2569 Olympic Ct · Haines City, FL 33897

$296,490

3 bd · 2.5 ba · 1,673 sqft · Land · 48 Days on market

Built 2026 1,742 sqft lot $178/mo HOA · 8% of rent ↓ 1% since listing

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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 +6.6/30.0
• Appreciation +4.7/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +1.8/5.0
• DSCR +0.9/10.0

Listing remarks

Under Construction. Welcome to Brentwood Townhomes! New community located just off US-27, which will feature a community pool. Glen Model, with an open floorplan, 3 bedroom, 2 bathrooms and a half with an upstairs laundry. Kitchen offers 36" cabinets with an island and quartz countertops, walk-in pantry, and stainless-steel appliances. Towards the back you will find a beautiful, covered lanai to enjoy the sunset. Conveniently located near shopping center, movie theaters, restaurants, hospital, supermarkets, major highways, and minutes away from theme parks. Schedule your showing today! * Photos are of similar model but not that of the exact house. Pictures, photographs, colors, featur

Key facts

• Community pool
• Open floorplan
• Covered lanai

Tags

• COMMUNITY POOL
• COVERED LANAI
• WALK-IN PANTRY
• STAINLESS-STEEL APPLIANCES
• OPEN FLOORPLAN
• NEW COMMUNITY

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $296k.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (25.7% below list).
• Recommended offer: $220k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#285 in FL, #4,575 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Bella Citta (940 students, 35% FRL); Shelley S. Boone Middle School (math 25% / reading 25%, grade F, #517 of 571 statewide, top 91%, 1,403 students, 52% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL).
• Zoned-school proficiency averages 24% at this address vs 41% district-wide (-17 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• 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 37% 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 $244 of equity ($2k loan paydown + $-2k 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

• It's been on market 48 days — a 3% lower offer ($288k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,225 (25.7% 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 48 days. Have you received any prior offers? Is the seller open to a 26% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.74% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.04%
• DSCR: 0.69
• GRM: 11.2

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: -15.1%
• Equity multiple: 0.34×
• Total profit: $-54,399
• Equity at exit: $77,171

10-year hold

• IRR: -11.1%
• Equity multiple: 0.01×
• Total profit: $-82,008
• Equity at exit: $85,914

Cash invested: $83,017 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$1,555
• Tax est. 1.5%: −$371 /mo · $4,447/yr
• Insurance: −$124
• HOA: −$178
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-487

Break-even live

Break-even rent $2,819

Max offer price $225,992

Occupancy floor —

Sensitivity live

Price	-10% $-282	-5% $-385	+0% $-487	+5% $-590	+10% $-692
Rent	-10% $-661	-5% $-574	+0% $-487	+5% $-400	+10% $-313
Rate	-1.0pp $-338	-0.5pp $-412	base $-487	+0.5pp $-564	+1.0pp $-642

