1906 Damon Ave · Kissimmee, FL 34744

$199,000

4 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 8 Days on market

Built 1972 9,365 sqft lot Est $323k · 38% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• 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 MLS

Are you looking for a well kept 4 bedroom, 2 bath home in Kissimmee? This home features tile flooring throughout with an open living room/kitchen floor plan, inside utility, enclosed, air conditioned front porch and a bonus room located off the kitchen. There is also a nice sized backyard for you to enjoy and a carport.

Key facts

• Front porch
• Nice sized backyard
• Carport

Tags

• TILE FLOORING
• SOLID WOOD KITCHEN CABINETS
• STAINLESS STEEL APPLIANCES
• NICE SIZED BACKYARD
• FRONT PORCH
• CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 9.8% 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); 554 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 38% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $135k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $323,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Damon Ave	0.00mi	4/2.0	1,224 (0%)	0mo	$190,000	$155	100
2164 RJ Cir	0.13mi	3/2.0 (-1)	1,232 (+1%)	12mo	$325,000	$264	77
2195 Wind Jammer Ct	0.63mi	3/2.0 (-1)	1,216 (-1%)	2mo	$291,000	$239	63
1110 Seminole Dr	0.38mi	3/2.0 (-1)	1,176 (-4%)	14mo	$320,000	$272	59
2123 Sand Run Rd	0.67mi	3/2.0 (-1)	1,303 (+6%)	3mo	$339,900	$261	50
1343 Rocky Rd	0.44mi	3/2.0 (-1)	1,108 (-10%)	10mo	$315,000	$284	50
301 Lesesne St	0.50mi	3/2.0 (-1)	1,375 (+12%)	1mo	$242,500	$176	50
1375 Springfield St	0.56mi	3/2.0 (-1)	1,272 (+4%)	17mo	$350,000	$275	48
1135 Cherokee Dr	0.39mi	3/1.5 (-1)	1,358 (+11%)	14mo	$216,000	$159	45
1212 Cherokee Ct	0.40mi	4/3.0	1,380 (+13%)	15mo	$369,000	$267	44
1383 Springfield St	0.58mi	3/2.0 (-1)	1,320 (+8%)	16mo	$325,000	$246	42
1360 Springfield St	0.52mi	3/2.0 (-1)	1,060 (-13%)	13mo	$333,000	$314	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,103
• Equity at exit: $29,672

10-year hold

• IRR: 5.4%
• Equity multiple: 1.35×
• Total profit: $19,243
• Equity at exit: $17,206

Cash invested: $55,720 (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: 554
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$138 /mo · $1,662/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $581

Break-even live

Break-even rent $1,601

Max offer price $199,000

Occupancy floor 70%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
880 E Columbia Ave Kissimmee, FL	3.0	2.5	1500	$2,000	$1.33	24d	1	0.02mi
2154 Rj Cir Kissimmee, FL	3.0	2.0	1224	$2,200	$1.80	3d	1	0.18mi
409 E Cherry St Kissimmee, FL	3.0	1.0	1080	$1,980	$1.83	17d	1	0.35mi
1225 Utica Dr Kissimmee, FL	1.0–3.0	1.0–2.0	1210	$2,790	$2.30	1d	38	0.47mi
1500 Neo Landings Loop Unit NEO1540114 Kissimmee, FL	3.0	2.0	1416	$2,268	$1.60	24d	1	0.62mi
1500 Neo Landings Loop Unit NEO1600112 Kissimmee, FL	3.0	2.0	1416	$2,179	$1.54	4d	1	0.63mi
413 Fountainhead Cir #231 Kissimmee, FL	3.0	2.0	1247	$1,600	$1.28	16d	1	0.78mi
500 Spencer Ave Kissimmee, FL	1.0–3.0	1.0–2.0	982	$2,224	$2.26	1d	15	0.84mi
2426 Mill Run Blvd Kissimmee, FL	3.0	2.0	1140	$2,100	$1.84	4d	1	0.89mi
851 Lake Tivoli Blvd Kissimmee, FL	1.0–3.0	1.0–2.0	1048	$2,036	$1.94	1d	30	0.95mi
834 Angela Ln Kissimmee, FL	3.0	2.0	995	$1,800	$1.81	4d	1	0.97mi
2408 Temple Grove Ln Kissimmee, FL	3.0	2.5	1384	$1,795	$1.30	17d	1	1.17mi
507 W Sumner St Apt 3 Kissimmee, FL	3.0	1.5	1050	$1,395	$1.33	22d	1	1.18mi
700 Aultman St Kissimmee, FL	3.0	1.0–3.0	1075	$2,983	$2.77	1d	21	1.19mi
1615 Sunburst Way Kissimmee, FL	3.0	2.0	1362	$2,285	$1.68	24d	1	1.20mi
1209 Bermuda Lakes Ln Kissimmee, FL	1.0–3.0	1.0–2.0	899	$2,166	$2.41	3d	8	1.24mi
2482 Temple Grove Ln Kissimmee, FL	3.0	2.5	1423	$1,995	$1.40	24d	1	1.26mi
1629 Sunburst Way Kissimmee, FL	3.0	2.0	1362	$2,005	$1.47	2d	1	1.29mi
1003 June St Kissimmee, FL	3.0	2.0	1104	$1,733	$1.57	4d	1	1.31mi
110 Lakeview Dr Kissimmee, FL	3.0	1.0–2.0	967	$2,772	$2.87	3d	18	1.35mi
2627 N Beaumont Ave Kissimmee, FL	3.0	2.0	1206	$1,925	$1.60	20d	1	1.43mi
724 Lincoln St Kissimmee, FL	3.0	1.0	1308	$1,725	$1.32	13d	1	1.47mi
2305 Cutler Ct Kissimmee, FL	3.0	2.0	1208	$1,979	$1.64	24d	1	1.48mi
1365 W Donegan Ave Kissimmee, FL	1.0–3.0	1.0–2.0	972	$2,190	$2.25	1d	10	1.48mi

