603 DR J A Wiltshire Ave W · Lake Wales, FL 33853

$101,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 179 Days on market

Built 1958 7,501 sqft lot

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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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quaint 2 bedroom/1 bath home is ready for a new owner. Roof is 2022, freshly painted and has newer carpet and luxury vinyl plank flooring. Convenient to highways 60 and 27. Enjoy an afternoon at one of several state parks or Bok Tower Gardens.

Key facts

• State parks
• Bok tower gardens
• Newer carpet

Tags

• NEWER CARPET
• LUXURY VINYL PLANK FLOORING
• CONVENIENT TO HIGHWAYS
• STATE PARKS
• BOK TOWER GARDENS

Property features AI

Finance

• Other: Property type listed as residential, single family; Unfurnished
• HOA & community: No HOA indicated

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Faces north; Residential zoning (R-1C)
• Construction: Frame construction with wood siding; Shingle roof; Crawlspace foundation; Built on a lot of about 0.17 acres
• Exterior features: Private mailbox; Asphalt road access; Lot dimensions approximately 50 x 150

Interior

• Kitchen: Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Window treatments; 5 total rooms
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $1 ($17/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (14.5% below list).
• Recommended offer: $87k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#535 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute 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: Spook Hill Elementary School (math 28% / reading 33%, grade F, #1,862 of 2,144 statewide, top 88%, 584 students, 67% FRL); Mclaughlin Academy of Excellence (math 34% / reading 32%, grade F, #437 of 571 statewide, top 77%, 542 students, 68% FRL).
• Market conditions: 185 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $705 of loan paydown is wiped out by about $3k 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 179 days — a 12% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $23k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,097 (14.5% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-16,420
• Equity at exit: $15,194

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-14,174
• Equity at exit: $8,810

Cash invested: $28,532 (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 33853

• Home prices YoY: -9.2%
• Active inventory: 185
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $871 high
• Mortgage (P&I): −$534
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $1

Break-even live

Break-even rent $869

Max offer price $101,900

Occupancy floor 95%

Sensitivity live

Price	-10% $59	-5% $30	+0% $1	+5% $-27	+10% $-56
Rent	-10% $-67	-5% $-33	+0% $1	+5% $36	+10% $70
Rate	-1.0pp $53	-0.5pp $27	base $1	+0.5pp $-25	+1.0pp $-52

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: $25,475
• Closing costs: $3,057
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 Booker Ave Unit B Lake Wales, FL	2.0	1.0	640	$895	$1.40	25d	1	0.13mi
522 Washington Ave Unit 1 Lake Wales, FL	2.0	1.0	612	$1,200	$1.96	25d	1	0.25mi
131 B St Unit 3 Lake Wales, FL	1.0	1.0	425	$600	$1.41	25d	1	0.28mi
318 Pearl St Lake Wales, FL	1.0	1.0	600	$875	$1.46	25d	1	0.30mi
115 Washington Ave Lake Wales, FL	2.0	1.0	600	$600	$1.00	25d	1	0.30mi
315 D St Unit 2 Lake Wales, FL	2.0	1.0	624	$900	$1.44	20d	1	0.31mi
238 C St Lake Wales, FL	2.0	1.0	600	$700	$1.17	25d	1	0.32mi
242 C St Lake Wales, FL	1.0	1.0	600	$600	$1.00	25d	1	0.32mi
324 Pearl St Unit 2 Lake Wales, FL	1.0	1.0	500	$795	$1.59	25d	1	0.32mi
104 W Stuart Ave Lake Wales, FL	2.0	1.0	720	$1,100	$1.53	5d	1	0.59mi
244 E Park Ave Unit 203 Lake Wales, FL	1.0	1.0	614	$1,400	$2.28	25d	1	0.75mi
157 E Northside Dr #1 Lake Wales, FL	2.0	1.0	624	$1,000	$1.60	25d	1	0.88mi
335 E Central Ave Lake Wales, FL	2.0	1.0	450	$995	$2.21	15d	1	0.95mi
414 1/2 S Miami St Unit A Lake Wales, FL	1.0	1.0	544	$700	$1.29	25d	1	1.01mi
414 1/2 S Miami St Unit B Lake Wales, FL	1.0	1.0	544	$650	$1.19	25d	1	1.01mi
711 Springer Dr Lake Wales, FL	1.0–2.0	1.0–2.0	848	$1,400	$1.65	5d	2	1.21mi

