340 Queen Mary Loop · Lakeland, FL 33805

$27,000

2 bd · 2.0 ba · 768 sqft · Other · 37 Days on market

Built 1983 ↓ 7% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a lovely, well cared for home in a very quiet 55+ community. 2 bedrooms, 2 full baths. This home is in great shape, and very clean. Close to all your needs: Medical care and appointments less than 5 minutes from your door; Groceries; Shopping; Restaurants; Movie theater; Entertainment; Parks; Downtown Lakeland; Etc. This is a quiet community, with good neighbors. I-4 is less than 5 minutes away for trips to Orlando or Tampa. This is one of the most private locations within the park. You have the canal and wooded block behind you, with no development. You have no backyard neighbors. If you love bird watching/wildlife viewing, this is your little slice of heaven! There is much to see.

Key facts

• Nice pool
• Generous carport
• Private location

Tags

• PRIVATE LOCATION
• CANAL AND WOODED BLOCK
• NO BACKYARD NEIGHBORS
• NICE POOL
• GENEROUS CARPORT
• SCREENED IN PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $27k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $27k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents flat; 162 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $187 of loan paydown is wiped out by about $810 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 + 0.8% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Recommended offer $26,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 5.57% ✓
• Cap rate: 50.78%
• Cash-on-cash: 158.88%
• DSCR: 8.07
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.42×
• Total profit: $56,098
• Equity at exit: $4,026

10-year hold

• IRR: —
• Equity multiple: 16.62×
• Total profit: $118,083
• Equity at exit: $2,334

Cash invested: $7,560 (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 33805

• Home prices YoY: -29.8%
• Rents YoY: 0.8%
• Active inventory: 162
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$142
• Tax est. 1.5%: −$34 /mo · $405/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $1,001

Break-even live

Break-even rent $236

Max offer price $27,000

Occupancy floor 28%

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
454 King Edward Ave Lakeland, FL	2.0	2.0	1048	$1,399	$1.33	3d	1	0.06mi
3215 Baird Ave Lakeland, FL	1.0–2.0	1.0	794	$1,250	$1.57	14d	4	0.26mi
408 Bassedena Cir N Lakeland, FL	3.0	2.0	1075	$1,825	$1.70	23d	1	0.39mi
123 Oconee St Unit 1368863P Lakeland, FL	2.0	1.0	990	$2,441	$2.47	12d	1	0.53mi
3150 Pyramid Pkwy Lakeland, FL	1.0	1.0	432	$1,210	$2.80	3d	3	0.62mi
1704 Martin L King Jr Ave Lakeland, FL	2.0	2.0	1050	$5,000	$4.76	23d	1	0.70mi
308 W Crescent Dr Unit 2 Lakeland, FL	1.0	1.0	700	$1,150	$1.64	23d	1	0.72mi
617 Lakehurst St Lakeland, FL	3.0	2.0	1100	$1,900	$1.73	19d	1	0.88mi
720 Lakehurst St Lakeland, FL	3.0	2.0	1092	$1,750	$1.60	23d	1	0.90mi
3685 Victoria Manor Dr Lakeland, FL	3.0	1.0–2.0	1154	$1,507	$1.31	3d	17	0.90mi
820 W 13th St Lakeland, FL	2.0	1.0	950	$1,300	$1.37	23d	1	0.99mi
1211 Robert King High Dr Lakeland, FL	3.0	1.5	1050	$1,625	$1.55	23d	1	1.04mi
3939 Golf Village Loop Lakeland, FL	2.0	1.0–2.0	878	$1,619	$1.84	3d	6	1.08mi
1480 Kathleen Rd Lakeland, FL	2.0	1.0	868	$1,345	$1.55	3d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $27,000 Active 37 DOM
2. 2026-06-17
   days on market $27,000 Active 36 DOM
3. 2026-06-16
   days on market $27,000 Active 35 DOM
4. 2026-06-15
   days on market $27,000 Active 34 DOM
5. 2026-06-13
   days on market $27,000 Active 32 DOM
6. 2026-06-10
   days on market $27,000 Active 29 DOM
7. 2026-06-09
   days on market $27,000 Active 28 DOM
8. 2026-06-08
   days on market $27,000 Active 27 DOM
9. 2026-06-07
   days on market $27,000 Active 26 DOM
10. 2026-06-05
    days on market $27,000 Active 23 DOM
11. 2026-06-03
    days on market $27,000 Active 21 DOM
12. 2026-06-01
    days on market $27,000 Active 20 DOM
13. 2026-05-31
    days on market $27,000 Active 19 DOM
14. 2026-05-13
    price $27,000
15. 2026-05-12
    listed $29,000 Active

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

Taxation est. · year 1

• Rental income: $18,038
• − Mortgage interest: −$1,512
• − Property taxes: −$405
• − Insurance: −$135
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$785
• Taxable income: $12,314
• Est. tax owed @ 24.0%: −$2,955
• After-tax cash flow: $9,056/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 — 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

• Census place: Lakeland, FL
• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 28,751
• Household income: $62,661
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1179.0

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 0.68)
• Race & ethnicity: White 38% Black 37% Hispanic / Latino 20% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -158.44%
• Current HPI: 372.7317
• Rent YoY: ▲ 0.77%
• 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

-6.9% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $27,000 FSBO.com
• 2026-05-12 Listed $29,000 FSBO.com