876 Britton Loop · St. Cloud, FL 34771

$468,990

5 bd · 3.0 ba · 2,077 sqft · Land · 29 Days on market

Built 2025 0.29 ac lot $10/mo HOA

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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 +6.2/30.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Inside this beautiful 5-bedroom, 3-bathroom home, you'll find 2,077 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features modern cabinets, quartz countertops, and sleek stainless-steel appliances. You'll never be too far from the action with the living and dining area right there. Find RevWood Select Flooring throughout a majority of the home including the family room, primary bedroom, kitchen, bathrooms, laundry and foyer. The primary bedroom has its own attached bathroom that features a walk-in closet and all the

Key facts

• Quartz countertops
• Open concept
• Modern cabinets

Tags

• OPEN CONCEPT
• MODERN CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• REVWOOD SELECT FLOORING
• WALK-IN CLOSET

Property features AI

Finance

• Other: Home warranty included; CDD present
• Financial info: Lease restrictions apply
• HOA & community: Has HOA with annual fee of $125 (monthly equivalent $10.42); HOA includes pool access; Community amenities: pool, playground, dog park, pickleball courts, sidewalks, street lights; Pets allowed (cats and dogs); Association management: Access management - Erin Poirier

Exterior

• Parking: Attached 2-car garage (20 x 20)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Underground utilities; Water available; Sewer available
• Home design: Single family residence; New construction (projected completion August 13, 2026); One story; Southwest facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by D.R. Horton (Lakeside model)
• Exterior features: Paved road access; Irrigation system; Lot about 0.29 acres (1/4 to less than 1/2 acre)

Interior

• Kitchen: Dishwasher; Range; Garbage disposal
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen open to family room; Open floorplan; Solid surface and stone counters; Split bedroom layout; Thermostat; Walk-in closets
• Laundry & utility: Dedicated laundry 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 5-bed/3.0-bath land listed at $469k.

Deal economics

• At list price, monthly cash flow is $-850 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (35.2% below list).
• Recommended offer: $304k (35.2% 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.
• Market conditions: Rents rising (+3.0%/yr); 1378 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 37% 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 $14k 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 29 days — a 2% lower offer ($462k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $303,872 (35.2% 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: 0.65% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.77%
• DSCR: 0.65
• GRM: 12.9

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: -29.9%
• Equity multiple: 0.01×
• Total profit: $-130,052
• Equity at exit: $69,928

10-year hold

• IRR: -31.0%
• Equity multiple: -0.39×
• Total profit: $-182,535
• Equity at exit: $40,550

Cash invested: $131,317 (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: 12.9×

Monthly cashflow live

• Estimated rent: $3,039 high
• Mortgage (P&I): −$2,459
• Tax est. 1.5%: −$586 /mo · $7,035/yr
• Insurance: −$195
• HOA: −$10
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-850

Break-even live

Break-even rent $4,115

Max offer price $345,922

Occupancy floor —

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: $117,248
• Closing costs: $14,070
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Conway Ave Saint Cloud, FL	4.0	2.0	1910	$2,750	$1.44	8d	1	0.43mi
1217 Grassland Ave Saint Cloud, FL	4.0	3.0	2185	$2,900	$1.33	24d	1	0.53mi
5846 Herder Rd Saint Cloud, FL	4.0	2.0	1890	$2,650	$1.40	24d	1	0.67mi
100 Lavenna Ave Saint Cloud, FL	4.0	2.5	2800	$3,600	$1.29	4d	1	0.71mi
5566 Sabal Dr Saint Cloud, FL	4.0	3.0	2126	$2,699	$1.27	8d	1	0.78mi
5566 Sabal Dr Saint Cloud, FL	4.0	3.0	2105	$2,700	$1.28	15d	1	0.78mi
5580 Vigo Loop Saint Cloud, FL	4.0	2.0	2021	$2,849	$1.41	15d	1	0.79mi
504 Enaya St Saint Cloud, FL	4.0	2.0	1825	$3,100	$1.70	24d	1	0.87mi
399 Tanis Ave Saint Cloud, FL	4.0	2.0	1846	$2,375	$1.29	24d	1	0.88mi
234 Polermo Ave Saint Cloud, FL	4.0	2.0	1825	$2,490	$1.36	24d	1	0.96mi
5741 Haystack Dr Saint Cloud, FL	4.0	2.0	1932	$2,450	$1.27	2d	1	1.03mi
5358 Douglas Fir Dr Saint Cloud, FL	5.0	3.0	2626	$2,750	$1.05	24d	1	1.12mi
5327 Timberland Ave Saint Cloud, FL	4.0	2.0	1828	$2,550	$1.39	24d	1	1.17mi
1560 Scarbrough Abby Pl Saint Cloud, FL	4.0	2.0	2004	$2,475	$1.24	20d	1	1.17mi
1817 Stillwood Way Saint Cloud, FL	5.0	2.5	2518	$3,089	$1.23	24d	1	1.25mi
5268 Sanders Oak Trl Saint Cloud, FL	4.0	3.0	2634	$2,695	$1.02	4d	1	1.47mi
5273 Luisa Ct Saint Cloud, FL	4.0	2.5	1860	$2,375	$1.28	13d	1	1.48mi
510 Whistling Duck Trl Saint Cloud, FL	4.0	3.0	2368	$2,525	$1.07	3d	1	1.49mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 16 events

1. 2026-06-18
   days on market $468,990 Active 29 DOM
2. 2026-06-17
   days on market $468,990 Active 28 DOM
3. 2026-06-16
   days on market $468,990 Active 27 DOM
4. 2026-06-15
   days on market $468,990 Active 26 DOM
5. 2026-06-13
   days on market $468,990 Active 24 DOM
6. 2026-06-13
   days on market $468,990 Active 23 DOM
7. 2026-06-09
   days on market $468,990 Active 20 DOM
8. 2026-06-08
   days on market $468,990 Active 19 DOM
9. 2026-06-07
   days on market $468,990 Active 18 DOM
10. 2026-06-04
    days on market $468,990 Active 15 DOM
11. 2026-06-03
    days on market $468,990 Active 14 DOM
12. 2026-06-02
    days on market $468,990 Active 13 DOM
13. 2026-06-01
    days on market $468,990 Active 12 DOM
14. 2026-05-31
    days on market $468,990 Active 11 DOM
15. 2026-05-20
    listed $468,990 Active
16. 2026-04-24
    soldstatus $19,368,000

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $36,465
• − Mortgage interest: −$26,271
• − Property taxes: −$7,035
• − Insurance: −$2,345
• − Repairs & maintenance: −$2,917
• − Management: −$2,917
• − HOA: −$120
• − Depreciation: −$13,643
• Taxable loss: −$18,784
• Est. tax savings @ 24.0%: +$4,508
• After-tax cash flow: $-5,698/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

-97.6% since first listed

2 events — show timeline

• 2026-05-20 Listed $468,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Sold (Public Records) $19,368,000 Public Records