608 Pineville Ln · Lakeland, FL 33810

$229,900

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 55 Days on market

Built 2008 4,696 sqft lot

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled home on a cul-de-sac with inviting front porch and large fenced in back yard with storage shed. Open great room plan with tile floors throughout. Upgraded kitchen with white shaker cabinets, granite counters, stainless steel appliances, breakfast bar with room for two bar stools, and an inside laundry closet. Spacious tiled master bedroom with luxurious en-suite boasting a new vanity and walk in shower. This home is freshly painted, has all new windows and sills, and ceiling fans in all the rooms. Come make this your home. FHA eligible May 8, 2024

Key facts

• Front porch
• Granite countertops
• Breakfast bar

Tags

• FRONT PORCH
• CERAMIC TILE FLOORING
• WHITE SHAKER CABINETRY
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• INTERIOR LAUNDRY AREA

Property features AI

Finance

• Other: Total acreage: under 1/4 acre
• Financial info: Homestead exemption indicated
• HOA & community: No association indicated

Exterior

• Parking: Asphalt road access
• Utilities: Public sewer; Electricity available; Cable available; Sewer connected; No water source listed
• Home design: Single family residence; Attached property; One story; Faces north; Located at end of a cul-de-sac
• Construction: Frame construction; Shingle roof
• Exterior features: Patio; Rain gutters; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation (interior level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen/family room combo; Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-52 ($-628/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (19.1% below list).
• Recommended offer: $186k (19.1% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents rising (+2.8%/yr); 504 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $2k of loan paydown is wiped out by about $7k 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 55 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,926 (19.1% 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 55 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.3

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-41,010
• Equity at exit: $34,279

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-41,735
• Equity at exit: $19,878

Cash invested: $64,372 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$220 /mo · $2,637/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-52

Break-even live

Break-even rent $1,925

Max offer price $220,657

Occupancy floor 98%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 Bryon Ct Lakeland, FL	2.0	1.0	1026	$1,095	$1.07	18d	1	0.45mi
3552 Doreen Dr Lakeland, FL	3.0	2.0	1105	$1,730	$1.57	23d	1	0.68mi
1030 Browning Rd Lakeland, FL	2.0–3.0	2.0	1049	$2,000	$1.91	23d	1	1.29mi
3327 Old Tampa Hwy Unit N/A Lakeland, FL	3.0	2.0	1409	$2,290	$1.63	14d	1	1.44mi

Listing history 29 events

1. 2026-06-18
   days on market $229,900 Active 55 DOM
2. 2026-06-17
   days on market $229,900 Active 54 DOM
3. 2026-06-16
   days on market $229,900 Active 53 DOM
4. 2026-06-15
   price $229,900 Active 52 DOM
5. 2026-06-15
   days on market $235,000 Active 52 DOM
6. 2026-06-13
   days on market $235,000 Active 50 DOM
7. 2026-06-10
   days on market $235,000 Active 47 DOM
8. 2026-06-09
   days on market $235,000 Active 46 DOM
9. 2026-06-08
   days on market $235,000 Active 45 DOM
10. 2026-06-07
    days on market $235,000 Active 44 DOM
11. 2026-06-05
    days on market $235,000 Active 41 DOM
12. 2026-06-03
    days on market $235,000 Active 40 DOM
13. 2026-06-03
    days on market $235,000 Active 39 DOM
14. 2026-06-01
    days on market $235,000 Active 38 DOM
15. 2026-05-31
    days on market $235,000 Active 37 DOM
16. 2026-04-24
    listed $235,000 Active
17. 2026-01-01
    historical
18. 2025-12-06
    price $235,000
19. 2025-10-27
    price $245,000
20. 2025-10-07
    price $249,900
21. 2025-09-15
    price $254,900
22. 2025-07-28
    listed $259,900 Active
23. 2024-06-12
    soldstatus $222,000
24. 2024-06-07
    soldstatus $222,000 Closed 574-char remark

    Show marketing remark (574 chars)

    Completely remodeled home on a cul-de-sac with inviting front porch and large fenced in back yard with storage shed. Open great room plan with tile floors throughout. Upgraded kitchen with white shaker cabinets, granite counters, stainless steel appliances, breakfast bar with room for two bar stools, and an inside laundry closet. Spacious tiled master bedroom with luxurious en-suite boasting a new vanity and walk in shower. This home is freshly painted, has all new windows and sills, and ceiling fans in all the rooms. Come make this your home. FHA eligible May 8, 2024

25. 2024-04-11
    status Pending 574-char remark

    Show marketing remark (574 chars)

    Completely remodeled home on a cul-de-sac with inviting front porch and large fenced in back yard with storage shed. Open great room plan with tile floors throughout. Upgraded kitchen with white shaker cabinets, granite counters, stainless steel appliances, breakfast bar with room for two bar stools, and an inside laundry closet. Spacious tiled master bedroom with luxurious en-suite boasting a new vanity and walk in shower. This home is freshly painted, has all new windows and sills, and ceiling fans in all the rooms. Come make this your home. FHA eligible May 8, 2024

26. 2024-04-04
    status Active 574-char remark

    Show marketing remark (574 chars)

    Completely remodeled home on a cul-de-sac with inviting front porch and large fenced in back yard with storage shed. Open great room plan with tile floors throughout. Upgraded kitchen with white shaker cabinets, granite counters, stainless steel appliances, breakfast bar with room for two bar stools, and an inside laundry closet. Spacious tiled master bedroom with luxurious en-suite boasting a new vanity and walk in shower. This home is freshly painted, has all new windows and sills, and ceiling fans in all the rooms. Come make this your home. FHA eligible May 8, 2024

27. 2024-04-03
    status Pending 574-char remark

    Show marketing remark (574 chars)

    Completely remodeled home on a cul-de-sac with inviting front porch and large fenced in back yard with storage shed. Open great room plan with tile floors throughout. Upgraded kitchen with white shaker cabinets, granite counters, stainless steel appliances, breakfast bar with room for two bar stools, and an inside laundry closet. Spacious tiled master bedroom with luxurious en-suite boasting a new vanity and walk in shower. This home is freshly painted, has all new windows and sills, and ceiling fans in all the rooms. Come make this your home. FHA eligible May 8, 2024

28. 2024-03-25
    listed $225,000 Active 574-char remark

    Show marketing remark (574 chars)

    Completely remodeled home on a cul-de-sac with inviting front porch and large fenced in back yard with storage shed. Open great room plan with tile floors throughout. Upgraded kitchen with white shaker cabinets, granite counters, stainless steel appliances, breakfast bar with room for two bar stools, and an inside laundry closet. Spacious tiled master bedroom with luxurious en-suite boasting a new vanity and walk in shower. This home is freshly painted, has all new windows and sills, and ceiling fans in all the rooms. Come make this your home. FHA eligible May 8, 2024

29. 2024-02-12
    soldstatus $115,600

ⓘ 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: $2,637 · $220/mo
• Projected year-2 tax: $2,637 · $220/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 2/10 Low FEMA zone X (shaded) · 9% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,311
• − Mortgage interest: −$12,878
• − Property taxes: −$2,637
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$6,688
• Taxable loss: −$4,611
• Est. tax savings @ 24.0%: +$1,107
• After-tax cash flow: $479/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

+103.3% since first listed

14 events — show timeline

• 2026-04-24 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-06 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Price Changed $254,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-12 Sold (Public Records) $222,000 Public Records
• 2024-06-07 Sold (MLS) $222,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-25 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-12 Sold (Public Records) $115,600 Public Records

Property tax history

+13.9%/yr

Latest (2025): $2,637 · +127.4% YoY. Source: county tax records.