425 N Andrea Cir · Haines City, FL 33844

$225,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 55 Days on market

Built 2021 5,502 sqft lot $96/mo HOA · 4% of rent

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Why this score? — see what drove the D 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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for new home construction, but don't want to wait? Then look no further, your 3bd/2ba 1555 sqft, open concept home, located just 18 miles from Disney, is waiting on you to make an offer! Upon entering the home you have a long hallway entrance way with two bedrooms off to the left and the bathroom in between. As you walk down the hallway, you walk into your spacious kitchen, with a large granite countertop island equipped with a sink, dishwasher and lots of storage. Off the kitchen, you a nice open living room with a dining area and the master bedroom. This practically brand new home features a very large master with en suite with matching counters and cabinets as the kitchen. Behind the dining area you have sliding glass doors where you'll walk into your fenced in backyard. This home is perfect for anyone. Schedule your showing immediately!!

Key facts

• Dual sinks
• Spacious kitchen
• Fenced in backyard

Tags

• OPEN CONCEPT HOME
• SPACIOUS KITCHEN
• LARGE QUARTZ COUNTERTOP ISLAND
• FENCED IN BACKYARD
• WALK IN CLOSET
• DUAL SINKS

Property features AI

Finance

• Other: Directions: south on 557, turn left on Old Polk City Rd, right on Lake Hammock, right on N Andrea.
• Financial info: Total monthly fees: $96; Total annual fees: $1,152; Lease restrictions apply
• HOA & community: HOA required (Monthly fee $96); Association name: Artemis Lifestyles; Association approval required; Community park and playground; Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20); Driveway; Garage door opener
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available and connected; Electricity available and connected; Underground utilities; Water available; Irrigation equipment
• Home design: Single family residence; One level; Northeast facing; Homesteaded
• Construction: Cement siding and frame construction; Shingle roof; Slab foundation; Built by Lennar Homes (Bailey model)
• Exterior features: Patio; Porch; Paved, private lot; Asphalt/paved road

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Solar heating; Central air conditioning
• Interior features: Kitchen/family room combo; Open floorplan; Pest guard system; Solid surface counters; Solid wood cabinets; Thermostat; Walk-in closets; Blinds; Thermal windows; Sliding doors
• Laundry & utility: Laundry inside; Inside utility / family room connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-44 ($-530/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (2.1% below list).
• Recommended offer: $217k (3.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#285 in FL, #4,575 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Horizons Elementary School (math 37% / reading 39%, grade F, #1,587 of 2,144 statewide, top 74%, 1,468 students, 42% FRL); Shelley S. Boone Middle School (math 25% / reading 25%, grade F, #517 of 571 statewide, top 91%, 1,403 students, 52% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL).
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-12 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 1344 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 42% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,191 (3.5% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.32×
• Total profit: $-43,106
• Equity at exit: $33,548

10-year hold

• IRR: -18.1%
• Equity multiple: 0.11×
• Total profit: $-56,291
• Equity at exit: $19,454

Cash invested: $63,000 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1344
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$415 /mo · $4,977/yr
• Insurance: −$94
• HOA: −$96
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-44

Break-even live

Break-even rent $2,259

Max offer price $217,191

Occupancy floor 97%

Sensitivity live

Price	-10% $83	-5% $19	+0% $-44	+5% $-108	+10% $-172
Rent	-10% $-218	-5% $-131	+0% $-44	+5% $43	+10% $130
Rate	-1.0pp $69	-0.5pp $13	base $-44	+0.5pp $-103	+1.0pp $-162

