5171 Countryside Ct · St. Cloud, FL 34771

$260,000

3 bd · 2.0 ba · 1,242 sqft · Manufactured public records · 12 Days on market

Built 1996 0.51 ac lot Est $297k · 12% under

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +13.1/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 2-bath manufactured home situated on a spacious half-acre lot in a quiet and peaceful neighborhood. Step inside to discover an open-concept floor plan featuring laminate flooring throughout and a kitchen equipped with stainless steel appliances, making it perfect for everyday living and entertaining. Enjoy the outdoors from the expansive side and rear porch that nearly wraps around the entire home—ideal for family gatherings, weekend barbecues, or simply relaxing on cool Florida evenings. A storage shed in the backyard provides plenty of space for tools, equipment, and all your outdoor toys. Conveniently located just off Narcoossee Road, this p

Key facts

• Laminate flooring
• Storage shed
• 0.51 acre lot

Tags

• SPACIOUS HALF-ACRE LOT
• OPEN-CONCEPT FLOOR PLAN
• LAMINATE FLOORING
• STAINLESS STEEL APPLIANCES
• EXPANSIVE SIDE AND REAR PORCH
• STORAGE SHED

Property features AI

Finance

• Other: Homestead exempt; Shed(s) on the property; Approximately 0.51 acres (half to less than one acre)
• HOA & community: Community mailbox; Pets allowed; No association approval required

Exterior

• Parking: Paved driveway
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured double-wide home; Single-story; Faces southeast; Completed condition
• Construction: Metal frame construction; Shingle roof; Built on crawlspace
• Exterior features: Deck; Sliding doors; Landscaped grounds; Level lot; Paved surfaces

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Crawlspace foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room and dining room combined; Split bedroom floorplan
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (7.3% below list).
• Recommended offer: $241k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 C — 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.
• Market conditions: Rents rising (+3.0%/yr); 1378 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago 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.
• Current owner paid $42k; list at $260k implies a 527% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,960 (7.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.93% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $296,838
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Sandpine Ct	0.26mi	3/2.0	1,169 (-6%)	14mo	$279,000	$239	67
200 Raintree Ct	0.51mi	3/2.0	1,152 (-7%)	2mo	$289,000	$251	63
4960 Tuscaroa Ave	0.68mi	2/2.0 (-1)	1,186 (-4%)	1mo	$234,900	$198	55

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-20,074
• Equity at exit: $38,767

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $10,749
• Equity at exit: $22,480

Cash invested: $72,800 (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: 1378
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,410 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$84 /mo · $1,014/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $347

Break-even live

Break-even rent $1,970

Max offer price $260,000

Occupancy floor 81%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Preston Cove Dr Unit 1 St Cloud, FL	3.0	2.5	1463	$2,100	$1.44	23d	1	1.35mi

Listing history 9 events

1. 2026-06-15
   statusdays on market $260,000 Pending 12 DOM
2. 2026-06-13
   days on market $260,000 Active 11 DOM
3. 2026-06-13
   days on market $260,000 Active 10 DOM
4. 2026-06-09
   days on market $260,000 Active 7 DOM
5. 2026-06-08
   days on market $260,000 Active 6 DOM
6. 2026-06-07
   days on market $260,000 Active 5 DOM
7. 2026-06-04
   days on market $260,000 Active 2 DOM
8. 2026-06-02
   remarks 693-char remark
9. 2026-06-02
   listed $260,000 Active 1 DOM

ⓘ 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: $1,014 · $84/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$1,144/yr (+$95/mo · 112.9%)

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

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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,915
• − Mortgage interest: −$14,564
• − Property taxes: −$1,014
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − Depreciation: −$7,564
• Taxable loss: −$153
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $4,204/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

• 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

+1535.2% since first listed

5 events — show timeline

• 2026-06-02 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-07 Listed $138,000 Stellar MLS as Distributed by MLS Grid
• 2005-10-31 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 1999-08-19 Sold (Public Records) $41,500 Public Records
• 1990-01-18 Sold (Public Records) $15,900 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,014 · +11.1% YoY. Source: county tax records.