Listing history 9 events

1. 2025-09-10
   status Pending
2. 2025-09-02
   listed $199,000 Active
3. 2016-09-23
   soldstatus $135,000
4. 2016-09-22
   soldstatus $135,000 Sold 322-char remark

   Show marketing remark (322 chars)

   Are you looking for a well kept 4 bedroom, 2 bath home in Kissimmee? This home features tile flooring throughout with an open living room/kitchen floor plan, inside utility, enclosed, air conditioned front porch and a bonus room located off the kitchen. There is also a nice sized backyard for you to enjoy and a carport.

5. 2016-08-24
   status Pending 322-char remark

   Show marketing remark (322 chars)

   Are you looking for a well kept 4 bedroom, 2 bath home in Kissimmee? This home features tile flooring throughout with an open living room/kitchen floor plan, inside utility, enclosed, air conditioned front porch and a bonus room located off the kitchen. There is also a nice sized backyard for you to enjoy and a carport.

6. 2016-08-10
   price $144,900 322-char remark

   Show marketing remark (322 chars)

   Are you looking for a well kept 4 bedroom, 2 bath home in Kissimmee? This home features tile flooring throughout with an open living room/kitchen floor plan, inside utility, enclosed, air conditioned front porch and a bonus room located off the kitchen. There is also a nice sized backyard for you to enjoy and a carport.

7. 2016-08-09
   status Active 322-char remark

   Show marketing remark (322 chars)

   Are you looking for a well kept 4 bedroom, 2 bath home in Kissimmee? This home features tile flooring throughout with an open living room/kitchen floor plan, inside utility, enclosed, air conditioned front porch and a bonus room located off the kitchen. There is also a nice sized backyard for you to enjoy and a carport.

8. 2016-08-03
   status Pending 322-char remark

   Show marketing remark (322 chars)

   Are you looking for a well kept 4 bedroom, 2 bath home in Kissimmee? This home features tile flooring throughout with an open living room/kitchen floor plan, inside utility, enclosed, air conditioned front porch and a bonus room located off the kitchen. There is also a nice sized backyard for you to enjoy and a carport.

9. 2016-07-01
   listed $149,900 Active 322-char remark

   Show marketing remark (322 chars)

   Are you looking for a well kept 4 bedroom, 2 bath home in Kissimmee? This home features tile flooring throughout with an open living room/kitchen floor plan, inside utility, enclosed, air conditioned front porch and a bonus room located off the kitchen. There is also a nice sized backyard for you to enjoy and a carport.

ⓘ 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: $1,662 · $138/mo
• Projected year-2 tax: $1,662 · $138/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 20 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: $28,045
• − Mortgage interest: −$11,147
• − Property taxes: −$1,662
• − Insurance: −$995
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − Depreciation: −$5,789
• Taxable income: $3,965
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $6,024/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

• Census place: Kissimmee, FL
• 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

+32.8% since first listed

9 events — show timeline

• 2025-09-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-23 Sold (Public Records) $135,000 Public Records
• 2016-09-22 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-08-10 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2016-08-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-08-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-07-01 Listed $149,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $1,662 · +20.8% YoY. Source: county tax records.