132 Robbins Rest Cir · Loughman, FL 33896

$320,000

3 bd · 2.0 ba · 1,864 sqft · SingleFamily public records · 164 Days on market

Built 1992 10,829 sqft lot $28/mo HOA · 1% of rent

---

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 +12.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• DSCR +3.9/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Short Sale. SHORT SALE. BACK ON THE MARKET! Welcome home to this charming, move-in ready 4-bedroom, 2-bathroom home with a 2-car garage, perfectly situated in the highly desirable Robbins Rest community of Davenport, Florida. This well-maintained residence combines modern updates, functional living space, and an unbeatable Central Florida location. This property is ideal for primary living, second home, or long-term investment. Step inside, and you’ll find a bright and open floor plan with expansive living and dining areas designed for both everyday comfort and effortless entertaining. The kitchen offers, a skylight, ample counter space, making it perfect for cooking, baking, and host

Key facts

• Quick access to i-4
• Fully fenced
• Oversized backyard

Tags

• ROBBINS REST COMMUNITY
• UPGRADED COVERED PATIO
• OVERSIZED BACKYARD
• FULLY FENCED
• QUICK ACCESS TO I-4
• NEARBY SHOPPING

Property features AI

Finance

• Other: No lease restrictions indicated
• HOA & community: Monthly association fee of $28 (association: Garrison Property Management/ Joe Garrison); Pets allowed

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Cable available; Electricity available
• Home design: Single family residence; One story; Attached property; Faces southwest
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as completed
• Exterior features: Patio; Screened porch; Sliding doors; Mature landscaping with trees

Interior

• Kitchen: Range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Ceiling fans; High ceilings; Living room/dining room combo; Open floorplan; Thermostat; Skylight(s)
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-22 ($-268/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (25.7% below list).
• Recommended offer: $238k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Loughman — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#781 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Davenport School of The Arts (math 67% / reading 72%, grade A-, #364 of 2,144 statewide, top 19%, 1,168 students, 37% FRL); Shelley S. Boone Middle School (math 25% / reading 25%, grade F, #517 of 571 statewide, top 91%, 1,403 students, 52% FRL); Davenport High School (2,333 students, 37% FRL) — zoned schools average 42% FRL vs 60% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.2%/yr); 779 active listings in the ZIP; 40 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).
• This rent runs 38% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k 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 164 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask is 13813% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $237,809 (25.7% 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 164 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.83% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.50×
• Total profit: $-44,469
• Equity at exit: $64,662

10-year hold

• IRR: -8.4%
• Equity multiple: 0.40×
• Total profit: $-53,784
• Equity at exit: $57,675

Cash invested: $89,600 (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 33896

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 779
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,378 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$133
• HOA: −$28
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-22

Break-even live

Break-even rent $2,406

Max offer price $316,053

Occupancy floor 96%

Sensitivity live

Price	-10% $159	-5% $68	+0% $-22	+5% $-113	+10% $-203
Rent	-10% $-210	-5% $-116	+0% $-22	+5% $72	+10% $166
Rate	-1.0pp $139	-0.5pp $59	base $-22	+0.5pp $-105	+1.0pp $-190

