Coral Plan · Lakeland, FL 33813

$279,990

3 bd · 2.0 ba · 1,501 sqft · SingleFamily · 157 Days on market

Good condition Garage $13/mo HOA · 1% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

The Coral single-family villa was made for main-level living. A convenient 2-car garage leads through the laundry room into the wide-open floor plan. Here, a formal dining space overlooks the gourmet kitchen. Friends will sit at the extra large center island as you cook up a culinary masterpiece. Then, enjoy indoor or outdoor fun in the impressive great or on the gorgeous lanai. 2 spacious bedrooms and a full bath provide privacy and comfort, while your stunning owner's suite offers endless style, with its huge walk-in closet and double vanities. Come see why The Coral is the complete package.

Key facts

• Gourmet kitchen
• 2-car garage
• Main-level living

Tags

• MAIN-LEVEL LIVING
• 2-CAR GARAGE
• WIDE-OPEN FLOOR PLAN
• GOURMET KITCHEN
• EXTRA LARGE CENTER ISLAND
• IMPRESSIVE GREAT ROOM

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $309,470.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (21.0% below list).
• Recommended offer: $221k (21.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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: Spessard L Holland Elementary (math 47% / reading 49%, grade D, #1,171 of 2,144 statewide, top 55%, 766 students, 52% FRL); Bartow Middle School (math 33% / reading 36%, grade F, #421 of 571 statewide, top 74%, 1,046 students, 63% FRL); Bartow Senior High School (math 26% / reading 46%, grade F, #359 of 667 statewide, top 55%, 2,125 students, 44% FRL).
• Market conditions: Rents rising (+1.8%/yr); 458 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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 157 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

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 $221,061 (21.0% 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 157 days. Have you received any prior offers? Is the seller open to a 21% 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. 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: 0.71% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.61%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $309,470
• List price: $279,990
• Delta: -9.53%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6751 Flagstone Ave	0.07mi	3/2.0	1,486 (-1%)	1mo	$309,470	$208	94
6682 Millstone Ave	0.11mi	3/2.0	1,479 (-2%)	1mo	$297,900	$201	92
6688 Millstone Ave	0.12mi	3/2.0	1,486 (-1%)	2mo	$301,190	$203	91
4020 Rutile Rd	0.19mi	3/2.0	1,545 (+3%)	1mo	$339,900	$220	85
6757 Flagstone Ave	0.06mi	3/2.0	1,644 (+10%)	1mo	$321,900	$196	80
3974 Lime Tree Ln	0.16mi	3/2.0	1,365 (-9%)	0mo	$274,900	$201	77
3905 Lemon Tree Ct	0.21mi	3/2.0	1,670 (+11%)	1mo	$354,900	$213	70
4019 Rutile Rd	0.17mi	4/2.0 (+1)	1,715 (+14%)	1mo	$361,920	$211	62
4052 Lana Dr	0.40mi	3/2.0	1,302 (-13%)	1mo	$290,000	$223	58
4052 Lehman Ct	0.55mi	3/2.0	1,642 (+9%)	1mo	$363,000	$221	58
2269 Country Manor St	0.61mi	3/2.0	1,356 (-10%)	1mo	$300,000	$221	55
6149 Waterman Ln	0.67mi	3/2.0	1,677 (+12%)	1mo	$304,900	$182	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.09×
• Total profit: $-78,536
• Equity at exit: $46,143

10-year hold

• IRR: -29.9%
• Equity multiple: -0.29×
• Total profit: $-111,939
• Equity at exit: $26,757

Cash invested: $86,652 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 37 active · 43 under contract
• Months of supply: 11.7 mo (9%/mo absorbed)
• Median asking: $304,990 ($198/sqft)
• Median days on market: 63 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +4.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33813

• Rents YoY: 1.8%
• Active inventory: 458
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$1,623
• Tax est. 1.5%: −$387 /mo · $4,642/yr
• Insurance: −$129
• HOA: −$13
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-405

Break-even live

Break-even rent $2,724

Max offer price $250,823

Occupancy floor —

Sensitivity live

Price	-10% $-191	-5% $-298	+0% $-405	+5% $-512	+10% $-619
Rent	-10% $-580	-5% $-493	+0% $-405	+5% $-318	+10% $-231
Rate	-1.0pp $-249	-0.5pp $-327	base $-405	+0.5pp $-485	+1.0pp $-567

