All three bedrooms are located on the second level to maximize comfort and privacy, including a lavish owner’s suite with a full bathroom and walk-in closet. A two-car rear garage completes the home. Every home comes with Lennar’s Everything’s Included® promise, which includes new appliances as well as quartz countertops, and more in the price of your home.

Key facts

• Elegant dining room
• Full bathroom
• Modern kitchen

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• ELEGANT DINING ROOM
• COMFORTABLE LIVING ROOM
• OWNER'S SUITE
• FULL BATHROOM

🏗️ New construction. The $309,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $328,076.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-528 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (20.0% below list).
• Recommended offer: $248k (20.0% below list) — sets the bar for 1% rule.

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: Neptune Elementary School (math 42% / reading 44%, grade F, #1,366 of 2,144 statewide, top 64%, 993 students, 46% FRL); Neptune Middle School (math 49% / reading 48%, grade C-, #274 of 571 statewide, top 50%, 978 students, 44% FRL); St. Cloud High School (math 32% / reading 50%, grade F, #289 of 667 statewide, top 44%, 2,264 students, 51% FRL).
• Market conditions: Rents rising (+2.3%/yr); 1459 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 101d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 30% of the median local income ($98k/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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $247,521 (20.0% 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: 0.75% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.90%
• DSCR: 0.69
• GRM: 11.0

CMA / ARV

• ARV (median comp): $328,076
• List price: $309,500
• Delta: -5.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4439 Elliotts Astor Blvd	0.00mi	3/2.5	1,664 (0%)	0mo	$312,500	$188	100
4459 Elliotts Astor Blvd	0.04mi	3/2.5	1,664 (0%)	2mo	$308,500	$185	97
4477 Elliotts Astor Blvd	0.06mi	3/2.5	1,664 (0%)	2mo	$328,152	$197	95
5154 Clay Whaley Rd	0.11mi	3/2.5	1,664 (0%)	5mo	$334,500	$201	91
5118 Clay Whaley Rd	0.15mi	3/2.5	1,664 (0%)	4mo	$300,000	$180	89
5116 Clay Whaley Rd	0.16mi	3/2.5	1,664 (0%)	4mo	$301,000	$181	89
4455 Elliots Astor Blvd	0.03mi	3/2.5	1,823 (+10%)	1mo	$340,000	$187	82
4461 Elliots Astor Blvd	0.04mi	3/2.5	1,823 (+10%)	1mo	$324,500	$178	82
4475 Elliots Astor Blvd	0.06mi	3/2.5	1,823 (+10%)	3mo	$336,844	$185	79
4493 Elliots Astor Blvd	0.08mi	3/2.5	1,823 (+10%)	2mo	$327,000	$179	79
5158 Clay Whaley Rd	0.11mi	3/2.5	1,823 (+10%)	5mo	$328,000	$180	75
5120 Clay Whaley Rd	0.15mi	3/2.5	1,823 (+10%)	4mo	$327,000	$179	74

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

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -29.0%
• Equity multiple: 0.04×
• Total profit: $-88,342
• Equity at exit: $48,917

10-year hold

• IRR: -32.3%
• Equity multiple: -0.38×
• Total profit: $-126,529
• Equity at exit: $28,366

Cash invested: $91,861 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 12 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $324,000 ($192/sqft)
• Median days on market: 50 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +2.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34772

• Home prices YoY: -32.5%
• Rents YoY: 2.3%
• Active inventory: 1459
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,475 high
• Mortgage (P&I): −$1,720
• Tax est. 1.5%: −$410 /mo · $4,921/yr
• Insurance: −$137
• HOA: −$216
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-528

Break-even live

Break-even rent $3,143

Max offer price $251,697

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-414	+0% $-528	+5% $-641	+10% $-755
Rent	-10% $-723	-5% $-626	+0% $-528	+5% $-430	+10% $-332
Rate	-1.0pp $-363	-0.5pp $-444	base $-528	+0.5pp $-613	+1.0pp $-699

