1108 Avenue N · Haines City, FL 33844

$269,900

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 158 Days on market

Built 1976 9,862 sqft lot ↓ 2% since listing

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * $0 DOWN CONVENTIONAL ELIGIBLE. * * Welcome to this charming one-story home in Haines City, featuring 3 bedrooms, 2 full bathrooms, and a versatile BONUS ROOM. The open-concept living and kitchen area includes granite countertops, a stylish backsplash, and a ceiling fan for comfort. Each bedroom offers its own ceiling fan, while the cozy dining area provides the perfect space for meals and gatherings. Enjoy outdoor living year-round in the FULLY COVERED and ENCLOSED wrap-around patio, overlooking a spacious backyard ideal for gardening or entertaining. The property is accented with well-maintained landscaping and mature plants. Located in the heart of Haines City, this home offers

Key facts

• Ceiling fan
• Spacious backyard
• Stylish backsplash

Tags

• GRANITE COUNTERTOPS
• STYLISH BACKSPLASH
• CEILING FAN
• WRAP-AROUND PATIO
• SPACIOUS BACKYARD
• WELL-MAINTAINED LANDSCAPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $75 ($900/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (21.4% below list).
• Recommended offer: $212k (21.4% 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: Horizons Elementary School (math 37% / reading 39%, grade F, #1,587 of 2,144 statewide, top 74%, 1,468 students, 42% FRL); Shelley S. Boone Middle School (math 25% / reading 25%, grade F, #517 of 571 statewide, top 91%, 1,403 students, 52% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL).
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-12 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; 34 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).
• This rent runs 40% 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 $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

• It's been on market 158 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,031 (21.4% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.6

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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-42,946
• Equity at exit: $40,243

10-year hold

• IRR: -11.2%
• Equity multiple: 0.38×
• Total profit: $-47,025
• Equity at exit: $23,336

Cash invested: $75,572 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $75

Break-even live

Break-even rent $2,025

Max offer price $269,900

Occupancy floor 91%

Sensitivity live

Price	-10% $228	-5% $151	+0% $75	+5% $-1	+10% $-78
Rent	-10% $-93	-5% $-9	+0% $75	+5% $159	+10% $242
Rate	-1.0pp $211	-0.5pp $144	base $75	+0.5pp $5	+1.0pp $-66

