735 Chelsea Dr · Four Corners, FL 33897

$220,000

2 bd · 2.0 ba · 1,076 sqft · Townhouse public records · 8 Days on market

Built 2006 1,233 sqft lot $53/mo HOA · 3% of rent

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

Wonderful Townhouse located in the much desired community of Towns of Legacy Park. Great location that is close to attractions, shopping and restaurants. This home is move in ready and is wonderful as a primary home or a rental property. Priced to sell and won't last long, come view it today!

Key facts

• Gated community
• Hot tub
• Full fresh paint

Tags

• GATED COMMUNITY
• FULL FRESH PAINT
• BRAND NEW VINYL PLANK FLOORING
• PRIVATE BATHROOM
• COMMUNAL SWIMMING POOL
• HOT TUB

Property features AI

Finance

• Other: Total acreage: 0 to less than 1/4 acre; Lot about 0.03 acres; Living area about 1,076 (public records)
• Financial info:
• HOA & community: Legacy Park association; Quarterly association fee (includes pool); Monthly equivalent HOA about $53.67; Community pool; Pets allowed

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential townhouse; Two stories; Faces east
• Construction: Concrete and stucco construction; Shingle roof
• Exterior features: Sidewalk; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Block foundation
• Bathrooms: 2 full baths, 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Laundry closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $-79 ($-946/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (16.5% below list).
• Recommended offer: $184k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% in Four Corners — 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 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities 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: Loughman Oaks Elementary School (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 1,052 students, 37% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Davenport High School (2,333 students, 37% FRL) — zoned schools average 44% FRL vs 60% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.7%/yr); 648 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $181 of equity ($2k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $111k; list at $220k implies a 98% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,805 (16.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.63×
• Total profit: $-23,032
• Equity at exit: $57,262

10-year hold

• IRR: -4.5%
• Equity multiple: 0.59×
• Total profit: $-25,178
• Equity at exit: $63,749

Cash invested: $61,600 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 648
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$233 /mo · $2,791/yr
• Insurance: −$92
• HOA: −$53
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-79

Break-even live

Break-even rent $1,938

Max offer price $206,070

Occupancy floor 99%

Sensitivity live

Price	-10% $46	-5% $-17	+0% $-79	+5% $-141	+10% $-203
Rent	-10% $-224	-5% $-151	+0% $-79	+5% $-6	+10% $66
Rate	-1.0pp $32	-0.5pp $-23	base $-79	+0.5pp $-136	+1.0pp $-194

