2519 Cardamom Ct · Haines City, FL 33844

$314,990

4 bd · 2.5 ba · 2,050 sqft · Land · 157 Days on market

Built 2026 6,098 sqft lot $120/mo HOA · 5% of rent ↓ 3% 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).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bed | 2.5 bath | 2-bay | 2050 sqft

Key facts

• Charming dining area
• Stylish cabinets
• Private bath

Tags

• OPEN GREAT ROOM
• CHARMING DINING AREA
• STYLISH CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BATH

Property features AI

Finance

• Other: CDD applies
• Financial info: Other annual assessment approximately $1,022; Total annual fees $1,448 (monthly equivalent $120.67)
• HOA & community: Has HOA (Prime Community Management); Monthly HOA approximately $120.67 (Quarterly fee shown as $362); Community mailbox; Pets allowed

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Under construction (projected completion: 2026-05-20); Two levels; Southeast facing; New construction
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by CENTURY COMPLETE (Model: MAYFIELD II - B)
• Exterior features: Exterior lighting; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (Electric, Heat Pump); Central air conditioning
• Interior features: Open floorplan; Thermostat; Walk-in closets; Double-pane, insulated thermal windows
• Laundry & utility: Laundry room inside (upper level); Electric water heater

🏗️ 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 4-bed/2.5-bath land listed at $315k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (25.2% below list).
• Recommended offer: $236k (25.2% 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: Alta Vista Elementary School (math 35% / reading 36%, grade F, #1,684 of 2,144 statewide, top 79%, 769 students, 60% FRL); Shelley S. Boone Middle School (math 25% / reading 25%, grade F, #517 of 571 statewide, top 91%, 1,403 students, 52% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL) — zoned schools at 56% FRL track the district average.
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-14 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 1344 active listings in the ZIP; 27 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 44% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $9k 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 157 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $235,581 (25.2% 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 157 days. Have you received any prior offers? Is the seller open to a 25% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.36%
• DSCR: 0.76
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -27.6%
• Equity multiple: 0.09×
• Total profit: $-80,314
• Equity at exit: $46,966

10-year hold

• IRR: -34.5%
• Equity multiple: -0.35×
• Total profit: $-118,818
• Equity at exit: $27,235

Cash invested: $88,197 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1344
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,356 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$352 /mo · $4,220/yr
• Insurance: −$131
• HOA: −$120
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-394

Break-even live

Break-even rent $2,854

Max offer price $245,449

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-305	+0% $-394	+5% $-483	+10% $-572
Rent	-10% $-580	-5% $-487	+0% $-394	+5% $-301	+10% $-208
Rate	-1.0pp $-235	-0.5pp $-314	base $-394	+0.5pp $-475	+1.0pp $-558

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: $78,748
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2744 Ginger Ln Haines City, FL	4.0	2.0	1703	$2,250	$1.32	5d	1	0.06mi
2748 Ginger Ln Haines City, FL	4.0	2.5	1895	$2,100	$1.11	16d	1	0.07mi
4904 Bluebell Ct Haines City, FL	4.0	2.5	2840	$2,700	$0.95	25d	1	0.26mi
1712 Vanilla St Haines City, FL	3.0	2.0	1630	$2,000	$1.23	25d	1	0.29mi
1728 Vanilla St Haines City, FL	4.0	2.0	1850	$2,400	$1.30	25d	1	0.32mi
4520 Ranunculus St Haines City, FL	4.0	2.5	2290	$2,300	$1.00	16d	1	0.34mi
4434 Petunia ST Lake Hamilton, FL	4.0	3.0	2122	$2,350	$1.11	12d	1	0.40mi
3857 Geranium Ave Haines City, FL	4.0	2.5	2073	$2,050	$0.99	25d	1	0.48mi
4058 Gardenia Ave Haines City, FL	3.0	2.0	1615	$1,995	$1.24	25d	1	0.52mi
1242 Tagliamento Ln Haines City, FL	4.0	2.0	1820	$2,000	$1.10	25d	1	0.67mi
304 Pearl St Haines City, FL	4.0	2.0	1706	$1,999	$1.17	16d	1	0.67mi
308 Pearl St Haines City, FL	4.0	2.0	1706	$1,999	$1.17	16d	1	0.68mi
815 Ofanto Way Haines City, FL	3.0	2.0	1560	$2,500	$1.60	5d	1	0.94mi
835 Ofanto Way Haines City, FL	4.0	3.0	2080	$2,350	$1.13	25d	1	0.94mi
751 Staffora St Haines City, FL	4.0	2.0	1848	$2,300	$1.24	25d	1	0.99mi
755 Staffora St Haines City, FL	3.0	2.0	1555	$1,799	$1.16	25d	1	0.99mi
640 Tanaro Ln Haines City, FL	3.0	2.0	1975	$2,100	$1.06	25d	1	1.02mi
660 Tanaro Ln Haines City, FL	4.0	2.0	1848	$2,000	$1.08	25d	1	1.02mi
671 Tanaro Ln Haines City, FL	4.0	2.0	1955	$2,200	$1.13	12d	1	1.05mi
2240 Crown Rock Bluff Dr Lake Hamilton, FL	3.0	2.0	1486	$1,999	$1.35	16d	1	1.12mi
2528 Absolute Ave Lake Hamilton, FL	5.0	2.5	2112	$2,800	$1.33	25d	1	1.13mi
2728 Lookout Ridge Rd Lake Hamilton, FL	4.0	2.5	1874	$1,900	$1.01	25d	1	1.27mi
2405 Bluestone Rd Lake Hamilton, FL	3.0	2.0	1487	$1,900	$1.28	25d	1	1.29mi
2733 Lookout Ridge Rd Lake Hamilton, FL	5.0	2.5	2326	$2,400	$1.03	25d	1	1.30mi
2756 Lookout Ridge Rd Lake Hamilton, FL	5.0	2.5	2112	$2,350	$1.11	15d	1	1.31mi
2912 poppy ave, Lake Hamilton, FL	3.0	2.0	1401	$1,925	$1.37	25d	1	1.36mi
2451 Bluestone Rd Lake Hamilton, FL	4.0	3.0	2109	$2,000	$0.95	25d	1	1.37mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 28 events