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 Avenue L Unit L Haines City, FL	3.0	2.0	1496	$2,300	$1.54	25d	1	0.15mi
2492 Saint Augustine Blvd Haines City, FL	2.0	2.0	1368	$1,795	$1.31	25d	1	0.39mi
2492 Saint Augustine Blvd Haines City, FL	3.0	2.0	1368	$1,795	$1.31	16d	1	0.39mi
2487 Saint Augustine Blvd Haines City, FL	3.0	2.5	1626	$2,000	$1.23	25d	1	0.41mi
2474 Saint Augustine Blvd Haines City, FL	3.0	2.0	1393	$1,900	$1.36	5d	1	0.44mi
3087 Barbados Ln Haines City, FL	4.0	3.0	1546	$2,500	$1.62	16d	1	0.45mi
425 Hammerstone Ave Haines City, FL	3.0	2.0	1443	$1,796	$1.24	15d	1	0.49mi
566 Pawnee Ct Haines City, FL	3.0	2.0	1505	$1,995	$1.33	25d	1	0.50mi
2896 Kokomo Loop Unit 1259817P Haines City, FL	3.0	2.0	1119	$6,692	$5.98	20d	1	0.53mi
849 Sheen Cir Haines City, FL	3.0	2.0	1769	$1,850	$1.05	25d	1	0.59mi
1016 Avenue A Unit A Haines City, FL	4.0	2.0	1282	$1,875	$1.46	16d	1	0.60mi
2628 Hemingway Ave Haines City, FL	4.0	3.0	1637	$2,200	$1.34	16d	1	0.61mi
2972 Kokomo Loop Haines City, FL	3.0	2.0	1130	$1,900	$1.68	25d	1	0.65mi
2984 Kokomo Loop Haines City, FL	4.0	3.0	1728	$3,900	$2.26	25d	1	0.68mi
2301 Paulette Dr Haines City, FL	3.0	2.0	1562	$2,150	$1.38	20d	1	0.68mi
2117 Winger Ave Haines City, FL	3.0	2.0	1200	$1,950	$1.62	25d	1	0.72mi
1140 Mariner Cay Dr Haines City, FL	3.0	2.0	1130	$2,200	$1.95	25d	1	0.74mi
1115 Mariner Cay Dr Haines City, FL	4.0	3.0	1644	$2,200	$1.34	25d	1	0.78mi
2393 Paulette Dr Haines City, FL	3.0	2.0	1546	$1,875	$1.21	5d	1	0.89mi
504 N 7th St Haines City, FL	3.0	2.0	1309	$1,870	$1.43	4d	1	0.93mi
8013 Hemingway Cir #8013 Haines City, FL	2.0	2.0	1153	$1,600	$1.39	25d	1	0.94mi
8009 Hemingway Cir Haines City, FL	2.0	2.0	1152	$1,399	$1.21	25d	1	0.95mi
4466 Hummingbird Ln Haines City, FL	4.0	2.0	1547	$2,200	$1.42	5d	1	0.97mi
6003 Hemingway Cir #6003 Haines City, FL	2.0	2.0	1152	$1,550	$1.35	25d	1	0.97mi
6004 Hemingway Cir #6004 Haines City, FL	2.0	2.0	1152	$2,150	$1.87	25d	1	0.97mi
6016 Hemingway Cir Unit 6016 Haines City, FL	2.0	2.0	1153	$1,500	$1.30	25d	1	0.98mi
487 Eaglecrest Dr Haines City, FL	3.0	2.0	1414	$2,150	$1.52	25d	1	1.01mi
522 Pentas Ln Haines City, FL	4.0	2.0	1749	$2,200	$1.26	25d	1	1.16mi
2380 Sanderling St Haines City, FL	4.0	2.0	1694	$2,300	$1.36	25d	1	1.21mi
666 Persian Dr Haines City, FL	3.0	2.0	1572	$2,000	$1.27	25d	1	1.23mi
1931 Trinity Cir Haines City, FL	4.0	2.0	1650	$1,500	$0.91	25d	1	1.31mi
963 E Main St Haines City, FL	4.0	2.5	1545	$1,700	$1.10	16d	1	1.31mi
106 Reineke Rd Haines City, FL	3.0	2.0	1344	$1,495	$1.11	5d	1	1.35mi
646 Lindbergh Way Davenport, FL	3.0	2.0	1407	$1,836	$1.30	5d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   status $269,900 Pending 158 DOM
2. 2026-06-18
   days on market $269,900 Active 158 DOM
3. 2026-06-17
   days on market $269,900 Active 157 DOM
4. 2026-06-16
   days on market $269,900 Active 156 DOM
5. 2026-06-15
   days on market $269,900 Active 155 DOM
6. 2026-06-13
   days on market $269,900 Active 153 DOM
7. 2026-06-10
   days on market $269,900 Active 150 DOM
8. 2026-06-09
   days on market $269,900 Active 149 DOM
9. 2026-06-08
   days on market $269,900 Active 148 DOM
10. 2026-06-07
    days on market $269,900 Active 147 DOM
11. 2026-06-05
    days on market $269,900 Active 144 DOM
12. 2026-06-03
    days on market $269,900 Active 142 DOM
13. 2026-06-01
    days on market $269,900 Active 141 DOM
14. 2026-05-31
    days on market $269,900 Active 140 DOM
15. 2026-03-27
    status Pending
16. 2025-12-04
    price $269,900
17. 2025-11-12
    listed $274,990 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: $867 · $72/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$1,373/yr (+$114/mo · 158.4%)

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

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 · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $25,444
• − Mortgage interest: −$15,119
• − Property taxes: −$867
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$7,852
• Taxable loss: −$3,814
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $1,815/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

-1.9% since first listed

3 events — show timeline

• 2026-03-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Listed $274,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2025): $867 · +2.9% YoY. Source: county tax records.