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: $74,122
• Closing costs: $8,895
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2613 Olympic Ct Davenport, FL	3.0	2.5	1895	$2,200	$1.16	25d	1	0.07mi
2223 Tongass Bnd Davenport, FL	3.0	2.5	1673	$2,100	$1.26	5d	1	0.09mi
2641 Olympic Ct Davenport, FL	3.0	2.5	1673	$2,000	$1.20	25d	1	0.10mi
2312 Gifford Dr Davenport, FL	3.0	2.5	1789	$2,100	$1.17	25d	1	0.12mi
1532 Lumber Ave Davenport, FL	3.0	2.5	1463	$2,000	$1.37	25d	1	0.17mi
2939 Maloof Dr Davenport, FL	3.0	2.5	1787	$2,050	$1.15	25d	1	0.17mi
723 Lady Diana Dr Davenport, FL	3.0	2.0	1897	$2,150	$1.13	16d	1	0.18mi
1256 Draintree St Davenport, FL	3.0	2.5	1692	$2,275	$1.34	25d	1	0.19mi
1440 Plank Pl Davenport, FL	3.0	2.5	1789	$2,100	$1.17	25d	1	0.21mi
3107 Kurtz Ter Davenport, FL	3.0	2.5	1787	$1,900	$1.06	25d	1	0.21mi
3111 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,050	$1.15	5d	1	0.22mi
1419 Plank Pl Davenport, FL	3.0	2.5	1464	$2,300	$1.57	25d	1	0.22mi
3119 Kurtz Ter Davenport, FL	3.0	2.5	1628	$1,890	$1.16	25d	1	0.22mi
3106 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,100	$1.18	16d	1	0.22mi
3123 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,050	$1.15	5d	1	0.23mi
1215 Draintree St Davenport, FL	3.0	2.5	1673	$1,900	$1.14	16d	1	0.24mi
3122 Kurtz Ter Davenport, FL	3.0	2.5	1787	$1,900	$1.06	25d	1	0.24mi
3126 Kurtz Ter Davenport, FL	3.0	2.5	1629	$1,900	$1.17	5d	1	0.24mi
1204 Draintree St Davenport, FL	3.0	3.0	1758	$1,975	$1.12	5d	1	0.24mi
1105 Grassy Lake Dr Davenport, FL	1.0–3.0	1.0–2.0	987	$2,065	$2.09	5d	103	0.33mi
2419 Bevel Ln Davenport, FL	3.0	2.5	1628	$1,850	$1.14	25d	1	0.33mi
2419 Bevel Ln Davenport, FL	3.0	2.5	1628	$1,850	$1.14	21d	1	0.33mi
5308 Rocky Hawk Run Davenport, FL	3.0	2.0	1480	$2,150	$1.45	21d	1	0.46mi
2115 Palmer Rd Davenport, FL	2.0–3.0	2.5	1613	$2,395	$1.48	5d	19	0.52mi
188 Holly Village Dr Unit 188 Davenport, FL	4.0	2.5	1620	$2,000	$1.23	5d	1	0.53mi
188 Holly Village Dr Unit 189 Davenport, FL	3.0	2.5	1348	$2,100	$1.56	16d	1	0.53mi
211 Boydfield Ln Davenport, FL	4.0	2.5	1877	$2,150	$1.15	5d	1	0.55mi
544 Pinecrest Loop Davenport, FL	3.0	2.0	1435	$1,895	$1.32	5d	1	0.56mi
171 Boydfield Ln Davenport, FL	4.0	2.5	1877	$2,300	$1.23	5d	1	0.60mi
107 Nicholson Dr Davenport, FL	3.0	2.0	1396	$2,000	$1.43	25d	1	0.61mi
338 Pinecrest Loop Davenport, FL	3.0	2.0	1616	$2,000	$1.24	25d	1	0.63mi
3445 Huntwicke Blvd Davenport, FL	4.0	2.0	1525	$1,995	$1.31	25d	1	0.66mi
768 Majesty Dr Davenport, FL	4.0	3.0	1531	$2,400	$1.57	25d	1	0.66mi
211 Aylesbury Ln Davenport, FL	4.0	2.0	1402	$2,500	$1.78	25d	1	0.68mi
636 Majesty Dr Davenport, FL	4.0	2.0	1446	$2,395	$1.66	16d	1	0.69mi
309 Vizcay Way Davenport, FL	3.0	2.0	1759	$2,435	$1.38	16d	1	0.76mi
4124 River Beacon Blvd Davenport, FL	3.0	2.0	1900	$2,500	$1.32	25d	1	0.78mi
129 Victory Ave Davenport, FL	3.0	2.0	1600	$2,350	$1.47	25d	1	0.80mi
3676 Rolling Ridge Bnd Davenport, FL	4.0	2.0	1824	$2,500	$1.37	21d	1	0.86mi
2732 Gentle Rain Dr Davenport, FL	4.0	2.0	2120	$2,800	$1.32	25d	1	0.89mi

HOA detail

• Monthly dues: $178 · $2,136/yr
• Likely covers: pool

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-17
   price $296,490
3. 2026-03-11
   listed $299,490 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: $26,427
• − Mortgage interest: −$16,608
• − Property taxes: −$4,447
• − Insurance: −$1,482
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − HOA: −$2,136
• − Depreciation: −$8,625
• Taxable loss: −$11,100
• Est. tax savings @ 24.0%: +$2,664
• After-tax cash flow: $-3,182/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 — Haines City

• Score: 74/100
• State rank: #285
• US rank: #4575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haines City, FL
• County: Polk County · 740,051 people
• City population: 51,255
• 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

-1.0% since first listed

3 events — show timeline

• 2026-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $296,490 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Listed $299,490 Stellar MLS as Distributed by MLS Grid