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: $77,368
• Closing costs: $9,284
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3875 Horizon Hill Dr Lakeland, FL	4.0	2.0	1748	$2,100	$1.20	9d	1	0.27mi
4017 Lana Dr Lakeland, FL	3.0	2.5	1651	$1,851	$1.12	109d	1	0.32mi
4128 Sunny Land Dr Lakeland, FL	3.0	2.0	1172	$1,739	$1.48	6d	1	0.48mi
4138 Sunny Glen Dr Lakeland, FL	3.0	2.0	1248	$1,890	$1.51	3d	1	0.52mi
6446 Polly Ln Lakeland, FL	3.0	2.0	2005	$1,900	$0.95	9d	1	0.68mi
6342 Hampton Pointe Cir Lakeland, FL	3.0	2.0	1864	$1,891	$1.01	4d	1	0.68mi
2202 Morning Mist Ave Bartow, FL	4.0	2.0	1884	$2,200	$1.17	4d	1	0.82mi
2202 Morning Mist Ave Bartow, FL	4.0	3.0	2060	$1,845	$0.90	9d	1	0.82mi
3842 Featherwood Trl Lakeland, FL	3.0	2.0	1490	$2,100	$1.41	71d	1	0.83mi
3819 Resting Robin Ave Unit NA Bartow, FL	4.0	2.0	1824	$2,299	$1.26	119d	1	0.85mi
3305 Lounging Wren Ln Bartow, FL	4.0	2.0	1824	$2,299	$1.26	119d	1	0.86mi
1970 Country Manor St Bartow, FL	4.0	3.0	2080	$2,216	$1.07	117d	1	0.96mi
2702 Red Egret Dr Bartow, FL	3.0	2.0	1555	$2,140	$1.38	119d	1	1.05mi
4134 April St N Lakeland, FL	3.0	2.0	1256	$1,910	$1.52	119d	1	1.05mi
4228 April St N Lakeland, FL	4.0	2.0	1479	$2,045	$1.38	9d	1	1.08mi
2674 Red Egret Dr Bartow, FL	4.0	2.0	1815	$2,050	$1.13	4d	1	1.09mi
5967 Hillside Heights Dr Lakeland, FL	3.0	2.0	1393	$1,800	$1.29	65d	1	1.11mi
5967 Hillside Heights Dr Lakeland, FL	3.0	2.0	1393	$1,995	$1.43	119d	1	1.11mi
6980 Bentridge Dr Unit 4/2 Lakeland, FL	4.0	3.0	2216	$5,300	$2.39	9d	1	1.14mi
6980 Bentridge Dr Lakeland, FL	4.0	2.0	2216	$5,300	$2.39	9d	1	1.14mi
3858 Whitedove Dr Lakeland, FL	3.0	2.0	1280	$1,450	$1.13	114d	1	1.26mi
3701 Feather Dr Lakeland, FL	3.0	2.0	1325	$2,099	$1.58	9d	1	1.34mi
3016 Upton St Bartow, FL	3.0	2.0	1541	$2,395	$1.55	9d	1	1.36mi
5619 6th St SE Lakeland, FL	3.0	1.5	1275	$1,850	$1.45	7d	1	1.37mi
5619 Fischer Dr Lakeland, FL	4.0	2.0	1859	$2,400	$1.29	9d	1	1.44mi

Property features AI

Finance

• Other: Address: 6945 Sundial Dr, Lakeland FL 33813List price available (listing is active)
• HOA & community: Association fee of 13 (currency not specified)

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Utilities: Central air conditioning
• Home design: Plan: CoralNew construction plan inventory
• Exterior features: Living area of 1501