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
945 Kenbar Ave Haines City, FL	4.0	2.5	1527	$2,051	$1.34	15d	1	0.37mi
3053 Cassidy Ln Haines City, FL	4.0	3.0	1988	$2,500	$1.26	25d	1	0.45mi
3108 Cassidy Ln Haines City, FL	4.0	2.0	1823	$2,200	$1.21	25d	1	0.59mi
1109 Ronlin St Haines City, FL	4.0	2.0	1874	$1,981	$1.06	25d	1	0.59mi
3521 Yarian Dr Haines City, FL	3.0	2.0	1695	$1,800	$1.06	13d	1	0.92mi
3707 Eisel Way Haines City, FL	3.0	2.0	1407	$2,065	$1.47	16d	1	1.01mi
3815 Whitney Way Haines City, FL	4.0	2.0	1767	$2,150	$1.22	16d	1	1.04mi
4014 Alissa Ln Haines City, FL	4.0	2.0	1598	$2,250	$1.41	25d	1	1.07mi
3593 Yarian Dr Haines City, FL	3.0	2.0	1672	$1,900	$1.14	12d	1	1.08mi
3593 Yarian Dr Haines City, FL	3.0	2.0	1672	$1,900	$1.14	25d	1	1.08mi
5309 Maddie Dr Haines City, FL	4.0	3.0	1850	$2,300	$1.24	25d	1	1.12mi
5280 Maddie Dr Haines City, FL	4.0	2.0	2024	$2,300	$1.14	21d	1	1.12mi
4629 Bernard Blvd Haines City, FL	4.0	2.0	2112	$2,300	$1.09	25d	1	1.12mi
5268 Maddie Dr Haines City, FL	4.0	2.0	1867	$2,600	$1.39	23d	1	1.13mi
106 Reineke Rd Haines City, FL	3.0	2.0	1344	$1,495	$1.11	5d	1	1.14mi
4373 Deleon St Haines City, FL	4.0	2.0	1867	$2,250	$1.21	25d	1	1.18mi
6004 Bimini Ave Haines City, FL	3.0	2.0	1480	$1,750	$1.18	25d	1	1.21mi
2518 Trinidad Rd Haines City, FL	4.0	2.0	1830	$2,150	$1.17	25d	1	1.30mi
4209 Deleon St Haines City, FL	4.0	2.0	1863	$2,450	$1.32	16d	1	1.38mi
3329 Aruba Way Haines City, FL	3.0	2.0	1669	$2,200	$1.32	25d	1	1.45mi
2621 Trinidad Rd Haines City, FL	4.0	2.0	1830	$2,200	$1.20	25d	1	1.46mi

HOA detail

• Monthly dues: $96 · $1,152/yr

Listing history 24 events

1. 2026-06-13
   status $225,000 Pending 55 DOM
2. 2026-06-10
   days on market $225,000 Active 55 DOM
3. 2026-06-09
   days on market $225,000 Active 54 DOM
4. 2026-06-08
   days on market $225,000 Active 53 DOM
5. 2026-06-07
   days on market $225,000 Active 52 DOM
6. 2026-06-05
   pricedays on market $225,000 Active 49 DOM
7. 2026-06-03
   days on market $250,000 Active 48 DOM
8. 2026-06-03
   days on market $250,000 Active 47 DOM
9. 2026-06-01
   days on market $250,000 Active 46 DOM
10. 2026-05-31
    days on market $250,000 Active 45 DOM
11. 2026-05-16
    price $250,000
12. 2026-04-25
    price $269,000
13. 2026-04-16
    listed $275,000 Active
14. 2024-03-07
    status Active
15. 2024-03-07
    historical
16. 2024-02-20
    listed $335,000 Active
17. 2023-04-06
    soldstatus $315,000
18. 2023-04-04
    soldstatus $315,000 Closed 861-char remark

    Show marketing remark (861 chars)

    Looking for new home construction, but don't want to wait? Then look no further, your 3bd/2ba 1555 sqft, open concept home, located just 18 miles from Disney, is waiting on you to make an offer! Upon entering the home you have a long hallway entrance way with two bedrooms off to the left and the bathroom in between. As you walk down the hallway, you walk into your spacious kitchen, with a large granite countertop island equipped with a sink, dishwasher and lots of storage. Off the kitchen, you a nice open living room with a dining area and the master bedroom. This practically brand new home features a very large master with en suite with matching counters and cabinets as the kitchen. Behind the dining area you have sliding glass doors where you'll walk into your fenced in backyard. This home is perfect for anyone. Schedule your showing immediately!!

