Solivita in Kissimmee, 1,786 SF, 3/2, 2-Car Garage, Value-Add, $209.9K

Built in 2004, this 1,786 sq. ft. masonry/stucco single-family home sits on an 8,276 sq. ft. lot in Solivita Phase IVC, Section 2 – Central Florida’s award-winning 55+ gated resort community. 3 bed / 2 bath with 2-car attached garage, slab foundation, shingle roof. Vacant. RPR photos confirm interior is in dated but livable cosmetic condition – original oak cabinets, tile flooring, dated baths with cultured marble vanities, original black appliances. Screened rear lanai and paver driveway.  Flood Zone X.

House Assets:

• Solivita 55+ resort community. 14 pools, 36 holes of championship golf, 17 pickleball courts, 9 tennis, 3 restaurants, spa/fitness center, 250+ social clubs. Top-10 ranked U.S. active-adult community drives a real resale premium vs. non-Solivita Poinciana stock.
• True 3 bed / 2 bath. Most Solivita inventory is 2/2 or 2/2+den. Genuine 3-bed homes in Solivita are a narrower sub-segment and sell and rent faster.
• 1,786 SF. Larger footprint than the 1,467 SF Allegro model that dominates the mid-$200K pending/closed set in this pocket.
• 2-car attached garage with paver driveway. Required for this buyer pool.
• Masonry/stucco construction. Preferred FL build for insurance and wind rating.
• 8,276 SF lot. Above-average for the subdivision. Comps 107 Los Gatos Pl (8,525 SF) and 101 Los Gatos Pl (7,351 SF) confirm larger lots trade up.
• Flood Zone X. Minimal flood risk.
• Vacant. No tenant coordination, no showing friction.

Repairs Needed (Estimate):

• Roof: Shingle roof presumed original 2004. Budget full replacement.
• HVAC: Service and coil clean.
• Interior Paint: Full walls, ceilings, trim. Bold colors throughout require primer coat.
• Kitchen: Original oak cabinets, dated tile counters, black appliances. Paint cabinets, new hardware, new stainless appliances, subway tile backsplash, fixtures
• Bathrooms (2): Dated vanities, cultured marble tops, builder fixtures. Replace vanities, mirrors, fixtures, re-caulk.
• Flooring: Tile in main areas is functional. Carpet in bedrooms is dated and stained per photos. Replace bedroom carpet with LVP.
• Exterior Paint: Pressure wash, repaint stucco, trim, garage door.
• Landscaping and curb appeal: Trim, mulch, fresh beds.
• Lanai rescreen

🟣 Comparable Sales (Last 12 Months, Solivita community — RPR CMA)

1. 119 Verona Dr | 3/2 | 1,467 SF | $355,000 Pending ($242/SF) — listed 2/1/26, pending 3/3/26. 0.26 mi NE. Allegro model completely remodeled in 2022, 4-season room adds 322 SF not in Polk records. Inferior raw SF to subject but superior finish level. Establishes the fully renovated Solivita 3/2 ceiling for this size bracket.
2. 524 Barcelona Dr | 2/2 | 1,467 SF | $265,000 Pending ($181/SF) — listed 3/2/26, pending 3/5/26. 0.17 mi E. Allegro with AC (2018), roof (2016), fully updated, move-in ready, sold fully furnished option. 3 days to contract. Inferior bed count. Establishes the updated 2/2 baseline.
3. 531 Barcelona Dr | 3/2 | 1,966 SF | $354,000 Closed ($180/SF) — Dec 2025. 0.16 mi E. Melody model, 2005 build, larger SF than subject, virtually staged. 56 DOM. Best size match among closed 3/2s. Anchors the updated 3/2 ARV near $180/SF.
4. 536 Portofino Dr | 2/2 | 1,491 SF | $284,000 Closed ($190/SF) — Feb 2026. 0.22 mi S. Allegro, conservation lot, NEW ROOF 2022, NEW HVAC 2021, HWH 2020. 77 DOM. Inferior bed count and SF but all big-ticket mechanicals done. Shows the premium paid for recent roof.
5. 645 Portofino Dr | 2/2 | 1,467 SF | $275,000 Pending ($187/SF) — listed 2/5/26, pending 2/23/26. 0.32 mi S. Waterfront Allegro. Inferior SF/bed count. Confirms current pending demand in the $180s/SF for updated product.
6. 107 Los Gatos Pl | 2/2 | 1,581 SF | $310,000 Closed ($196/SF) — Dec 2025. 0.26 mi SW. Port Royal model, 2006 build, NEW ROOF 2023, NEW HWH 2023, HVAC 2018. Conservation lot, water view. Sold in 3 DOM. Inferior bed count but premium lot and all mechanicals done.
7. 101 Los Gatos Pl | 2/2 | 1,655 SF | $320,000 Closed ($193/SF) — Mar 2026. 0.25 mi SW. Modified Bonita Springs model, 2006 build, extended lanai, private conservation setting. Sold in 2 DOM. Inferior bed count, superior lot/privacy.

🟡 ARV & Rental Analysis

Closed Solivita comps at 1,491 to 1,966 SF cluster at $180 to $196/SF for updated-condition product. The one closed 3/2 direct match (531 Barcelona at $354K) validates mid-$170s/SF for a fully updated 3/2 in the ~1,800 to 1,966 SF range. Subject at 1,786 SF splits the comp set. Applying $180/SF to subject yields $321K; applying 119 Verona’s fully-renovated $242/SF yields $432K but requires matching their gut-reno finish tier. The RPR CMA lands at $349K on unadjusted comp average; adjusted for subject’s inferior as-is finish and roof age, a realistic fully renovated ARV is $335K to $355K.

Estimated ARV (light cosmetic refresh, keep roof): $300,000 to $320,000 Estimated ARV (mid renovation with new roof): $325,000 to $345,000 Estimated ARV (full cosmetic gut + new roof to match 119 Verona finish): $350,000 to $365,000 Conservative underwriting ARV: $335,000 / plus or minus

Rental Comps (Solivita 34759, 3 bed):

• 644 Midiron Dr | 3/2 | 1,641 SF | $1,700/mo
• 312 Clearwater Ln | 3/2 | 1,435 SF | $1,825/mo
• 315 Edgewood Ct | 3/2 | 1,661 SF | $1,950/mo

Projected Rent (annual, 55+ restricted): $1,900 to $2,200/mo +/-