3873 Janeen Cir · Willow Oak, FL 33860

$435,000

2 bd · 1.0 ba · 3,600 sqft · MultiFamily public records · 14 Days on market

Built 1986 0.49 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Investors come enjoy a property that has proven consistent rent for years! 100% occupancy and all tenants are month to month and have stayed long past their initial leases and have maintained rents. Don't pass up an opportunity for consistent cash! Bring your offers, this stable opportunity of investment will not last long! Do Not Disturb Tenants. Disclosure: Seller owner (company) is managed by a certified appraiser and licensed real estate agent in the State of Florida.

Key facts

• Move-in ready
• Fully renovated
• Major roadways

Tags

• FULLY RENOVATED
• MOVE-IN READY
• LOCAL SHOPPING
• DINING
• SCHOOLS
• MAJOR ROADWAYS

Property features AI

Finance

• Other: Zoned for 2-4 unit residential; Total lot about 0.49 acres (approx. 146 x 213); Living area reported as 3,600 sq ft; Four units total (all occupied); Units unfurnished
• Financial info: Gross income: $28,800; Estimated annual market income: $23,460; Annual net income: $23,460; Annual expenses: $5,340; Total monthly expenses: $445; Tenants pay electricity and water; Pro forma rent per 2-bedroom unit: $1,400
• HOA & community: No association fees; No community features; Pets allowed

Exterior

• Parking: No attached garages for the units
• Security: Smoke detector(s)
• Utilities: Public water available; Septic tank; Cable available and connected; High-speed internet available; Electricity available and connected; Phone available
• Home design: Residential income property (quadruplex); Single-story building; One building on the property; Completed condition; Block foundation
• Construction: Stucco exterior; Shingle roof; Built on block foundation
• Exterior features: Patio; Sliding doors; Shed(s); Corner lot; Oversized lot; Paved access/driveway; In county location

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 8 bedrooms total; Four 2-bedroom units (all occupied)
• Flooring: Tile
• Bathrooms: One bathroom per 2-bedroom unit
• Heating & cooling: Central heat; Electric heat; Heat pump; Central air conditioning
• Interior features: Open floorplan; Thermostat; Attic; Formal living room (separate); Inside utility; Smoke detectors
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $435k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $415/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $435k).

Location & tenants

• Location reads 67/100 on livability (#579 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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: Mulberry Senior High School (math 21% / reading 36%, grade F, #458 of 667 statewide, top 69%, 1,315 students, 57% FRL) — zoned schools at 57% FRL track the district average.
• 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 (+1.6%/yr); 180 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $5,949/mo this rent would consume 109% of the median local household income ($66k/yr) (locally 583% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $122k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 $231k; list at $435k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $435,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.36%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.22×
• Total profit: $27,053
• Equity at exit: $64,860

10-year hold

• IRR: 13.9%
• Equity multiple: 2.04×
• Total profit: $126,983
• Equity at exit: $37,611

Cash invested: $121,800 (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 33860

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 180
• Price-to-rent: 24.4×

Monthly cashflow live

• Estimated rent: $5,949 medium
• Mortgage (P&I): −$2,281
• Tax from tax record: −$577 /mo · $6,922/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,249
• Net cashflow: $1,660

Break-even live

Break-even rent $3,847

Max offer price $435,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,907	-5% $1,784	+0% $1,660	+5% $1,537	+10% $1,414
Rent	-10% $1,190	-5% $1,425	+0% $1,660	+5% $1,895	+10% $2,130
Rate	-1.0pp $1,880	-0.5pp $1,771	base $1,660	+0.5pp $1,548	+1.0pp $1,433

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,948
Total (4 units)			$5,949

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $435,000 Active 14 DOM
2. 2026-06-17
   days on market $435,000 Active 13 DOM
3. 2026-06-16
   days on market $435,000 Active 12 DOM
4. 2026-06-15
   days on market $435,000 Active 11 DOM
5. 2026-06-13
   days on market $435,000 Active 9 DOM
6. 2026-06-10
   days on market $435,000 Active 6 DOM
7. 2026-06-09
   days on market $435,000 Active 5 DOM
8. 2026-06-08
   days on market $435,000 Active 4 DOM
9. 2026-06-07
   days on market $435,000 Active 3 DOM
10. 2026-06-05
    remarks 626-char remark
11. 2026-06-05
    listed $435,000 Active 1 DOM

ⓘ 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: $6,922 · $577/mo
• Projected year-2 tax: $6,922 · $577/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,388
• − Mortgage interest: −$24,367
• − Property taxes: −$6,922
• − Insurance: −$2,175
• − Repairs & maintenance: −$5,711
• − Management: −$5,711
• − Depreciation: −$12,655
• Taxable income: $13,848
• Est. tax owed @ 24.0%: −$3,323
• After-tax cash flow: $16,602/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 — Willow Oak

• Score: 67/100
• State rank: #579
• US rank: #11029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willow Oak, FL
• County: Polk County · 740,051 people
• City population: 24,892
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 24,892
• Household income: $65,710
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 583.0

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 0.60)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 12% Black 10% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 70% English-only · Spanish 28% Other Indo-European 1%

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: ▼ -101.08%
• Current HPI: 349.7266
• Rent YoY: ▲ 1.59%
• 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

+295.5% since first listed

15 events — show timeline

• 2026-06-04 Listed $435,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed for Rent $1,200 STELLARMLS
• 2018-09-20 Sold (Public Records) $231,000 Public Records
• 2018-09-17 Sold (MLS) $231,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-08-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-15 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-22 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-06 Sold (Public Records) $45,000 Public Records
• 2013-05-06 Listed $48,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-03-07 Listed $48,000 Stellar MLS as Distributed by MLS Grid
• 2002-10-01 Sold (Public Records) $125,000 Public Records
• 1998-11-23 Sold (Public Records) $110,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $6,922 · +13.8% YoY. Source: county tax records.