2420 Bevel Ln · Haines City, FL 33837

$275,490

3 bd · 2.5 ba · 1,378 sqft · Land · 13 Days on market

Built 2026 1,742 sqft lot $170/mo HOA · 8% of rent

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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 +7.3/30.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. The upscale Crestone townhome provides ample space to live and grow with a total of three bedrooms. The first level features a spacious and flexible open-concept layout shared between the dazzling kitchen, dining room and family room, maximizing the interior living space. Two secondary bedrooms and a lavish owner’s suite featuring a full bathroom comprise the second floor. Brentwood is a master-planned community in Davenport, FL. Brentwood has something for residents of all ages to enjoy, including a resort style swimming pool and playground. Conveniently located close to Posner Park for shopping, dining and entertainment options, and Advent Health Heart of Florida

Key facts

• $170 HOA
• Garage
• Community pool

🏗️ 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 $275k.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (21.8% below list).
• Recommended offer: $216k (21.8% 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); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL) — zoned schools average 41% FRL vs 60% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 22% at this address vs 41% district-wide (-18 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); 1382 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 32% of the median local income ($81k/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 $8k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $215,513 (21.8% 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 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?
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: 0.78% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.9%
• Equity multiple: 0.03×
• Total profit: $-74,468
• Equity at exit: $41,076

10-year hold

• IRR: -52.9%
• Equity multiple: -0.54×
• Total profit: $-119,148
• Equity at exit: $23,819

Cash invested: $77,137 (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 33837

• Home prices YoY: -33.9%
• Rents YoY: -2.7%
• Active inventory: 1382
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,445
• Tax est. 1.5%: −$344 /mo · $4,132/yr
• Insurance: −$115
• HOA: −$170
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-371

Break-even live

Break-even rent $2,625

Max offer price $221,763

Occupancy floor —

Sensitivity live

Price	-10% $-181	-5% $-276	+0% $-371	+5% $-466	+10% $-562
Rent	-10% $-542	-5% $-456	+0% $-371	+5% $-286	+10% $-201
Rate	-1.0pp $-233	-0.5pp $-301	base $-371	+0.5pp $-443	+1.0pp $-515

