167 Palm View Ct #3487 · Grenelefe, FL 33844

$96,900

1 bd · 1.0 ba · 974 sqft · Condo public records · 35 Days on market

Built 1981 $318/mo HOA · 22% of rent

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Why this score? — see what drove the C 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 +20.9/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPPORTUNITY FOR ONE BED ONE BATH, TURN KEY: Located in the peaceful Community of Grenelefe. This unit is Sunny and bright with sliding glass doors that open to your 32 feet of deck where you'll spend relaxing and enjoying Golf course views, as well as entertaining. Great room features vaulted cedar ceilings as well as the master bedroom. Kitchen has breakfast bar, newer appliances, completely furnished for a perfect rental when needed. Master bath has new complete tub surround, and fixtures. Short term rental is allowed, and this unit has great return for investment rental. Use as your vacation getaway or primary residence. Close to all attractions and easy access to I-4 and Orlando-Tampa cites short drive to our Sunny beaches. Call and schedule your private showing today!

Key facts

• $318 HOA
• Built 1981
• Listed 35 days

Property features AI

Finance

• Financial info: Total annual HOA fees $3,816; Lease restrictions apply
• HOA & community: Monthly HOA fee of $318 (includes trash); Association approval required; Association: Grenelefe COA/Nasiba Cassidy; Community allows golf carts; Pets allowed with restrictions (dogs and cats; weight limit 35 lbs; number limit; breed restrictions)

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Residential condominium; Second-floor unit; Faces west; One story in building
• Construction: Frame construction; Shingle roof; Slab foundation; Built area about 974 square feet
• Exterior features: Balcony; Exterior lighting; Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room / dining room combo; Total of 4 rooms
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $97k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#728 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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.
• Market conditions: Rents rising (+1.2%/yr); 1333 active listings in the ZIP; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $670 of loan paydown is wiped out by about $3k 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 35 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $65k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $93,993 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 5.7

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-9,495
• Equity at exit: $14,448

10-year hold

• IRR: -4.1%
• Equity multiple: 0.76×
• Total profit: $-6,548
• Equity at exit: $8,378

Cash invested: $27,132 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$508
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$40
• HOA: −$318
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $135

Break-even live

Break-even rent $1,247

Max offer price $96,900

Occupancy floor 86%

Sensitivity live

Price	-10% $189	-5% $162	+0% $135	+5% $107	+10% $80
Rent	-10% $23	-5% $79	+0% $135	+5% $190	+10% $246
Rate	-1.0pp $183	-0.5pp $159	base $135	+0.5pp $109	+1.0pp $84

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: $24,225
• Closing costs: $2,907
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Palm View Ct Unit 3475/6 Haines City, FL	2.0	2.0	1123	$1,275	$1.14	24d	1	0.05mi
48 Aspen Dr Haines City, FL	2.0	2.0	970	$1,350	$1.39	24d	1	0.30mi
49 Aspen Dr Haines City, FL	2.0	2.0	970	$1,995	$2.06	22d	1	0.30mi
3318 Camelot Dr #3318 Haines City, FL	2.0	2.0	1123	$1,075	$0.96	4d	1	0.40mi
4026 Abbey Ct #4026 Haines City, FL	1.0	1.0	974	$1,100	$1.13	24d	1	0.54mi
2097 Corner Lk Unit 2097 Haines City, FL	1.0	1.0	974	$950	$0.98	24d	1	0.86mi
2010 Corner Lake Dr Haines City, FL	1.0	1.0	548	$999	$1.82	24d	1	0.91mi

HOA detail condo

• Monthly dues: $318 · $3,816/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $96,900 Active 35 DOM
2. 2026-06-17
   days on market $96,900 Active 34 DOM
3. 2026-06-16
   days on market $96,900 Active 33 DOM
4. 2026-06-15
   days on market $96,900 Active 32 DOM
5. 2026-06-13
   days on market $96,900 Active 30 DOM
6. 2026-06-10
   days on market $96,900 Active 27 DOM
7. 2026-06-09
   days on market $96,900 Active 26 DOM
8. 2026-06-08
   days on market $96,900 Active 25 DOM
9. 2026-06-07
   days on market $96,900 Active 24 DOM
10. 2026-06-05
    days on market $96,900 Active 21 DOM
11. 2026-06-03
    days on market $96,900 Active 20 DOM
12. 2026-06-03
    days on market $96,900 Active 19 DOM
13. 2026-06-01
    days on market $96,900 Active 18 DOM
14. 2026-05-31
    days on market $96,900 Active 17 DOM
15. 2026-05-14
    listed $96,900 Active
16. 2024-03-14
    historical $999
17. 2024-01-18
    price $999
18. 2024-01-05
    listed $1,099
19. 2020-11-19
    soldstatus $65,000
20. 2020-11-13
    soldstatus $65,000 Sold 787-char remark