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
181 Villa Domani Cir Davenport, FL	4.0	3.0	1823	$2,600	$1.43	25d	1	0.19mi
216 Villa Domani Cir Davenport, FL	4.0	3.0	1871	$3,000	$1.60	25d	1	0.23mi
2110 Lynwind Blvd Davenport, FL	1.0–3.0	1.0–2.0	1057	$2,504	$2.37	5d	41	0.24mi
415 Villa Domani Way Davenport, FL	4.0	3.0	2205	$3,995	$1.81	12d	1	0.24mi
136 Villa Domani Cir Davenport, FL	4.0	3.0	1823	$3,100	$1.70	25d	1	0.30mi
244 Arbor Lakes Dr Davenport, FL	3.0	2.5	1507	$1,850	$1.23	25d	1	0.30mi
241 Arbor Lakes Dr Davenport, FL	3.0	2.5	1507	$1,800	$1.19	25d	1	0.31mi
436 Lake Shore Pkwy Davenport, FL	4.0	3.0	1628	$2,700	$1.66	25d	1	0.39mi
364 Arbor Lakes Dr Davenport, FL	3.0	3.0	1724	$1,890	$1.10	15d	1	0.40mi
364 Arbor Lakes Dr Davenport, FL	3.0	2.5	1674	$1,890	$1.13	25d	1	0.40mi
364 Arbor Lakes Dr Davenport, FL	3.0	2.5	1724	$1,890	$1.10	16d	1	0.40mi
818 Terrace Ridge Cir #818 Davenport, FL	3.0	2.0	1542	$2,300	$1.49	16d	1	0.42mi
817 Terrace Ridge Cir #817 Davenport, FL	3.0	2.0	1542	$1,795	$1.16	23d	1	0.43mi
200 Village Blvd Davenport, FL	1.0–3.0	1.0–2.0	1040	$1,887	$1.81	4d	28	0.44mi
614 Terrace Ridge Cir Unit 1 Davenport, FL	2.0	2.0	1261	$2,000	$1.59	25d	1	0.47mi
419 Arbor Lakes Dr Davenport, FL	3.0	2.5	1724	$1,900	$1.10	25d	1	0.47mi
112 Azalea Dr Davenport, FL	4.0	2.0	1971	$2,800	$1.42	25d	1	0.50mi
447 Arbor Lakes Dr Davenport, FL	3.0	2.5	1507	$1,850	$1.23	23d	1	0.50mi
467 Arbor Lakes Dr Davenport, FL	3.0	2.5	1507	$1,825	$1.21	25d	1	0.52mi
1000 Victoria Park Blvd Davenport, FL	1.0–4.0	1.0–3.0	1212	$1,932	$1.59	4d	10	0.52mi
471 Arbor Lakes Dr Davenport, FL	3.0	2.5	1724	$1,980	$1.15	13d	1	0.52mi
429 Hanging Moss Rd Davenport, FL	3.0	2.0	1344	$2,246	$1.67	25d	1	0.53mi
132 Azalea Dr Davenport, FL	3.0	2.0	1493	$1,995	$1.34	5d	1	0.53mi
212 Bent Oak Loop Davenport, FL	3.0	2.0	1381	$2,000	$1.45	4d	1	0.57mi
6100 Echelon Way Davenport, FL	1.0–3.0	1.0–2.0	1117	$2,330	$2.09	4d	23	0.61mi
396 Famagusta Dr Davenport, FL	4.0	4.0	1671	$3,000	$1.80	25d	1	0.61mi
509 Famagusta Dr Davenport, FL	4.0	4.0	1671	$2,800	$1.68	25d	1	0.64mi
513 Famagusta Dr Davenport, FL	4.0	4.0	1671	$2,800	$1.68	16d	1	0.65mi
1008 Laguna Loop Davenport, FL	1.0–3.0	1.0–2.0	1002	$2,016	$2.01	5d	23	0.68mi
245 Foggy Creek Rd Davenport, FL	3.0	2.0	1440	$2,150	$1.49	25d	1	0.75mi
637 Trikomo Dr Davenport, FL	4.0	4.0	1856	$2,800	$1.51	25d	1	0.75mi
609 Trikomo Dr Davenport, FL	4.0	4.0	1736	$2,700	$1.56	25d	1	0.78mi
620 Trikomo Dr Davenport, FL	3.0	2.5	1493	$2,650	$1.77	4d	1	0.79mi
5000 Tignes Ln Davenport, FL	1.0–3.0	1.0–2.0	1003	$2,145	$2.14	5d	40	0.81mi
318 Sand Ridge Dr Davenport, FL	4.0	3.0	1960	$2,350	$1.20	23d	1	0.84mi
7673 Heritage Crossing Way Unit 1252673P Kissimmee, FL	3.0	2.0	1334	$2,201	$1.65	0d	1	0.86mi
1305 Farkleberry LN Davenport, FL	1.0–3.0	1.0–2.0	1060	$2,385	$2.25	5d	172	0.88mi
1598 Heritage Crossing Ct #201 Reunion, FL	3.0	2.0	1344	$2,200	$1.64	25d	1	0.88mi
798 Legacy Dr Davenport, FL	3.0	3.0	1566	$2,100	$1.34	25d	1	0.92mi
798 Legacy Dr Unit 1 Davenport, FL	3.0	2.5	1566	$2,100	$1.34	25d	1	0.93mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 46 events