1. 2026-06-22
   days on market $314,990 Active 157 DOM
2. 2026-06-18
   days on market $314,990 Active 154 DOM
3. 2026-06-17
   days on market $314,990 Active 153 DOM
4. 2026-06-16
   days on market $314,990 Active 152 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   days on market $314,990 Active 151 DOM
7. 2026-06-13
   days on market $314,990 Active 149 DOM
8. 2026-06-10
   days on market $314,990 Active 146 DOM
9. 2026-06-09
   days on market $314,990 Active 145 DOM
10. 2026-06-08
    days on market $314,990 Active 144 DOM
11. 2026-06-07
    days on market $314,990 Active 143 DOM
12. 2026-06-05
    days on market $314,990 Active 140 DOM
13. 2026-06-03
    days on market $314,990 Active 138 DOM
14. 2026-06-01
    days on market $314,990 Active 137 DOM
15. 2026-05-31
    days on market $314,990 Active 136 DOM
16. 2026-05-08
    price $309,990 36-char remark

    Show marketing remark (36 chars)

    4 bed | 2.5 bath | 2-bay | 2050 sqft

17. 2026-05-08
    price $309,990

    Show marketing remark (36 chars)

    4 bed | 2.5 bath | 2-bay | 2050 sqft

18. 2026-04-24
    price $321,990 36-char remark

    Show marketing remark (36 chars)

    4 bed | 2.5 bath | 2-bay | 2050 sqft

19. 2026-04-24
    price $321,990

    Show marketing remark (36 chars)

    4 bed | 2.5 bath | 2-bay | 2050 sqft

20. 2026-04-24
    price $317,990

    Show marketing remark (36 chars)

    4 bed | 2.5 bath | 2-bay | 2050 sqft

21. 2026-04-18
    price $299,990 36-char remark

    Show marketing remark (36 chars)

    4 bed | 2.5 bath | 2-bay | 2050 sqft

22. 2026-04-18
    price $299,990

    Show marketing remark (36 chars)

    4 bed | 2.5 bath | 2-bay | 2050 sqft

23. 2026-02-26
    status Active 36-char remark

    Show marketing remark (36 chars)

    4 bed | 2.5 bath | 2-bay | 2050 sqft

24. 2026-02-23
    historical 36-char remark

    Show marketing remark (36 chars)

    4 bed | 2.5 bath | 2-bay | 2050 sqft

25. 2026-02-18
    price $299,888

    Show marketing remark (36 chars)

    4 bed | 2.5 bath | 2-bay | 2050 sqft

26. 2026-02-18
    price $299,888 36-char remark

    Show marketing remark (36 chars)

    4 bed | 2.5 bath | 2-bay | 2050 sqft

27. 2026-01-22
    listed $317,990 Active 36-char remark

    Show marketing remark (36 chars)

    4 bed | 2.5 bath | 2-bay | 2050 sqft

28. 2026-01-15
    listed $317,990 Active

ⓘ 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: $4,220 · $352/mo
• Projected year-2 tax: $4,220 · $352/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,270
• − Mortgage interest: −$17,644
• − Property taxes: −$4,220
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − HOA: −$1,440
• − Depreciation: −$9,163
• Taxable loss: −$10,296
• Est. tax savings @ 24.0%: +$2,471
• After-tax cash flow: $-2,253/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): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• 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

-2.5% since first listed

13 events — show timeline

• 2026-05-08 Price Changed $309,990 Zillow
• 2026-05-08 Price Changed $309,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $321,990 Zillow
• 2026-04-24 Price Changed $321,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $317,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $299,990 Zillow
• 2026-04-18 Price Changed $299,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Relisted — Zillow
• 2026-02-23 Delisted — Zillow
• 2026-02-18 Price Changed $299,888 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $299,888 Zillow
• 2026-01-22 Listed $317,990 Zillow
• 2026-01-15 Listed $317,990 Stellar MLS as Distributed by MLS Grid