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231 Falls Dr, Kissimmee, FL 34747, USA
Priced too high to cash-flow with a loan — an equity or tax play, not income.
Investment potential
Your scenario · adjust the levers below or open advanced settings to see how returns change
$39,946
$3,329/mo · at 75% occupancy & $199/night
-$33,039
-$2,753/mo after costs & mortgage
Cap rate
1.5%
Cash-on-cash
-15.7%
DSCR
0.25
Confidence
Your assumptions
Revenue
$39,946/yr
Market avg: $39,946/yr · 75% occ · $199 ADR
Financing
$43,812/yr
Operating costs
$29,173/yr
How this property compares to similar short-term rentals nearby.
Comparable set · 50 properties
$141–$435
Median $200
42%–94%
Median 76%
$22.6K–$80.5K
Median $35.8K
189–365
Median 286
This property · $39.9K
Comparable properties (50)
Cash flow potential Low · Appreciation potential Medium
365 days available · 243 days booked ·
365 days available · 169 days booked ·
315 days available · 207 days booked ·
346 days available · 219 days booked ·
351 days available · 284 days booked ·
249 days available · 176 days booked ·
365 days available · 266 days booked ·
306 days available · 261 days booked ·
303 days available · 264 days booked ·
327 days available · 249 days booked ·
250 days available · 176 days booked ·
303 days available · 185 days booked ·
309 days available · 222 days booked ·
365 days available · 230 days booked ·
261 days available · 161 days booked ·
275 days available · 222 days booked ·
277 days available · 176 days booked ·
310 days available · 222 days booked ·
349 days available · 209 days booked ·
219 days available · 171 days booked ·
300 days available · 221 days booked ·
288 days available · 201 days booked ·
264 days available · 190 days booked ·
334 days available · 202 days booked ·
264 days available · 228 days booked ·
301 days available · 159 days booked ·
264 days available · 211 days booked ·
248 days available · 189 days booked ·
311 days available · 246 days booked ·
252 days available · 184 days booked ·
256 days available · 135 days booked ·
342 days available · 201 days booked ·
242 days available · 205 days booked ·
219 days available · 187 days booked ·
284 days available · 164 days booked ·
323 days available · 186 days booked ·
190 days available · 117 days booked ·
267 days available · 179 days booked ·
199 days available · 164 days booked ·
269 days available · 204 days booked ·
254 days available · 204 days booked ·
322 days available · 199 days booked ·
316 days available · 181 days booked ·
248 days available · 146 days booked ·
213 days available · 160 days booked ·
235 days available · 181 days booked ·
365 days available · 143 days booked ·
313 days available · 169 days booked ·
189 days available · 127 days booked ·
191 days available · 142 days booked ·
Revenue and occupancy reflect Chalet's modeled estimates from observed booking activity for comparable active listings. Individual results vary with management, seasonality, and pricing.
Who this property is for
The same property is a great buy for one investor and a trap for another. Here's the honest read.
1031 / high-equity buyer
~$180.7K
Year-1 tax shield
Buying with cash or low leverage removes the debt-coverage problem entirely, so the thesis rests on appreciation plus a large first-year write-off. At roughly 25% of purchase price, the shield is substantial enough to carry the deal on its own.
Price-disciplined buyer
—
Break-even purchase price
Even a deep discount doesn't get this deal to break even within a realistic range, so there's no price anchor to negotiate toward. A price-disciplined buyer should pass unless the revenue assumptions change.
DSCR cash-flow buyer
0.25
DSCR at asking
At asking price the property doesn't cover its own debt service, so it won't qualify for DSCR financing as modeled. If you need cash flow from day one, look at a mid-term-rental fallback or a different Kissimmee submarket.
For a buyer who materially participates and qualifies for the STR tax treatment.
$180.7K
Estimated first-year deduction · range $150.0K–$206.0K
Why this matters here
At a marginal bracket, this deduction can be worth $55.5K–$76.2K in estimated federal tax saved.
This only applies if you meet the IRS material-participation tests for short-term rentals and are not using a full-service property manager.
Estimate, subject to CPA review. Cost-segregation percentages shown here are illustrative and depend on an actual study of the property.
Some states do not conform to federal bonus depreciation, so your state may not allow the same first-year treatment shown above.
Chalet can introduce a cost-segregation partner — this is not tax, legal, or financial advice.
How cash-on-cash return moves with purchase price. The marked line is break-even (1.0 DSCR).
At this price: cash-on-cash -15.7%, DSCR 0.25, cash flow -$33,039/yr
| Price vs asking | Price | Cash-on-cash | DSCR | Band |
|---|---|---|---|---|
| -25% | $548,775 | -13.6% | 0.33 | Below break-even |
| -22% | $570,726 | -13.9% | 0.32 | Below break-even |
| -15% | $621,945 | -14.6% | 0.29 | Below break-even |
| -8% | $673,164 | -15.1% | 0.27 | Below break-even |
| Asking | $731,700 | -15.7% | 0.25 | Below break-even |
| +8% | $790,236 | -16.2% | 0.23 | Below break-even |
| +15% | $841,455 | -16.6% | 0.21 | Below break-even |
Break-even price
Out of range
This deal does not reach break-even within ±25% of asking.
Discount needed
—
The gap between asking and the price a cash-flow buyer can underwrite.
If refi to 5.5% in 24 mo
+$6,422/yr
Illustrative cash-flow improvement at asking price if rates fall. Planning figure, not a forecast.
Annual avg $3,329 · peaks at $3,764 in Jan
Annual avg 69% · peaks at 82% in Feb
−$2,753/mo after all expenses
Cash to close
Down payment, closing costs, and furnishing
$212,193
Return on cash:1.7%
DSCR below 1.0 — but you can still qualify
Your DSCR is 0.25 · lenders typically require 1.0+.
Get matched with 2–3 vetted STR lenders, free.
What the deal returns over the hold — including the tax shield, which is the whole point for an appreciation buyer.
Levered IRR
4.7%
over 5-yr hold, with tax shield
Equity multiple
1.3×
total proceeds vs. $212,193 invested
Projected value at exit
$933,855
year 5 · 5.0% annual appreciation
Tax shield contribution
+5.4 pts
of IRR comes from year-1 depreciation
| Year | Equity | Appreciation | Cumulative cash flow | Total value |
|---|---|---|---|---|
| Year 1 | $188,500 | $36,585 | $33,831 | $258,916 |
| Year 2 | $194,477 | $74,999 | $1,391 | $270,868 |
| Year 3 | $200,887 | $115,334 | -$30,440 | $285,780 |
| Year 4 | $207,760 | $157,686 | -$61,655 | $303,791 |
| Year 5 | $215,129 | $202,155 | -$92,242 | $325,042 |
Projection, not a promise.
Assumes 5.0% annual appreciation, 1.5% rent growth (operating costs held flat), and that the property qualifies for short-term-rental tax treatment. The year-1 depreciation shield depends on a real cost-segregation study and your tax situation — consult a CPA.
Appreciation is the dominant driver of this return. When cash flow is negative, the deal depends on the property gaining value — it is not paying for itself from income.
Appreciation, rent growth, and financing rates are editable under Edit financials.
STR deals turn on local rules and demand that a generalist agent misses. Chalet matches you with a vetted Kissimmee agent who knows which properties actually cash flow — and which to avoid.
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Disclaimer
This page and the data presented are for informational purposes only. The information provided should not be construed as financial, legal, or investment advice. Market conditions can change rapidly, and past performance does not guarantee future results. Always consult with qualified professionals before making investment decisions.