3449 Doreen Dr · Lakeland, FL 33810

$120,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 12 Days on market

Built 1963 7,684 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * * Back on the Market * * * * Located in Winston Heights with no HOA, this well cared for 4 Bedroom 1 1/2 bath home in North Lakeland, will set up perfectly for an investor or family. The charming screened front porch is a great place to take in a coffee or just relax in the shade. Walking through the front door you will be greeted by a generous living/dining area that has the just right sized kitchen tucked around the corner. Easy to care for tile is in all the high traffic areas and carpet in three of the four bedrooms. Upgrades include an added dishwasher, sprinkler system, new roof(2021) and electrical panel(2021). Minutes from shopping, downtown Lakeland, and I-4 give you ease of access to Tampa along with Orlando.

Key facts

• Fenced back yard
• Front porch
• 7,684 sq ft lot

Tags

• FRONT PORCH
• FENCED BACK YARD
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

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.
• Zoned schools: Socrum Elementary School (math 44% / reading 35%, grade F, #1,513 of 2,144 statewide, top 73%, 546 students, 65% FRL); Kathleen Senior High School (math 19% / reading 31%, grade F, #501 of 667 statewide, top 75%, 2,051 students, 59% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 504 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 + 2.8% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $40k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.51% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.87%
• DSCR: 1.84
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.41×
• Total profit: $13,885
• Equity at exit: $17,892

10-year hold

• IRR: 19.4%
• Equity multiple: 2.61×
• Total profit: $54,088
• Equity at exit: $10,375

Cash invested: $33,600 (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 33810

• Rents YoY: 2.8%
• Active inventory: 504
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$629
• Tax from tax record: −$222 /mo · $2,662/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $528

Break-even live

Break-even rent $1,141

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3552 Doreen Dr Lakeland, FL	3.0	2.0	1105	$1,730	$1.57	23d	1	0.17mi
712 Bryon Ct Lakeland, FL	2.0	1.0	1026	$1,095	$1.07	18d	1	0.40mi
2559 Chestnut Woods Dr Lakeland, FL	2.0	1.0	1001	$1,500	$1.50	14d	1	1.31mi
2463 Chestnut Woods Dr Lakeland, FL	2.0	1.0	910	$1,500	$1.65	23d	1	1.40mi
2259 Chestnut Woods Dr Lakeland, FL	2.0	1.0	1001	$1,400	$1.40	14d	1	1.46mi

Listing history 13 events

1. 2026-03-31
   status Pending
2. 2026-03-31
   price $120,000
3. 2026-03-19
   listed $160,000 Active
4. 2022-09-21
   soldstatus $249,900
5. 2022-09-20
   soldstatus $249,900 Closed 741-char remark

   Show marketing remark (741 chars)

   * * * * Back on the Market * * * * Located in Winston Heights with no HOA, this well cared for 4 Bedroom 1 1/2 bath home in North Lakeland, will set up perfectly for an investor or family. The charming screened front porch is a great place to take in a coffee or just relax in the shade. Walking through the front door you will be greeted by a generous living/dining area that has the just right sized kitchen tucked around the corner. Easy to care for tile is in all the high traffic areas and carpet in three of the four bedrooms. Upgrades include an added dishwasher, sprinkler system, new roof(2021) and electrical panel(2021). Minutes from shopping, downtown Lakeland, and I-4 give you ease of access to Tampa along with Orlando.

6. 2022-08-13
   status Pending 741-char remark

   Show marketing remark (741 chars)

   * * * * Back on the Market * * * * Located in Winston Heights with no HOA, this well cared for 4 Bedroom 1 1/2 bath home in North Lakeland, will set up perfectly for an investor or family. The charming screened front porch is a great place to take in a coffee or just relax in the shade. Walking through the front door you will be greeted by a generous living/dining area that has the just right sized kitchen tucked around the corner. Easy to care for tile is in all the high traffic areas and carpet in three of the four bedrooms. Upgrades include an added dishwasher, sprinkler system, new roof(2021) and electrical panel(2021). Minutes from shopping, downtown Lakeland, and I-4 give you ease of access to Tampa along with Orlando.

7. 2022-08-12
   price $249,900 741-char remark

   Show marketing remark (741 chars)

   * * * * Back on the Market * * * * Located in Winston Heights with no HOA, this well cared for 4 Bedroom 1 1/2 bath home in North Lakeland, will set up perfectly for an investor or family. The charming screened front porch is a great place to take in a coffee or just relax in the shade. Walking through the front door you will be greeted by a generous living/dining area that has the just right sized kitchen tucked around the corner. Easy to care for tile is in all the high traffic areas and carpet in three of the four bedrooms. Upgrades include an added dishwasher, sprinkler system, new roof(2021) and electrical panel(2021). Minutes from shopping, downtown Lakeland, and I-4 give you ease of access to Tampa along with Orlando.

