216 Spindlewood Blvd · Dundee, FL 33838

$335,975

4 bd · 3.0 ba · 2,087 sqft · SingleFamily · 40 Days on market

Built 2026

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks

New Homes in Woodland Ranch Estates, Dundee, Florida Resort-Style Living in Central Florida Searching for new homes in Dundee, Florida? Woodland Ranch Estates offers affordable new construction homes in a growing Polk County location surrounded by lakes, nature, and everyday conveniences. This thoughtfully planned community combines modern homes, resort-style amenities, and a convenient Central Florida location, making it an excellent choice for first-time homebuyers, families, retirees, and anyone looking for more value in today's housing market. Holiday Builders offers homes from the Value Collection, featuring thoughtfully designed floorplans ranging from approximately 1,200 to more than

Key facts

• Clubhouse
• Community pool
• New home community

Tags

• NEW HOME COMMUNITY
• SCENIC NATURE RICH SETTING
• COMMUNITY POOL
• CLUBHOUSE
• WALKING TRAILS
• BIKE RACKS

Property features AI

Finance

• Other: Address: 216 Spindlewood Blvd, Dundee FL 33838
• Financial info: List price $335,975

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family (plan: Harmony); Spec inventory
• Exterior features: Living area approximately 2,087

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home — Harmony plan; Active listing

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $336k.

Deal economics

• At list price, monthly cash flow is $-595 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (34.9% below list).
• Recommended offer: $219k (34.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#638 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools D, amenities 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: 149 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• In year one you build about $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($326k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,617 (34.9% 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 40 days. Have you received any prior offers? Is the seller open to a 35% 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. 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: 0.65% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.59%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $145,133
• Equity at exit: $302,673

10-year hold

• IRR: 17.5%
• Equity multiple: 5.86×
• Total profit: $457,247
• Equity at exit: $652,726

Cash invested: $94,073 (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 33838

• Home prices YoY: 17.6%
• Active inventory: 149
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$1,762
• Tax est. 1.5%: −$420 /mo · $5,040/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-595

Break-even live

Break-even rent $2,939

Max offer price $249,911

Occupancy floor —

Sensitivity live

Price	-10% $-363	-5% $-479	+0% $-595	+5% $-711	+10% $-827
Rent	-10% $-767	-5% $-681	+0% $-595	+5% $-508	+10% $-422
Rate	-1.0pp $-426	-0.5pp $-509	base $-595	+0.5pp $-682	+1.0pp $-770

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: $83,994
• Closing costs: $10,079
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2163 Mandarin Loop Dundee, FL	3.0	2.0	1688	$2,049	$1.21	4d	1	1.08mi
1716 Canaan Loop Dundee, FL	5.0	3.0	1984	$2,285	$1.15	24d	1	1.25mi
1709 Hill Top Dr Dundee, FL	4.0	3.0	2072	$2,160	$1.04	4d	1	1.35mi
1804 Vista View Dr Dundee, FL	4.0	3.0	2066	$2,250	$1.09	24d	1	1.35mi

Listing history 13 events

1. 2026-06-18
   days on market $335,975 Active 40 DOM
2. 2026-06-17
   days on market $335,975 Active 39 DOM
3. 2026-06-16
   days on market $335,975 Active 38 DOM
4. 2026-06-15
   days on market $335,975 Active 37 DOM
5. 2026-06-13
   days on market $335,975 Active 35 DOM
6. 2026-06-10
   days on market $335,975 Active 32 DOM
7. 2026-06-09
   days on market $335,975 Active 31 DOM
8. 2026-06-08
   days on market $335,975 Active 30 DOM
9. 2026-06-07
   days on market $335,975 Active 29 DOM
10. 2026-06-05
    days on market $335,975 Active 26 DOM
11. 2026-06-03
    days on market $335,975 Active 24 DOM
12. 2026-06-01
    days on market $335,975 Active 23 DOM
13. 2026-05-31
    days on market $335,975 Active 22 DOM

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,234
• − Mortgage interest: −$18,820
• − Property taxes: −$5,040
• − Insurance: −$1,680
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$9,774
• Taxable loss: −$13,276
• Est. tax savings @ 24.0%: +$3,186
• After-tax cash flow: $-3,951/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 — Dundee

• Score: 65/100
• State rank: #638
• US rank: #12542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dundee, FL
• City population: 5,431
• Population (ZIP): 5,431

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 0.63)
• Race & ethnicity: Hispanic / Latino 50% White 30% Black 14% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 14% Puerto Rican 19% Dominican 6%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada, Guatemala
• Languages at home: 53% English-only · Spanish 47%

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: ▲ 54.34%
• Current HPI: 363.9764
• Rent YoY: —
• Metro: —
• 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