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: $82,019
• Closing costs: $9,842
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4453 Elliotts Astor Blvd Saint Cloud, FL	4.0	2.5	2088	$2,490	$1.19	7d	1	0.05mi
4457 Elliotts Astor Blvd Saint Cloud, FL	3.0	2.5	1823	$2,100	$1.15	31d	1	0.06mi
4459 Elliotts Astor Blvd Saint Cloud, FL	3.0	2.5	1664	$2,200	$1.32	10d	1	0.07mi
4463 Elliotts Astor Blvd Saint Cloud, FL	4.0	2.5	2088	$2,350	$1.13	29d	1	0.08mi
5152 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1960	$2,500	$1.28	139d	1	0.08mi
5187 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,395	$1.16	74d	1	0.09mi
5191 Loyalty Dr Saint Cloud, FL	3.0	2.5	1782	$2,250	$1.26	164d	1	0.09mi
5195 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,750	$1.33	6d	1	0.09mi
5195 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,750	$1.33	164d	1	0.09mi
5179 Loyalty Dr Saint Cloud, FL	3.0	2.5	1782	$2,400	$1.35	10d	1	0.09mi
5175 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,400	$1.16	85d	1	0.09mi
5153 Natalia Dr Saint Cloud, FL	4.0	3.0	2175	$2,900	$1.33	164d	1	0.09mi
5133 Arrowfeather Ct Saint Cloud, FL	4.0	3.0	2175	$2,900	$1.33	101d	1	0.09mi
5134 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1825	$2,350	$1.29	158d	1	0.10mi
5151 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,750	$1.33	164d	1	0.11mi
4493 Elliotts Astor Blvd Saint Cloud, FL	3.0	2.5	1823	$2,200	$1.21	10d	1	0.11mi
5178 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,200	$1.21	109d	1	0.11mi
5121 Arrowfeather Ct Saint Cloud, FL	3.0	2.0	1850	$2,299	$1.24	38d	1	0.11mi
5176 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,100	$1.26	101d	1	0.11mi
5174 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,290	$1.38	164d	1	0.11mi
5172 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,100	$1.15	116d	1	0.12mi
5172 Clay Whaley Rd Unit TH-5172 St Cloud, FL	3.0	2.5	1823	$2,100	$1.15	112d	1	0.12mi
5156 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,150	$1.18	87d	1	0.12mi
5113 Flaxleaf St Saint Cloud, FL	3.0	2.0	2066	$2,400	$1.16	10d	1	0.12mi
4346 Bentgrass Bnd Saint Cloud, FL	3.0	2.5	1782	$2,350	$1.32	112d	1	0.13mi
5140 Clay Whaley Rd Saint Cloud, FL	4.0	2.5	2088	$2,300	$1.10	74d	1	0.13mi
5123 Loyalty Dr Saint Cloud, FL	4.0	2.5	2047	$2,450	$1.20	3d	1	0.13mi
5138 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,000	$1.10	50d	1	0.13mi
5161 Marlberry Ct Saint Cloud, FL	4.0	2.5	2071	$2,650	$1.28	133d	1	0.14mi
5161 Marlberry Ct Saint Cloud, FL	4.0	2.5	2071	$2,550	$1.23	85d	1	0.14mi
5136 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,100	$1.26	38d	1	0.14mi
5134 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,100	$1.15	10d	1	0.14mi
5115 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,490	$1.20	10d	1	0.14mi
5115 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,490	$1.20	155d	1	0.14mi
5097 Arrowfeather Ct Unit A St Cloud, FL	3.0	2.0	1825	$2,400	$1.32	139d	1	0.15mi
5120 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1823	$2,230	$1.22	112d	1	0.15mi
5107 Loyalty Dr Saint Cloud, FL	4.0	2.5	2071	$2,500	$1.21	162d	1	0.15mi
5118 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,100	$1.26	132d	1	0.15mi
5116 Clay Whaley Rd Saint Cloud, FL	3.0	2.5	1664	$2,200	$1.32	109d	1	0.16mi
5100 Clay Whaley Rd Unit 5100 St Cloud, FL	3.0	2.5	1823	$2,250	$1.23	164d	1	0.17mi

Property features AI

Finance

• Other: CDD present
• Financial info: Other annual assessment: $1,405Lease restrictions apply
• HOA & community: Monthly HOA $216 (includes grounds maintenance)Association requires approvalAssociation amenities: Clubhouse, Pool, PlaygroundCommunity features: Clubhouse, Dog Park, Reclaimed water irrigation, Park, Playground, Tennis courts, Street lightsPets allowed

Exterior

• Parking: Attached 2-car garage (24x20)DrivewayGarage door opener
• Security: Owned security systemSmoke detectors
• Utilities: Public waterPublic sewerCable available and connectedElectricity available and connectedFiber opticsUnderground utilitiesIrrigation equipment
• Home design: Residential townhouseAttached propertyTwo levelsNew construction (projected completion Oct 5, 2026)Northwest facing
• Construction: Block and frame constructionShingle roofSlab foundationBuilder: Lennar Homes (Meridian model)New construction
• Exterior features: Covered patio and porchPatioPorchSliding doorsTrees/landscapedCity limits lotSidewalkPaved and private lotAsphalt road