    Show marketing remark (787 chars)

    OPPORTUNITY FOR ONE BED ONE BATH, TURN KEY: Located in the peaceful Community of Grenelefe. This unit is Sunny and bright with sliding glass doors that open to your 32 feet of deck where you'll spend relaxing and enjoying Golf course views, as well as entertaining. Great room features vaulted cedar ceilings as well as the master bedroom. Kitchen has breakfast bar, newer appliances, completely furnished for a perfect rental when needed. Master bath has new complete tub surround, and fixtures. Short term rental is allowed, and this unit has great return for investment rental. Use as your vacation getaway or primary residence. Close to all attractions and easy access to I-4 and Orlando-Tampa cites short drive to our Sunny beaches. Call and schedule your private showing today!

21. 2020-10-11
    status Pending 787-char remark

    Show marketing remark (787 chars)

    OPPORTUNITY FOR ONE BED ONE BATH, TURN KEY: Located in the peaceful Community of Grenelefe. This unit is Sunny and bright with sliding glass doors that open to your 32 feet of deck where you'll spend relaxing and enjoying Golf course views, as well as entertaining. Great room features vaulted cedar ceilings as well as the master bedroom. Kitchen has breakfast bar, newer appliances, completely furnished for a perfect rental when needed. Master bath has new complete tub surround, and fixtures. Short term rental is allowed, and this unit has great return for investment rental. Use as your vacation getaway or primary residence. Close to all attractions and easy access to I-4 and Orlando-Tampa cites short drive to our Sunny beaches. Call and schedule your private showing today!

22. 2020-08-19
    price $68,900 787-char remark

    Show marketing remark (787 chars)

    OPPORTUNITY FOR ONE BED ONE BATH, TURN KEY: Located in the peaceful Community of Grenelefe. This unit is Sunny and bright with sliding glass doors that open to your 32 feet of deck where you'll spend relaxing and enjoying Golf course views, as well as entertaining. Great room features vaulted cedar ceilings as well as the master bedroom. Kitchen has breakfast bar, newer appliances, completely furnished for a perfect rental when needed. Master bath has new complete tub surround, and fixtures. Short term rental is allowed, and this unit has great return for investment rental. Use as your vacation getaway or primary residence. Close to all attractions and easy access to I-4 and Orlando-Tampa cites short drive to our Sunny beaches. Call and schedule your private showing today!

23. 2020-07-11
    listed $72,000 Active 787-char remark

    Show marketing remark (787 chars)

    OPPORTUNITY FOR ONE BED ONE BATH, TURN KEY: Located in the peaceful Community of Grenelefe. This unit is Sunny and bright with sliding glass doors that open to your 32 feet of deck where you'll spend relaxing and enjoying Golf course views, as well as entertaining. Great room features vaulted cedar ceilings as well as the master bedroom. Kitchen has breakfast bar, newer appliances, completely furnished for a perfect rental when needed. Master bath has new complete tub surround, and fixtures. Short term rental is allowed, and this unit has great return for investment rental. Use as your vacation getaway or primary residence. Close to all attractions and easy access to I-4 and Orlando-Tampa cites short drive to our Sunny beaches. Call and schedule your private showing today!

24. 2006-06-06
    soldstatus $89,500
25. 1999-12-22
    soldstatus $42,000
26. 1997-08-19
    soldstatus $39,000

ⓘ 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: $1,420 · $118/mo
• Projected year-2 tax: $1,420 · $118/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: $17,003
• − Mortgage interest: −$5,428
• − Property taxes: −$1,420
• − Insurance: −$484
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − HOA: −$3,816
• − Depreciation: −$2,819
• Taxable income: $316
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $1,539/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 — Grenelefe

• Score: 63/100
• State rank: #728
• US rank: #15600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grenelefe, FL
• County: Polk County · 740,051 people
• 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

+148.5% since first listed

12 events — show timeline

• 2026-05-14 Listed $96,900 Stellar MLS as Distributed by MLS Grid
• 2024-03-14 Rental Removed $999 APPFOLIO
• 2024-01-18 Price Changed $999 APPFOLIO
• 2024-01-05 Listed for Rent $1,099 APPFOLIO
• 2020-11-19 Sold (Public Records) $65,000 Public Records
• 2020-11-13 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-08-19 Price Changed $68,900 Stellar MLS as Distributed by MLS Grid
• 2020-07-11 Listed $72,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-06 Sold (Public Records) $89,500 Public Records
• 1999-12-22 Sold (Public Records) $42,000 Public Records
• 1997-08-19 Sold (Public Records) $39,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $1,420 · +7.8% YoY. Source: county tax records.