4740 E Hinson Ave · Haines City, FL 33844

$5,000

4 bd · 2.0 ba · 2,156 sqft · SingleFamily public records · 8 Days on market

Built 1957

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

Listing remarks MLS

This property wont last long. .This is a 4 bed 2 bath home with 2.41 acres and many updates . .Large inground pool. .1 12x8 outbuilding. .1 12 x 15 outbuilding. .. 1 10 x 39 outbuilding plus a nice sized pool house. .

Key facts

• Listed 8 days

Property features AI

Finance

• Other: Directions: U.S. 27 to 17/92 (Hinson Ave) to 4740 E Hinson Ave

Exterior

• Home design: Residential property
• Exterior features: Zoned SFR (single-family residential); Lot approximately 2.41 acres

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).

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: Sandhill Elementary School (math 21% / reading 37%, grade F, #1,932 of 2,144 statewide, top 91%, 991 students, 55% 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 55% FRL track the district average.
• Zoned-school proficiency averages 25% at this address vs 41% district-wide (-16 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); 1333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $2,442/mo this rent would consume 46% of the median local household income ($64k/yr) (locally 1107% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $35 of loan paydown is wiped out by about $150 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 + 1.2% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. Built in 1957 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 48.84% ✓
• Cap rate: 461.00%
• Cash-on-cash: 1623.94%
• DSCR: 73.26
• GRM: 0.2

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: —
• Equity multiple: 83.47×
• Total profit: $115,455
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 171.36×
• Total profit: $238,509
• Equity at exit: $432

Cash invested: $1,400 (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: 1333
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $1,895

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 17%

Sensitivity live

Price	-10% $1,898	-5% $1,896	+0% $1,895	+5% $1,893	+10% $1,891
Rent	-10% $1,702	-5% $1,798	+0% $1,895	+5% $1,991	+10% $2,088
Rate	-1.0pp $1,897	-0.5pp $1,896	base $1,895	+0.5pp $1,893	+1.0pp $1,892