19. 2023-03-05
    status Pending 861-char remark

    Show marketing remark (861 chars)

    Looking for new home construction, but don't want to wait? Then look no further, your 3bd/2ba 1555 sqft, open concept home, located just 18 miles from Disney, is waiting on you to make an offer! Upon entering the home you have a long hallway entrance way with two bedrooms off to the left and the bathroom in between. As you walk down the hallway, you walk into your spacious kitchen, with a large granite countertop island equipped with a sink, dishwasher and lots of storage. Off the kitchen, you a nice open living room with a dining area and the master bedroom. This practically brand new home features a very large master with en suite with matching counters and cabinets as the kitchen. Behind the dining area you have sliding glass doors where you'll walk into your fenced in backyard. This home is perfect for anyone. Schedule your showing immediately!!

20. 2023-02-07
    price $314,900 861-char remark

    Show marketing remark (861 chars)

    Looking for new home construction, but don't want to wait? Then look no further, your 3bd/2ba 1555 sqft, open concept home, located just 18 miles from Disney, is waiting on you to make an offer! Upon entering the home you have a long hallway entrance way with two bedrooms off to the left and the bathroom in between. As you walk down the hallway, you walk into your spacious kitchen, with a large granite countertop island equipped with a sink, dishwasher and lots of storage. Off the kitchen, you a nice open living room with a dining area and the master bedroom. This practically brand new home features a very large master with en suite with matching counters and cabinets as the kitchen. Behind the dining area you have sliding glass doors where you'll walk into your fenced in backyard. This home is perfect for anyone. Schedule your showing immediately!!

21. 2023-01-10
    listed $324,900 Active 861-char remark

    Show marketing remark (861 chars)

    Looking for new home construction, but don't want to wait? Then look no further, your 3bd/2ba 1555 sqft, open concept home, located just 18 miles from Disney, is waiting on you to make an offer! Upon entering the home you have a long hallway entrance way with two bedrooms off to the left and the bathroom in between. As you walk down the hallway, you walk into your spacious kitchen, with a large granite countertop island equipped with a sink, dishwasher and lots of storage. Off the kitchen, you a nice open living room with a dining area and the master bedroom. This practically brand new home features a very large master with en suite with matching counters and cabinets as the kitchen. Behind the dining area you have sliding glass doors where you'll walk into your fenced in backyard. This home is perfect for anyone. Schedule your showing immediately!!

22. 2021-03-12
    soldstatus $243,940 Sold
23. 2021-01-17
    status Pending
24. 2021-01-13
    listed $240,940 Active

ⓘ 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: $4,977 · $415/mo
• Projected year-2 tax: $4,977 · $415/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 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: $26,434
• − Mortgage interest: −$12,603
• − Property taxes: −$4,977
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − HOA: −$1,152
• − Depreciation: −$6,545
• Taxable loss: −$4,199
• Est. tax savings @ 24.0%: +$1,008
• After-tax cash flow: $477/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: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 of 73 in FL

Livability — Haines City

• Score: 74/100
• State rank: #285
• US rank: #4575

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haines City, FL
• County: Polk County · 740,051 people
• City population: 51,255
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• Metro: Lakeland-Winter Haven, 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

+3.8% since first listed

14 events — show timeline

• 2026-05-16 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-03-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-20 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-06 Sold (Public Records) $315,000 Public Records
• 2023-04-04 Sold (MLS) $315,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-07 Price Changed $314,900 Stellar MLS as Distributed by MLS Grid
• 2023-01-10 Listed $324,900 Stellar MLS as Distributed by MLS Grid
• 2021-03-12 Sold (MLS) $243,940 Stellar MLS as Distributed by MLS Grid
• 2021-01-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-13 Listed $240,940 Stellar MLS as Distributed by MLS Grid

Property tax history

+78.4%/yr

Latest (2025): $4,977 · -3.9% YoY. Source: county tax records.