2206 Shirah Rd · Fussels Corner, FL 33823

$174,000

2 bd · 1.0 ba · 572 sqft · SingleFamily public records · 227 Days on market

Built 1961 8,712 sqft lot

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled and Ready to move right in! This cute 3 bedroom 2 bath home has it all, including new flooring, fresh paint inside and out with a brand new roof and newer AC on a huge oversized lot- plenty of room to spread out for weekend Barbecues, and room to park your boat or RVA must see it will not last long .

Key facts

• Remodeled in 2021
• Oversized lot
• Driveway parking

Tags

• REMODELED IN 2021
• OVERSIZED LOT
• DRIVEWAY PARKING
• EASY ACCESS TO LOCAL SCHOOLS
• EASY ACCESS TO PARKS
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: No lease or rental restrictions reported
• HOA & community: No HOA / association

Exterior

• Parking: No specific parking details provided
• Security: No security features listed
• Utilities: Well water; Septic tank; High-speed internet available; Cable available; Electricity connected; Sewer connected; Water available
• Home design: Single-family residence; One story; North-facing
• Construction: Frame construction with wood siding; Shingle roof; Slab foundation; Built area approximately 920–1,023 sq ft (living/building area as recorded)
• Exterior features: Front porch; Storage shed(s); Asphalt road access; Lot dimensions approximately 60 x 141 (0.2 acres)

Interior

• Kitchen: Range; Microwave; Refrigerator; Water filtration system
• Bedrooms: 3 bedrooms (one-story home)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Split bedroom layout; Whole-house water purification system
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (21.3% below list).
• Recommended offer: $136k (22.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 59/100 on livability (#814 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B; Watch: amenities F, commute F, employment D-.
• 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: Dale R Fair Babson Park Elementary (math 68% / reading 67%, grade B+, #435 of 2,144 statewide, top 21%, 472 students, 40% FRL, charter); Kathleen Senior High School (math 19% / reading 31%, grade F, #501 of 667 statewide, top 75%, 2,051 students, 59% FRL).
• Market conditions: Rents rising (+3.2%/yr); 476 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k 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 227 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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 $128k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $135,677 (22.0% 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 227 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.14×
• Total profit: $-41,684
• Equity at exit: $25,944

10-year hold

• IRR: -20.4%
• Equity multiple: -0.08×
• Total profit: $-52,739
• Equity at exit: $15,044

Cash invested: $48,720 (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 33823

• Home prices YoY: -24.5%
• Rents YoY: 3.2%
• Active inventory: 476
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$189 /mo · $2,271/yr
• Insurance: −$72
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-217

Break-even live

Break-even rent $1,645

Max offer price $135,677

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5065 Saddle Creek Rd Auburndale, FL	2.0–3.0	1.0–2.0	801	$1,285	$1.60	19d	3	0.55mi

Listing history 41 events

1. 2026-06-18
   days on market $174,000 Active 227 DOM
2. 2026-06-17
   days on market $174,000 Active 226 DOM
3. 2026-06-16
   days on market $174,000 Active 225 DOM
4. 2026-06-15
   days on market $174,000 Active 224 DOM
5. 2026-06-13
   days on market $174,000 Active 222 DOM
6. 2026-06-10
   days on market $174,000 Active 219 DOM
7. 2026-06-09
   days on market $174,000 Active 218 DOM
8. 2026-06-08
   days on market $174,000 Active 217 DOM
9. 2026-06-07
   days on market $174,000 Active 216 DOM
10. 2026-06-05
    days on market $174,000 Active 213 DOM
11. 2026-06-03
    days on market $174,000 Active 211 DOM
12. 2026-06-01
    days on market $174,000 Active 210 DOM
13. 2026-05-31
    days on market $174,000 Active 209 DOM
14. 2026-04-26
    price $174,000
15. 2025-11-03
    listed $179,900 Active
16. 2021-05-27
    soldstatus $128,000
17. 2021-05-20
    soldstatus $128,000 Closed 311-char remark

    Show marketing remark (311 chars)

    Remodeled and Ready to move right in! This cute 3 bedroom 2 bath home has it all, including new flooring, fresh paint inside and out with a brand new roof and newer AC on a huge oversized lot- plenty of room to spread out for weekend Barbecues, and room to park your boat or RVA must see it will not last long .

18. 2021-04-13
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Remodeled and Ready to move right in! This cute 3 bedroom 2 bath home has it all, including new flooring, fresh paint inside and out with a brand new roof and newer AC on a huge oversized lot- plenty of room to spread out for weekend Barbecues, and room to park your boat or RVA must see it will not last long .