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4854 E Hinson Ave Haines City, FL	3.0	2.0	2403	$3,000	$1.25	4d	1	0.12mi
1138 Foreshore Ln Haines City, FL	3.0	2.0	1734	$2,200	$1.27	25d	1	0.36mi
1462 Sea Glass Rd Haines City, FL	4.0	2.5	2168	$2,200	$1.01	25d	1	0.37mi
3377 Wakefield Dr Haines City, FL	3.0	2.0	1700	$1,950	$1.15	25d	1	0.37mi
1053 Ambleside Dr Haines City, FL	4.0	3.0	2000	$2,550	$1.27	25d	1	0.41mi
2501 Merseyside Ct Haines City, FL	4.0	3.5	2320	$2,250	$0.97	25d	1	0.42mi
1105 Lexington Ln Haines City, FL	4.0	2.0	2123	$1,995	$0.94	20d	1	0.42mi
2986 Salisbury Ave Haines City, FL	5.0	3.0	2082	$2,495	$1.20	25d	1	0.44mi
1361 Current Pl Haines City, FL	4.0	2.0	1630	$2,100	$1.29	25d	1	0.45mi
601 Ambleside Dr Haines City, FL	5.0	3.0	2827	$2,600	$0.92	25d	1	0.52mi
621 Sand Pine Ln Haines City, FL	4.0	2.5	2040	$2,350	$1.15	12d	1	0.57mi
144 Towns Cir Haines City, FL	5.0	3.0	2712	$2,600	$0.96	25d	1	0.59mi
148 Summerlin Loop Haines City, FL	3.0	2.0	1579	$1,850	$1.17	16d	1	0.59mi
851 Folklore Ln Haines City, FL	4.0	3.0	2290	$2,195	$0.96	4d	1	0.59mi
239 Summerlin Ln Haines City, FL	4.0	2.0	2168	$2,300	$1.06	25d	1	0.60mi
202 Hidden Lake Loop Haines City, FL	4.0	2.0	1981	$1,905	$0.96	13d	1	0.61mi
299 Bottle Brush Dr Haines City, FL	4.0	2.0	1763	$2,300	$1.30	25d	1	0.62mi
167 Hidden Lake Loop Haines City, FL	4.0	2.0	1981	$2,020	$1.02	20d	1	0.64mi
1276 Tupelo Trl Haines City, FL	4.0	3.0	1900	$1,895	$1.00	12d	1	0.69mi
429 Silver Palm Dr Haines City, FL	4.0	2.0	1625	$1,990	$1.22	20d	1	0.70mi
1717 Frogmore Ave Haines City, FL	3.0	2.0	1504	$2,000	$1.33	25d	1	0.75mi
117 Hidden Lake Loop Haines City, FL	4.0	2.5	2099	$2,085	$0.99	25d	1	0.76mi
219 Bottle Brush Dr Haines City, FL	4.0	3.0	2420	$2,450	$1.01	25d	1	0.77mi
2203 Pigeon Plum Dr Haines City, FL	4.0	3.0	1887	$2,190	$1.16	12d	1	0.78mi
120 Hidden Lake Loop Haines City, FL	4.0	2.0	1909	$2,020	$1.06	15d	1	0.79mi
333 Hidden Lake Loop Haines City, FL	4.0	2.0	1909	$1,985	$1.04	13d	1	0.79mi
833 Ambleside Dr Haines City, FL	4.0	2.0	1887	$1,950	$1.03	12d	1	0.84mi
1950 Pond Pine Ct Haines City, FL	4.0	2.0	1939	$1,975	$1.02	25d	1	0.87mi
1433 Princess Tree Ct Haines City, FL	4.0	2.0	1828	$1,999	$1.09	25d	1	0.88mi
914 Princess Sabal Pt Haines City, FL	3.0	2.0	1677	$1,775	$1.06	16d	1	0.94mi
600 Silver Palm Dr Haines City, FL	4.0	2.5	2267	$2,800	$1.24	12d	1	0.95mi
5153 Green Belt Dr Haines City, FL	4.0	2.0	1824	$2,300	$1.26	16d	1	1.26mi
5009 Katrina Dr Haines City, FL	4.0	2.0	1840	$2,500	$1.36	25d	1	1.26mi
5157 Green Belt Dr Haines City, FL	4.0	3.0	2109	$2,900	$1.38	4d	1	1.27mi
4746 Katrina Dr Haines City, FL	4.0	2.0	1818	$2,095	$1.15	25d	1	1.27mi
5161 Green Belt Dr Haines City, FL	4.0	2.5	2500	$2,100	$0.84	25d	1	1.27mi
4757 Katrina Dr Haines City, FL	4.0	2.0	2451	$2,050	$0.84	25d	1	1.30mi
5177 Green Belt Dr Haines City, FL	4.0	3.0	2109	$2,920	$1.38	4d	1	1.32mi
4770 Katrina Dr Haines City, FL	3.0	2.0	2109	$2,000	$0.95	25d	1	1.33mi
5193 Green Belt Dr Haines City, FL	4.0	2.0	1824	$2,099	$1.15	25d	1	1.35mi

Listing history 11 events

1. 2026-05-18
   listed $5,000 Active
2. 2021-04-26
   soldstatus $265,000 Closed 217-char remark

   Show marketing remark (217 chars)

   This property wont last long. .This is a 4 bed 2 bath home with 2.41 acres and many updates . .Large inground pool. .1 12x8 outbuilding. .1 12 x 15 outbuilding. .. 1 10 x 39 outbuilding plus a nice sized pool house. .

3. 2021-04-01
   status Pending 217-char remark

   Show marketing remark (217 chars)

   This property wont last long. .This is a 4 bed 2 bath home with 2.41 acres and many updates . .Large inground pool. .1 12x8 outbuilding. .1 12 x 15 outbuilding. .. 1 10 x 39 outbuilding plus a nice sized pool house. .

4. 2021-02-05
   status Pending 217-char remark

   Show marketing remark (217 chars)

   This property wont last long. .This is a 4 bed 2 bath home with 2.41 acres and many updates . .Large inground pool. .1 12x8 outbuilding. .1 12 x 15 outbuilding. .. 1 10 x 39 outbuilding plus a nice sized pool house. .

5. 2021-02-02
   listed $259,000 Active 217-char remark

   Show marketing remark (217 chars)

   This property wont last long. .This is a 4 bed 2 bath home with 2.41 acres and many updates . .Large inground pool. .1 12x8 outbuilding. .1 12 x 15 outbuilding. .. 1 10 x 39 outbuilding plus a nice sized pool house. .

