2417 Tanglewood St · Combee Settlement, FL 33801

$199,900

2 bd · 1.0 ba · 676 sqft · SingleFamily public records · 25 Days on market

Built 1951 8,982 sqft lot

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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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. COMPLETELY RENOVATED: NEW PAINT, NEW FLOORING, NEW BATHROOMS, NEW KITCHEN, NEW AC among many other: Modern Finishes and an oversize lot. Welcome to this beautifully updated 4-bedroom, 3-bath home located in a quiet, established neighborhood: NO HOA. Step inside to discover a bright and open floor plan featuring a spacious living area, vinyl floors and neutral tones throughout. The kitchen offers sleek granite countertops, brand new cabinetry, and stainless-steel appliances. The master suite has double closets and a private bathroom. Enjoy your private backyard—ideal for relaxing or hosting guests. This property also features a detached room with

Key facts

• Oversize lot
• Private backyard
• Detached room

Tags

• OVERSIZE LOT
• MODERN FINISHES
• PRIVATE BACKYARD
• DETACHED ROOM
• PRIVATE BATHROOM

Property features AI

Finance

• Other: Property zoned R-2; Lot about 0.21 acre (0 to less than 1/4 acre)
• HOA & community: No HOA association indicated

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Septic sewer; Electricity connected; Water connected
• Home design: Single family residence; Residential property; One story; Faces west
• Construction: Vinyl siding and frame construction; Metal roof; Other foundation
• Exterior features: Exterior lighting; Private mailbox

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen-family room combo; Open floor plan
• Laundry & utility: Laundry room; Outdoor laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (37.6% below list).
• Recommended offer: $125k (37.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#476 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D, amenities 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 rising (+1.1%/yr); 253 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k 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 25 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $92k; list at $200k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,709 (37.6% 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. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.62% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.46%
• DSCR: 0.80
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.14×
• Total profit: $-48,135
• Equity at exit: $29,806

10-year hold

• IRR: -28.7%
• Equity multiple: -0.23×
• Total profit: $-68,836
• Equity at exit: $17,284

Cash invested: $55,972 (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 33801

• Home prices YoY: -15.9%
• Rents YoY: 1.1%
• Active inventory: 253
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-208

Break-even live

Break-even rent $1,510

Max offer price $163,162

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2437 Idlewild St Lakeland, FL	1.0	1.0	550	$1,099	$2.00	23d	1	0.20mi
2437 Idlewild St Lakeland, FL	1.0	1.0	550	$1,099	$2.00	14d	1	0.20mi
2625 Kelly Ln Lakeland, FL	1.0	1.0	560	$1,200	$2.14	23d	1	0.23mi
832 N Combee Rd Lakeland, FL	2.0	1.0	560	$1,195	$2.13	23d	1	0.42mi
2248 Weber St Lakeland, FL	2.0	1.0	640	$1,335	$2.09	3d	1	0.56mi
425 Burbank Ave Lakeland, FL	1.0	1.0	400	$949	$2.37	23d	1	1.31mi
427 Burbank Ave Lakeland, FL	1.0	1.0	400	$899	$2.25	23d	1	1.31mi
3245 E Main St Lakeland, FL	2.0	1.0	750	$1,100	$1.47	23d	1	1.36mi
3245 E Main St Unit 2 Lakeland, FL	2.0	2.0	700	$1,250	$1.79	14d	1	1.36mi

Listing history 12 events

1. 2026-05-19
   status Pending
2. 2026-05-03
   status Active
3. 2026-04-30
   status Pending
4. 2026-04-20
   listed $199,900 Active
5. 2023-07-25
   price $70,000
6. 2023-07-12
   price $80,000
7. 2023-06-28
   status Active
8. 2023-06-28
   price $90,000
9. 2023-05-25
   listed $132,000 Active
10. 2007-02-05
    soldstatus $92,200
11. 2005-08-24
    historical
12. 2005-04-05
    listed $59,000

ⓘ 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: $1,659 · $138/mo
• Expected delta: +$920/yr (+$77/mo · 124.5%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,965
• − Mortgage interest: −$11,198
• − Property taxes: −$739
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$5,815
• Taxable loss: −$6,181
• Est. tax savings @ 24.0%: +$1,483
• After-tax cash flow: $-1,012/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 — Combee Settlement

• Score: 69/100
• State rank: #476
• US rank: #8672

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: Combee Settlement, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 35,394
• Household income: $53,061
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1291.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Black 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -70.91%
• Current HPI: 373.7159
• Rent YoY: ▲ 1.05%
• 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

+238.8% since first listed

12 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-25 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-12 Price Changed $80,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-06-28 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-25 Listed $132,000 Stellar MLS as Distributed by MLS Grid
• 2007-02-05 Sold (Public Records) $92,200 Public Records
• 2005-08-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-04-05 Listed $59,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.2%/yr

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