8. 2022-08-12
   status Active 741-char remark

   Show marketing remark (741 chars)

   * * * * Back on the Market * * * * Located in Winston Heights with no HOA, this well cared for 4 Bedroom 1 1/2 bath home in North Lakeland, will set up perfectly for an investor or family. The charming screened front porch is a great place to take in a coffee or just relax in the shade. Walking through the front door you will be greeted by a generous living/dining area that has the just right sized kitchen tucked around the corner. Easy to care for tile is in all the high traffic areas and carpet in three of the four bedrooms. Upgrades include an added dishwasher, sprinkler system, new roof(2021) and electrical panel(2021). Minutes from shopping, downtown Lakeland, and I-4 give you ease of access to Tampa along with Orlando.

9. 2022-06-17
   price $1,700
10. 2022-06-13
    status Pending 741-char remark

    Show marketing remark (741 chars)

    * * * * Back on the Market * * * * Located in Winston Heights with no HOA, this well cared for 4 Bedroom 1 1/2 bath home in North Lakeland, will set up perfectly for an investor or family. The charming screened front porch is a great place to take in a coffee or just relax in the shade. Walking through the front door you will be greeted by a generous living/dining area that has the just right sized kitchen tucked around the corner. Easy to care for tile is in all the high traffic areas and carpet in three of the four bedrooms. Upgrades include an added dishwasher, sprinkler system, new roof(2021) and electrical panel(2021). Minutes from shopping, downtown Lakeland, and I-4 give you ease of access to Tampa along with Orlando.

11. 2022-06-08
    price $255,000 741-char remark

    Show marketing remark (741 chars)

    * * * * Back on the Market * * * * Located in Winston Heights with no HOA, this well cared for 4 Bedroom 1 1/2 bath home in North Lakeland, will set up perfectly for an investor or family. The charming screened front porch is a great place to take in a coffee or just relax in the shade. Walking through the front door you will be greeted by a generous living/dining area that has the just right sized kitchen tucked around the corner. Easy to care for tile is in all the high traffic areas and carpet in three of the four bedrooms. Upgrades include an added dishwasher, sprinkler system, new roof(2021) and electrical panel(2021). Minutes from shopping, downtown Lakeland, and I-4 give you ease of access to Tampa along with Orlando.

12. 2022-05-16
    listed $279,000 Active 741-char remark

    Show marketing remark (741 chars)

    * * * * Back on the Market * * * * Located in Winston Heights with no HOA, this well cared for 4 Bedroom 1 1/2 bath home in North Lakeland, will set up perfectly for an investor or family. The charming screened front porch is a great place to take in a coffee or just relax in the shade. Walking through the front door you will be greeted by a generous living/dining area that has the just right sized kitchen tucked around the corner. Easy to care for tile is in all the high traffic areas and carpet in three of the four bedrooms. Upgrades include an added dishwasher, sprinkler system, new roof(2021) and electrical panel(2021). Minutes from shopping, downtown Lakeland, and I-4 give you ease of access to Tampa along with Orlando.

13. 1987-12-01
    soldstatus $41,000

ⓘ 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: $2,662 · $222/mo
• Projected year-2 tax: $2,662 · $222/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,715
• − Mortgage interest: −$6,722
• − Property taxes: −$2,662
• − Insurance: −$600
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$3,491
• Taxable income: $4,766
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $5,198/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

• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 55,137
• Household income: $69,986
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1208.0

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 59% Hispanic / Latino 23% Black 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 5%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 17% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -194.94%
• Current HPI: 320.7366
• Rent YoY: ▲ 2.78%
• 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

+192.7% since first listed

13 events — show timeline

• 2026-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-21 Sold (Public Records) $249,900 Public Records
• 2022-09-20 Sold (MLS) $249,900 Stellar MLS as Distributed by MLS Grid
• 2022-08-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-12 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2022-08-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-06-17 Price Changed $1,700 RENT.
• 2022-06-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-08 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-16 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 1987-12-01 Sold (Public Records) $41,000 Public Records

Property tax history

+19.8%/yr

Latest (2025): $2,662 · +1.1% YoY. Source: county tax records.