6. 2018-01-02
   soldstatus $168,000 Sold 578-char remark

   Show marketing remark (578 chars)

   * * THIS PROPERTY WONT LAST LONG , CALL TODAY FOR YOUR PRIVATE SHOWING, THIS HOME OFFERS TLC ! INVESTORS WELCOME home has 4 bedrooms 2 bathrooms with A WOOD BURNING FIREPLACE , bonus room, and acreage for outdoor fun. The Pool is oversized 35000 gallon with that is detached from the house. Your very own fire pit, 2 wells , 2 septics, and a well for your future options * * * 4 outer buildings which 2 of them have water and power . * * * * Country living close to the City. * * * * * * Buyer MUST verify all measurements and information on this property

7. 2017-10-12
   status Pending 578-char remark

   Show marketing remark (578 chars)

   * * THIS PROPERTY WONT LAST LONG , CALL TODAY FOR YOUR PRIVATE SHOWING, THIS HOME OFFERS TLC ! INVESTORS WELCOME home has 4 bedrooms 2 bathrooms with A WOOD BURNING FIREPLACE , bonus room, and acreage for outdoor fun. The Pool is oversized 35000 gallon with that is detached from the house. Your very own fire pit, 2 wells , 2 septics, and a well for your future options * * * 4 outer buildings which 2 of them have water and power . * * * * Country living close to the City. * * * * * * Buyer MUST verify all measurements and information on this property

8. 2017-10-10
   price $185,000 578-char remark

   Show marketing remark (578 chars)

   * * THIS PROPERTY WONT LAST LONG , CALL TODAY FOR YOUR PRIVATE SHOWING, THIS HOME OFFERS TLC ! INVESTORS WELCOME home has 4 bedrooms 2 bathrooms with A WOOD BURNING FIREPLACE , bonus room, and acreage for outdoor fun. The Pool is oversized 35000 gallon with that is detached from the house. Your very own fire pit, 2 wells , 2 septics, and a well for your future options * * * 4 outer buildings which 2 of them have water and power . * * * * Country living close to the City. * * * * * * Buyer MUST verify all measurements and information on this property

9. 2017-08-31
   price $210,000 578-char remark

   Show marketing remark (578 chars)

   * * THIS PROPERTY WONT LAST LONG , CALL TODAY FOR YOUR PRIVATE SHOWING, THIS HOME OFFERS TLC ! INVESTORS WELCOME home has 4 bedrooms 2 bathrooms with A WOOD BURNING FIREPLACE , bonus room, and acreage for outdoor fun. The Pool is oversized 35000 gallon with that is detached from the house. Your very own fire pit, 2 wells , 2 septics, and a well for your future options * * * 4 outer buildings which 2 of them have water and power . * * * * Country living close to the City. * * * * * * Buyer MUST verify all measurements and information on this property

10. 2017-07-22
    listed $247,000 Active 578-char remark

    Show marketing remark (578 chars)

    * * THIS PROPERTY WONT LAST LONG , CALL TODAY FOR YOUR PRIVATE SHOWING, THIS HOME OFFERS TLC ! INVESTORS WELCOME home has 4 bedrooms 2 bathrooms with A WOOD BURNING FIREPLACE , bonus room, and acreage for outdoor fun. The Pool is oversized 35000 gallon with that is detached from the house. Your very own fire pit, 2 wells , 2 septics, and a well for your future options * * * 4 outer buildings which 2 of them have water and power . * * * * Country living close to the City. * * * * * * Buyer MUST verify all measurements and information on this property

11. 2002-10-21
    soldstatus $90,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,304
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − Depreciation: −$145
• Taxable income: $24,090
• Est. tax owed @ 24.0%: −$5,781
• After-tax cash flow: $16,954/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): 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

-94.4% since first listed

11 events — show timeline

• 2026-05-18 Listed $5,000 NFMLS
• 2021-04-26 Sold (MLS) $265,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-02 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-02 Sold (MLS) $168,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-10-10 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2017-08-31 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2017-07-22 Listed $247,000 Stellar MLS as Distributed by MLS Grid
• 2002-10-21 Sold (Public Records) $90,000 Public Records

Property tax history

+14.0%/yr

Latest (2025): $5,213 · +49.6% YoY. Source: county tax records.