Listing history 38 events

1. 2026-06-22
   pricedays on market $101,900 Active 179 DOM
2. 2026-06-18
   days on market $102,900 Active 176 DOM
3. 2026-06-17
   days on market $102,900 Active 175 DOM
4. 2026-06-16
   days on market $102,900 Active 174 DOM
5. 2026-06-15
   days on market $102,900 Active 173 DOM
6. 2026-06-13
   pricedays on market $102,900 Active 171 DOM
7. 2026-06-10
   days on market $103,900 Active 168 DOM
8. 2026-06-09
   days on market $103,900 Active 167 DOM
9. 2026-06-08
   days on market $103,900 Active 166 DOM
10. 2026-06-07
    days on market $103,900 Active 165 DOM
11. 2026-06-05
    pricedays on market $103,900 Active 162 DOM
12. 2026-06-03
    days on market $104,900 Active 160 DOM
13. 2026-06-01
    days on market $104,900 Active 159 DOM
14. 2026-05-31
    days on market $104,900 Active 158 DOM
15. 2026-05-21
    price $105,900
16. 2026-05-14
    price $106,900
17. 2026-05-07
    price $107,900
18. 2026-05-01
    price $108,900
19. 2026-04-27
    price $109,900
20. 2026-04-16
    price $111,900
21. 2026-04-10
    price $112,900
22. 2026-04-01
    price $113,900
23. 2026-03-26
    price $114,900
24. 2026-03-19
    price $115,900
25. 2026-03-12
    price $116,900
26. 2026-03-04
    status Active
27. 2026-03-03
    status Pending
28. 2026-02-27
    price $117,900
29. 2026-02-20
    price $118,900
30. 2026-02-13
    price $119,900
31. 2026-02-05
    price $121,900
32. 2026-02-02
    price $122,900
33. 2026-01-22
    price $123,900
34. 2025-12-23
    listed $125,000 Active
35. 2024-10-02
    historical $1,150
36. 2024-08-29
    listed $1,150
37. 2017-03-01
    soldstatus $455,600
38. 1983-05-01
    soldstatus $5,800

ⓘ 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: $1,318 · $110/mo
• Projected year-2 tax: $1,318 · $110/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,452
• − Mortgage interest: −$5,708
• − Property taxes: −$1,318
• − Insurance: −$510
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$2,964
• Taxable loss: −$1,720
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $430/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 — Lake Wales

• Score: 68/100
• State rank: #535
• US rank: #10036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Wales, FL
• City population: 30,351
• Population (ZIP): 12,385

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 0.65)
• Race & ethnicity: White 42% Hispanic / Latino 36% Black 19% Two or more races 16%
• Hispanic origin (detail): Mexican 10% Puerto Rican 18% Cuban 2% Dominican 1%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 72% English-only · Spanish 27%

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: ▼ -33.98%
• Current HPI: 333.8292
• Rent YoY: —
• Metro: —
• 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

+1725.9% since first listed

24 events — show timeline

• 2026-05-21 Price Changed $105,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $106,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $107,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $108,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $111,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $112,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $113,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $115,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $116,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $117,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $118,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $121,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $122,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $123,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-23 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-02 Rental Removed $1,150 STELLARMLS
• 2024-08-29 Listed for Rent $1,150 STELLARMLS
• 2017-03-01 Sold (Public Records) $455,600 Public Records
• 1983-05-01 Sold (Public Records) $5,800 Public Records

Property tax history

+12.8%/yr

Latest (2025): $1,318 · +12.3% YoY. Source: county tax records.