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigeratorSolid surface countersSolid wood cabinets
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tileConcrete
• Bathrooms: 2 full baths1 half bath
• Heating & cooling: Central heating (electric)Central air
• Interior features: In-wall pest systemKitchen/family room comboSolid surface countersSolid wood cabinetsThermostatWalk-in closetsThermal windowsSliding doors
• Laundry & utility: WasherDryerInside laundryInside utility

Listing history 16 events

1. 2026-11-08
   days on market $309,500 Active 9 DOM
2. 2026-11-07
   days on market $309,500 Active 8 DOM
3. 2026-11-06
   days on market $309,500 Active 7 DOM
4. 2026-11-05
   days on market $309,500 Active 6 DOM
5. 2026-11-04
   pricedays on market $309,500 Active 5 DOM
6. 2026-11-02
   days on marketlisting id $317,000 Active 3 DOM
7. 2026-11-02
   days on market $317,000 Active 9 DOM
8. 2026-11-01
   days on market $317,000 Active 8 DOM
9. 2026-11-01
   pricestatusdays on marketlisting id $317,000 Active 7 DOM
10. 2026-06-13
    statusdays on market $308,500 Pending 3 DOM
11. 2026-06-10
    remarks 673-char remark
12. 2026-06-10
    days on marketlisting id $308,500 Active 1 DOM
13. 2026-06-08
    pricedays on market $308,500 Active 3 DOM
14. 2026-06-08
    price $307,500 Active 2 DOM
15. 2026-06-07
    remarks 398-char remark
16. 2026-06-07
    listed $308,000 Active 2 DOM

ⓘ 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: $29,703
• − Mortgage interest: −$18,377
• − Property taxes: −$4,921
• − Insurance: −$1,640
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − HOA: −$2,592
• − Depreciation: −$9,544
• Taxable loss: −$12,125
• Est. tax savings @ 24.0%: +$2,910
• After-tax cash flow: $-3,424/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This modern townhouse is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior and interior walls, updating the flooring in the bathrooms, and adding smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Neptune Elementary School F FL #1,366/2,144 Nat'l #17,525/41,679 Middle Neptune Middle School C- FL #274/571 Nat'l #3,846/14,009 High St. Cloud High School F FL #289/667 Nat'l #7,961/17,239

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 · 447,624 people
• City population: 106,667
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 35,390
• Household income: $97,868
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 44% Hispanic / Latino 44% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 20% Cuban 2% Dominican 6%
• Languages at home: 60% English-only · Spanish 36% German/W. Germanic 1% Other Indo-European 1%

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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: ▼ -132.55%
• Current HPI: 274.6517
• Rent YoY: ▲ 2.30%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: CDD present
• Financial info: Other annual assessment: $1,405Lease restrictions apply
• HOA & community: Monthly HOA $216 (includes grounds maintenance)Association requires approvalAssociation amenities: Clubhouse, Pool, PlaygroundCommunity features: Clubhouse, Dog Park, Reclaimed water irrigation, Park, Playground, Tennis courts, Street lightsPets allowed

Exterior

• Parking: Attached 2-car garage (24x20)DrivewayGarage door opener
• Security: Owned security systemSmoke detectors
• Utilities: Public waterPublic sewerCable available and connectedElectricity available and connectedFiber opticsUnderground utilitiesIrrigation equipment
• Home design: Residential townhouseAttached propertyTwo levelsNew construction (projected completion Oct 5, 2026)Northwest facing
• Construction: Block and frame constructionShingle roofSlab foundationBuilder: Lennar Homes (Meridian model)New construction
• Exterior features: Covered patio and porchPatioPorchSliding doorsTrees/landscapedCity limits lotSidewalkPaved and private lotAsphalt road

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigeratorSolid surface countersSolid wood cabinets
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tileConcrete
• Bathrooms: 2 full baths1 half bath
• Heating & cooling: Central heating (electric)Central air
• Interior features: In-wall pest systemKitchen/family room comboSolid surface countersSolid wood cabinetsThermostatWalk-in closetsThermal windowsSliding doors
• Laundry & utility: WasherDryerInside laundryInside utility

Price history

2 events — show timeline

• 2026-06-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-09 Listed $308,500 Stellar MLS as Distributed by MLS Grid