19. 2021-04-07
    price $129,900 311-char remark

    Show marketing remark (311 chars)

    Remodeled and Ready to move right in! This cute 3 bedroom 2 bath home has it all, including new flooring, fresh paint inside and out with a brand new roof and newer AC on a huge oversized lot- plenty of room to spread out for weekend Barbecues, and room to park your boat or RVA must see it will not last long .

20. 2021-04-07
    status Active 311-char remark

    Show marketing remark (311 chars)

    Remodeled and Ready to move right in! This cute 3 bedroom 2 bath home has it all, including new flooring, fresh paint inside and out with a brand new roof and newer AC on a huge oversized lot- plenty of room to spread out for weekend Barbecues, and room to park your boat or RVA must see it will not last long .

21. 2021-04-01
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Remodeled and Ready to move right in! This cute 3 bedroom 2 bath home has it all, including new flooring, fresh paint inside and out with a brand new roof and newer AC on a huge oversized lot- plenty of room to spread out for weekend Barbecues, and room to park your boat or RVA must see it will not last long .

22. 2021-02-14
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Remodeled and Ready to move right in! This cute 3 bedroom 2 bath home has it all, including new flooring, fresh paint inside and out with a brand new roof and newer AC on a huge oversized lot- plenty of room to spread out for weekend Barbecues, and room to park your boat or RVA must see it will not last long .

23. 2021-02-03
    price $139,500 311-char remark

    Show marketing remark (311 chars)

    Remodeled and Ready to move right in! This cute 3 bedroom 2 bath home has it all, including new flooring, fresh paint inside and out with a brand new roof and newer AC on a huge oversized lot- plenty of room to spread out for weekend Barbecues, and room to park your boat or RVA must see it will not last long .

24. 2021-01-26
    listed $144,500 Active 311-char remark

    Show marketing remark (311 chars)

    Remodeled and Ready to move right in! This cute 3 bedroom 2 bath home has it all, including new flooring, fresh paint inside and out with a brand new roof and newer AC on a huge oversized lot- plenty of room to spread out for weekend Barbecues, and room to park your boat or RVA must see it will not last long .

25. 2020-08-19
    soldstatus $115,000
26. 2020-08-18
    soldstatus $52,000
27. 2019-12-31
    historical
28. 2019-12-26
    status Active
29. 2019-12-16
    status Pending
30. 2019-11-04
    status Active
31. 2019-10-25
    status Pending
32. 2019-09-20
    price $55,000
33. 2019-08-15
    status Active
34. 2019-08-12
    status Pending
35. 2019-07-22
    listed $59,900 Active
36. 2019-05-21
    historical
37. 2019-04-19
    price $64,500
38. 2019-03-26
    listed $67,500 Active
39. 2005-12-19
    soldstatus $50,000
40. 1998-05-29
    soldstatus $16,000
41. 1996-12-11
    soldstatus $16,000

ⓘ 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: $2,271 · $189/mo
• Projected year-2 tax: $2,271 · $189/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,442
• − Mortgage interest: −$9,747
• − Property taxes: −$2,271
• − Insurance: −$2,372
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$5,062
• Taxable loss: −$5,640
• Est. tax savings @ 24.0%: +$1,354
• After-tax cash flow: $-1,250/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 — Fussels Corner

• Score: 59/100
• State rank: #814
• US rank: #19824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fussels Corner, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 41,779
• Household income: $71,485
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 821.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 7% Cuban 1%
• Common ancestry: Hispanic 3% Lithuanian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, Philippines
• Languages at home: 79% English-only · Spanish 15% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -102.70%
• Current HPI: 316.9436
• Rent YoY: ▲ 3.18%
• 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

+987.5% since first listed

28 events — show timeline

• 2026-04-26 Price Changed $174,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2021-05-27 Sold (Public Records) $128,000 Public Records
• 2021-05-20 Sold (MLS) $128,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-07 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2021-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-03 Price Changed $139,500 Stellar MLS as Distributed by MLS Grid
• 2021-01-26 Listed $144,500 Stellar MLS as Distributed by MLS Grid
• 2020-08-19 Sold (Public Records) $115,000 Public Records
• 2020-08-18 Sold (Public Records) $52,000 Public Records
• 2019-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-12-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-12-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-11-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-10-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-09-20 Price Changed $55,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-08-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-22 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2019-05-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-04-19 Price Changed $64,500 Stellar MLS as Distributed by MLS Grid
• 2019-03-26 Listed $67,500 Stellar MLS as Distributed by MLS Grid
• 2005-12-19 Sold (Public Records) $50,000 Public Records
• 1998-05-29 Sold (Public Records) $16,000 Public Records
• 1996-12-11 Sold (Public Records) $16,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $2,271 · +7.4% YoY. Source: county tax records.