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: $68,872
• Closing costs: $8,265
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2419 Bevel Ln Davenport, FL	3.0	2.5	1628	$1,850	$1.14	20d	1	0.04mi
2419 Bevel Ln Davenport, FL	3.0	2.5	1628	$1,850	$1.14	24d	1	0.04mi
3126 Kurtz Ter Davenport, FL	3.0	2.5	1629	$1,900	$1.17	4d	1	0.15mi
3122 Kurtz Ter Davenport, FL	3.0	2.5	1787	$1,900	$1.06	24d	1	0.15mi
3106 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,100	$1.18	15d	1	0.15mi
3123 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,050	$1.15	4d	1	0.17mi
3119 Kurtz Ter Davenport, FL	3.0	2.5	1628	$1,890	$1.16	24d	1	0.17mi
3111 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,050	$1.15	4d	1	0.18mi
3107 Kurtz Ter Davenport, FL	3.0	2.5	1787	$1,900	$1.06	24d	1	0.18mi
1440 Plank Pl Davenport, FL	3.0	2.5	1789	$2,100	$1.17	24d	1	0.18mi
1419 Plank Pl Davenport, FL	3.0	2.5	1464	$2,300	$1.57	24d	1	0.20mi
1215 Draintree St Davenport, FL	3.0	2.5	1673	$1,900	$1.14	15d	1	0.21mi
1532 Lumber Ave Davenport, FL	3.0	2.5	1463	$2,000	$1.37	24d	1	0.21mi
1204 Draintree St Davenport, FL	3.0	3.0	1758	$1,975	$1.12	4d	1	0.23mi
1105 Grassy Lake Dr Davenport, FL	1.0–3.0	1.0–2.0	987	$2,065	$2.09	4d	103	0.23mi
2939 Maloof Dr Davenport, FL	3.0	2.5	1787	$2,050	$1.15	24d	1	0.24mi
1256 Draintree St Davenport, FL	3.0	2.5	1692	$2,275	$1.34	24d	1	0.24mi
2641 Olympic Ct Davenport, FL	3.0	2.5	1673	$2,000	$1.20	24d	1	0.28mi
2223 Tongass Bnd Davenport, FL	3.0	2.5	1673	$2,100	$1.26	4d	1	0.32mi
2312 Gifford Dr Davenport, FL	3.0	2.5	1789	$2,100	$1.17	24d	1	0.39mi
5308 Rocky Hawk Run Davenport, FL	3.0	2.0	1480	$2,150	$1.45	20d	1	0.41mi
188 Holly Village Dr Unit 189 Davenport, FL	3.0	2.5	1348	$2,100	$1.56	15d	1	0.43mi
188 Holly Village Dr Unit 188 Davenport, FL	4.0	2.5	1620	$2,000	$1.23	4d	1	0.43mi
3676 Rolling Ridge Bnd Davenport, FL	4.0	2.0	1824	$2,500	$1.37	20d	1	0.55mi
3294 Partington Blvd Unit 3294 Davenport, FL	4.0	2.0	1665	$2,150	$1.29	4d	1	0.65mi
544 Pinecrest Loop Davenport, FL	3.0	2.0	1435	$1,895	$1.32	4d	1	0.76mi
338 Pinecrest Loop Davenport, FL	3.0	2.0	1616	$2,000	$1.24	24d	1	0.79mi
2115 Palmer Rd Davenport, FL	2.0–3.0	2.5	1613	$2,395	$1.48	4d	19	0.87mi
107 Nicholson Dr Davenport, FL	3.0	2.0	1396	$2,000	$1.43	24d	1	0.88mi
113 Feltrim Reserve Blvd Davenport, FL	3.0	2.5	1672	$1,850	$1.11	24d	1	0.91mi
3445 Huntwicke Blvd Davenport, FL	4.0	2.0	1525	$1,995	$1.31	24d	1	0.94mi
141 Feltrim Reserve Blvd Davenport, FL	3.0	2.5	1672	$2,000	$1.20	15d	1	0.94mi
281 Feltrim Reserve Blvd Davenport, FL	3.0	2.5	1672	$1,900	$1.14	24d	1	0.97mi
768 Majesty Dr Davenport, FL	4.0	3.0	1531	$2,400	$1.57	24d	1	1.03mi
1831 Rock Elm Rd Davenport, FL	3.0	2.5	1463	$1,950	$1.33	22d	1	1.04mi
3025 Ascend Ridge Dr Davenport, FL	1.0–3.0	1.0–2.0	1172	$2,149	$1.83	4d	14	1.05mi
211 Aylesbury Ln Davenport, FL	4.0	2.0	1402	$2,500	$1.78	24d	1	1.05mi
1823 Rock Elm Rd Davenport, FL	3.0	2.5	1464	$2,050	$1.40	12d	1	1.05mi
636 Majesty Dr Davenport, FL	4.0	2.0	1446	$2,395	$1.66	15d	1	1.06mi
1824 Rock Elm Rd Davenport, FL	3.0	2.5	1464	$1,950	$1.33	20d	1	1.06mi

HOA detail

• Monthly dues: $170 · $2,040/yr
• Likely covers: pool

Listing history 2 events

1. 2026-04-15
   status Pending
2. 2026-04-02
   listed $275,490 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: $25,862
• − Mortgage interest: −$15,432
• − Property taxes: −$4,132
• − Insurance: −$1,377
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$2,040
• − Depreciation: −$8,014
• Taxable loss: −$9,272
• Est. tax savings @ 24.0%: +$2,225
• After-tax cash flow: $-2,230/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

• County: Polk County · 740,051 people
• City population: 51,255
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 47,389
• Household income: $81,276
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 424.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 42% White 36% Two or more races 16% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 22% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 5% Romanian 3% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 35% French/Haitian/Cajun 6% 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: ▼ -131.62%
• Current HPI: 256.8165
• Rent YoY: ▼ -2.73%
• 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 events — show timeline

• 2026-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $275,490 Stellar MLS as Distributed by MLS Grid