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
774 Chelsea Dr Davenport, FL	2.0	2.5	988	$1,750	$1.77	25d	1	0.03mi
807 Chelsea Dr Davenport, FL	2.0	2.5	1076	$1,450	$1.35	25d	1	0.07mi
1301 Tuscan Hills Blvd Unit 9406 1 Davenport, FL	2.0	2.0	1134	$2,200	$1.94	25d	1	0.09mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$1,822	$1.75	5d	35	0.14mi
222 Bexley Dr Davenport, FL	2.0	2.5	1313	$2,000	$1.52	25d	1	0.15mi
1492 Mirabella Cir Davenport, FL	3.0	2.0	1435	$1,995	$1.39	25d	1	0.28mi
1492 Mirabella Cir Davenport, FL	3.0	2.5	1435	$1,950	$1.36	16d	1	0.28mi
1556 Mirabella Cir Davenport, FL	3.0	2.5	1371	$1,950	$1.42	5d	1	0.29mi
237 Somerset Dr Davenport, FL	2.0	1.0	1330	$1,900	$1.43	25d	1	0.34mi
218 Haversham Way Davenport, FL	1.0	1.0	785	$600	$0.76	25d	1	0.35mi
1316 Mirabella Cir Davenport, FL	3.0	2.5	1489	$2,050	$1.38	25d	1	0.43mi
904 Charo Pkwy #517 Davenport, FL	3.0	3.0	1217	$1,800	$1.48	25d	1	0.45mi
333 Terra Lago St Unit 1031923P Davenport, FL	3.0	3.0	1453	$2,170	$1.49	5d	1	0.58mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$1,970	$1.67	5d	15	0.59mi
515 Corso Ln Davenport, FL	2.0–3.0	2.5	1402	$1,999	$1.43	5d	13	0.60mi
761 Caribbean Dr Davenport, FL	3.0	2.0	1400	$1,700	$1.21	5d	1	0.67mi
564 Orchid Dr Unit A Davenport, FL	2.0	2.0	1348	$1,500	$1.11	25d	1	0.69mi
711 Caribbean Dr Unit Main Unit Davenport, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	0.70mi
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	25d	1	0.70mi
862 Caribbean Dr Unit B Davenport, FL	1.0	1.0	700	$1,100	$1.57	5d	1	0.71mi
515 Orchid Dr Unit A Davenport, FL	3.0	2.0	1348	$1,650	$1.22	25d	1	0.72mi
50989 Highway 27 #108 Davenport, FL	2.0	1.0	800	$1,500	$1.88	23d	1	0.72mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	25d	1	0.73mi
536 Caribbean Dr Unit A Davenport, FL	3.0	2.0	1420	$1,650	$1.16	25d	1	0.74mi
402 Orchid Dr Unit Main Davenport, FL	3.0	2.0	1500	$1,900	$1.27	25d	1	0.74mi
332 Caribbean Dr Davenport, FL	2.0	2.0	1200	$1,650	$1.38	25d	1	0.76mi
161 Coco Plum Dr Davenport, FL	3.0	3.0	1364	$1,850	$1.36	25d	1	0.76mi
352 Caribbean Dr Unit MAIN Davenport, FL	2.0	2.0	1000	$1,750	$1.75	25d	1	0.77mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	25d	1	0.77mi
271 Caribbean Dr Unit Main Unit Davenport, FL	3.0	2.0	1298	$1,750	$1.35	25d	1	0.78mi
405 Caribbean Dr Unit Main Davenport, FL	2.0	2.0	1200	$1,750	$1.46	25d	1	0.79mi
601 Washington Palm Loop Unit B Davenport, FL	1.0	1.0	800	$1,100	$1.38	25d	1	0.98mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	25d	1	0.98mi
223 Washington Palm Loop Unit B Davenport, FL	1.0	1.0	745	$1,000	$1.34	25d	1	0.99mi
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	25d	1	1.03mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	16d	1	1.12mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	16d	1	1.12mi
217 Australian Way Unit A Davenport, FL	3.0	2.0	1211	$1,750	$1.45	5d	1	1.13mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	25d	1	1.14mi
3010 Swinley BLVD Davenport, FL	1.0–3.0	1.0–2.0	1178	$1,852	$1.57	4d	30	1.14mi

HOA detail

• Monthly dues: $53 · $636/yr

Listing history 7 events

1. 2026-06-22
   days on market $220,000 Active 8 DOM
2. 2026-06-18
   days on market $220,000 Active 5 DOM
3. 2026-06-17
   days on market $220,000 Active 4 DOM
4. 2026-06-16
   days on market $220,000 Active 3 DOM
5. 2026-06-15
   days on market $220,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $220,000 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: $2,791 · $233/mo
• Projected year-2 tax: $2,791 · $233/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,057
• − Mortgage interest: −$12,323
• − Property taxes: −$2,791
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − HOA: −$636
• − Depreciation: −$6,400
• Taxable loss: −$4,722
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $187/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

Amenities F Commute C+ Cost of living A- Crime B- Employment C 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: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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

+1482.7% since first listed

6 events — show timeline

• 2026-06-13 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-22 Sold (Public Records) $111,000 Public Records
• 2017-02-20 Sold (MLS) $111,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-01-28 Price Changed $113,900 Stellar MLS as Distributed by MLS Grid
• 2017-01-28 Listed $13,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.4%/yr

Latest (2025): $2,791 · +12.9% YoY. Source: county tax records.