1. 2026-06-22
   days on market $320,000 Active 164 DOM
2. 2026-06-18
   days on market $320,000 Active 161 DOM
3. 2026-06-17
   days on market $320,000 Active 160 DOM
4. 2026-06-16
   days on market $320,000 Active 159 DOM
5. 2026-06-15
   days on market $320,000 Active 158 DOM
6. 2026-06-13
   days on market $320,000 Active 156 DOM
7. 2026-06-10
   days on market $320,000 Active 153 DOM
8. 2026-06-09
   days on market $320,000 Active 152 DOM
9. 2026-06-08
   days on market $320,000 Active 151 DOM
10. 2026-06-07
    days on market $320,000 Active 150 DOM
11. 2026-06-05
    days on market $320,000 Active 147 DOM
12. 2026-06-03
    days on market $320,000 Active 145 DOM
13. 2026-06-01
    days on market $320,000 Active 144 DOM
14. 2026-05-31
    days on market $320,000 Active 143 DOM
15. 2026-04-14
    status Active
16. 2026-04-10
    status Pending
17. 2026-02-03
    price $320,000
18. 2026-02-01
    price $2,100
19. 2026-01-23
    price $2,200
20. 2026-01-18
    listed $2,300
21. 2026-01-04
    listed $340,000 Active
22. 2025-08-21
    historical
23. 2025-07-02
    price $354,900
24. 2025-05-15
    price $370,000
25. 2024-12-10
    status Active
26. 2024-12-07
    historical
27. 2024-12-06
    historical
28. 2024-12-06
    historical
29. 2024-08-22
    price $380,000
30. 2024-08-22
    price $380,000
31. 2024-08-22
    price $380,000
32. 2024-08-22
    price $369,000
33. 2024-08-22
    price $369,000
34. 2024-08-22
    price $369,000
35. 2024-07-11
    price $389,000
36. 2024-07-11
    price $389,000
37. 2024-07-11
    price $389,000
38. 2024-06-11
    listed $399,000 Active
39. 2024-06-06
    listed $399,000 Active
40. 2024-06-06
    listed $399,000 Active
41. 2022-09-19
    soldstatus $360,000
42. 2022-09-12
    soldstatus $360,000 Closed
43. 2022-08-13
    status Pending
44. 2022-08-04
    listed $350,000 Active
45. 2002-07-17
    soldstatus $121,000
46. 1992-08-01
    soldstatus $18,400

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $2,656 · $221/mo
• Expected delta: +$1,917/yr (+$160/mo · 259.4%)

ⓘ 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 3/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,537
• − Mortgage interest: −$17,925
• − Property taxes: −$739
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − HOA: −$336
• − Depreciation: −$9,309
• Taxable loss: −$5,938
• Est. tax savings @ 24.0%: +$1,425
• After-tax cash flow: $1,157/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 — Loughman

• Score: 61/100
• State rank: #781
• US rank: #17702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 23,652
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 26,731
• Household income: $74,668
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1490.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 38% Two or more races 14% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 15% Cuban 4% Dominican 3%
• Common ancestry: Romanian 3% Estonian 2% Portuguese 2%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 31% Other Indo-European 2% Tagalog/Filipino 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: ▼ -1.83%
• Current HPI: 219.4726
• Rent YoY: ▼ -0.19%
• 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

+1639.1% since first listed

32 events — show timeline

• 2026-04-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-01 Price Changed $2,100 REDFIN
• 2026-01-23 Price Changed $2,200 REDFIN
• 2026-01-18 Listed for Rent $2,300 REDFIN
• 2026-01-04 Listed $340,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-02 Price Changed $354,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-15 Price Changed $370,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-07 Listing Removed — Daytona MLS
• 2024-12-06 Listing Removed — SCMLS
• 2024-12-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-22 Price Changed $380,000 Daytona MLS
• 2024-08-22 Price Changed $380,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-22 Price Changed $380,000 SCMLS
• 2024-08-22 Price Changed $369,000 SCMLS
• 2024-08-22 Price Changed $369,000 Daytona MLS
• 2024-08-22 Price Changed $369,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Price Changed $389,000 Daytona MLS
• 2024-07-11 Price Changed $389,000 SCMLS
• 2024-07-11 Price Changed $389,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-11 Listed $399,000 Daytona MLS
• 2024-06-06 Listed $399,000 SCMLS
• 2024-06-06 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-19 Sold (Public Records) $360,000 Public Records
• 2022-09-12 Sold (MLS) $360,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-04 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2002-07-17 Sold (Public Records) $121,000 Public Records
• 1992-08-01 Sold (Public Records) $18,400 Public Records

Property tax history

+4.6%/yr

Latest (2025): $739 · +19.5% YoY. Source: county tax records.