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-09-23
   days on market $279,990 Active 157 DOM
2. 2026-09-22
   days on market $279,990 Active 156 DOM
3. 2026-09-20
   days on market $279,990 Active 154 DOM
4. 2026-09-19
   days on market $279,990 Active 153 DOM
5. 2026-09-18
   days on market $279,990 Active 152 DOM
6. 2026-09-17
   days on market $279,990 Active 151 DOM
7. 2026-09-16
   days on market $279,990 Active 150 DOM
8. 2026-09-15
   days on market $279,990 Active 149 DOM
9. 2026-09-14
   days on market $279,990 Active 148 DOM
10. 2026-09-13
    days on market $279,990 Active 147 DOM
11. 2026-09-12
    days on market $279,990 Active 146 DOM
12. 2026-09-11
    days on market $279,990 Active 145 DOM
13. 2026-09-05
    days on market $279,990 Active 139 DOM
14. 2026-09-04
    days on market $279,990 Active 138 DOM
15. 2026-09-03
    days on market $279,990 Active 137 DOM
16. 2026-08-31
    days on market $279,990 Active 134 DOM
17. 2026-08-30
    days on market $279,990 Active 133 DOM
18. 2026-08-29
    days on market $279,990 Active 132 DOM
19. 2026-08-28
    days on market $279,990 Active 131 DOM
20. 2026-08-27
    days on market $279,990 Active 130 DOM
21. 2026-08-26
    days on market $279,990 Active 129 DOM
22. 2026-08-25
    days on market $279,990 Active 128 DOM
23. 2026-08-24
    days on market $279,990 Active 127 DOM
24. 2026-08-23
    days on market $279,990 Active 126 DOM
25. 2026-08-22
    days on market $279,990 Active 125 DOM
26. 2026-08-21
    days on market $279,990 Active 124 DOM
27. 2026-08-20
    days on market $279,990 Active 123 DOM
28. 2026-08-19
    days on market $279,990 Active 122 DOM
29. 2026-08-18
    days on market $279,990 Active 121 DOM
30. 2026-08-17
    days on market $279,990 Active 120 DOM
31. 2026-08-16
    days on market $279,990 Active 119 DOM
32. 2026-08-15
    days on market $279,990 Active 118 DOM
33. 2026-08-14
    days on market $279,990 Active 117 DOM
34. 2026-08-12
    days on market $279,990 Active 115 DOM
35. 2026-08-11
    pricedays on market $279,990 Active 114 DOM
36. 2026-08-10
    days on market $274,990 Active 113 DOM
37. 2026-08-09
    days on market $274,990 Active 112 DOM
38. 2026-08-08
    days on market $274,990 Active 111 DOM
39. 2026-08-07
    days on market $274,990 Active 110 DOM
40. 2026-08-06
    days on market $274,990 Active 109 DOM
41. 2026-08-05
    days on market $274,990 Active 108 DOM
42. 2026-08-04
    days on market $274,990 Active 107 DOM
43. 2026-08-03
    days on market $274,990 Active 106 DOM
44. 2026-07-31
    days on market $274,990 Active 103 DOM
45. 2026-07-30
    days on market $274,990 Active 102 DOM
46. 2026-07-30
    days on market $274,990 Active 101 DOM
47. 2026-07-28
    days on market $274,990 Active 100 DOM
48. 2026-07-26
    days on market $274,990 Active 98 DOM
49. 2026-07-24
    days on market $274,990 Active 96 DOM
50. 2026-07-23
    days on market $274,990 Active 95 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,527
• − Mortgage interest: −$17,335
• − Property taxes: −$4,642
• − Insurance: −$1,547
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − HOA: −$156
• − Depreciation: −$9,003
• Taxable loss: −$10,400
• Est. tax savings @ 24.0%: +$2,496
• After-tax cash flow: $-2,367/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This single-family villa is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Spessard L Holland Elementary D FL #1,171/2,144 Nat'l #14,249/41,679 Middle Bartow Middle School F FL #421/571 Nat'l #7,581/14,009 High Bartow Senior High School F FL #359/667 Nat'l #9,405/17,239

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

B Composite livability gradescore 77/100

Livability — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 752,975 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 38,674
• Household income: $99,497
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 10% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Chinese 0%

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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: ▼ -224.20%
• Current HPI: 296.1207
• Rent YoY: ▲ 1.81%
• Metro: Lakeland-Winter Haven, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Address: 6945 Sundial Dr, Lakeland FL 33813List price available (listing is active)
• HOA & community: Association fee of 13 (currency not specified)

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Utilities: Central air conditioning
• Home design: Plan: CoralNew construction plan inventory
• Exterior features: Living area of 1501

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Central air conditioning