702 Skyview St · Four Corners, FL 33897

$99,999

3 bd · 2.0 ba · 1,980 sqft · Other · 5 Days on market

Built 2005 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Resort-Style 55+ Living Near Disney! Welcome home to this beautifully maintained property situated on a spacious corner lot in a highly sought-after 55+ active adult community! Offering the perfect blend of comfort, convenience, and lifestyle, this home features a versatile bonus room, a convenient utility/golf cart garage, and a covered carport for additional parking and storage. Inside, you& apos; ll love the spacious layout, complete with a walk-in pantry, a laundry room with utility sink, and an oversized primary suite featuring a large walk-in closet. Recent updates include a new A/C system and new luxury vinyl plank flooring in the living room, dining room, and hallway. Tile and

Key facts

• Covered carport
• Laundry room
• Bonus room

Tags

• CORNER LOT
• BONUS ROOM
• UTILITY GARAGE
• COVERED CARPORT
• WALK-IN PANTRY
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 19.8% vs local median 3.2% in Four Corners — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: schools F, amenities F, health & safety 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 soft (-2.7%/yr); 646 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 39% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $82 of equity ($691 loan paydown + $-609 appreciation (-0.6% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 2.30% ✓
• Cap rate: 19.82%
• Cash-on-cash: 48.30%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 45.8%
• Equity multiple: 3.12×
• Total profit: $59,313
• Equity at exit: $26,028

10-year hold

• IRR: 47.8%
• Equity multiple: 5.58×
• Total profit: $128,160
• Equity at exit: $28,977

Cash invested: $28,000 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 646
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,301 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,127

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 46%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Blake Ave Davenport, FL	4.0	2.0	1855	$2,200	$1.19	23d	1	0.17mi
750 Kettering Rd Davenport, FL	4.0	3.0	1960	$2,550	$1.30	23d	1	0.21mi
730 Kettering Rd Davenport, FL	4.0	3.0	1960	$3,200	$1.63	23d	1	0.22mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$2,429	$2.06	3d	15	0.22mi
183 Jocelyn Dr Davenport, FL	4.0	2.0	1874	$2,400	$1.28	19d	1	0.25mi
237 Somerset Dr Davenport, FL	2.0	1.0	1330	$1,900	$1.43	23d	1	0.41mi
722 Washington Palm Loop Davenport, FL	3.0	2.5	1811	$1,550	$0.86	23d	1	0.43mi
136 Grantham Dr Davenport, FL	3.0	2.0	1799	$1,995	$1.11	3d	1	0.43mi
406 Washington Palm Loop Davenport, FL	3.0	2.0	1764	$1,525	$0.86	14d	1	0.44mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	23d	1	0.46mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$2,200	$2.12	3d	35	0.46mi
222 Bexley Dr Davenport, FL	2.0	2.5	1313	$2,000	$1.52	23d	1	0.49mi
500 Highgate Park Blvd Davenport, FL	4.0	3.0	1830	$2,500	$1.37	23d	1	0.51mi
103 Coconut Palm Way Davenport, FL	3.0	2.0	1881	$1,525	$0.81	3d	1	0.52mi
712 Brayton Ln Davenport, FL	4.0	2.0	1925	$2,180	$1.13	3d	1	0.53mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	23d	1	0.56mi
1560 Chelsea Dr Davenport, FL	3.0	2.5	1528	$2,100	$1.37	23d	1	0.57mi
206 Scaton Way Davenport, FL	2.0	2.5	1530	$1,750	$1.14	13d	1	0.59mi
625 Rochester Loop Davenport, FL	4.0	2.0	1895	$2,350	$1.24	23d	1	0.60mi
400 Australian Way Unit A Davenport, FL	3.0	2.0	1350	$1,600	$1.19	14d	1	0.60mi
511 Coconut Palm Way Davenport, FL	3.0	2.0	1811	$1,700	$0.94	14d	1	0.61mi
1536 Mirabella Cir Unit 1536 Davenport, FL	3.0	2.5	1567	$2,100	$1.34	23d	1	0.62mi
1556 Mirabella Cir Davenport, FL	3.0	2.5	1371	$1,950	$1.42	3d	1	0.62mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	23d	1	0.63mi
1513 Mirabella Cir Davenport, FL	3.0	2.5	1594	$1,950	$1.22	23d	1	0.64mi
1492 Mirabella Cir Davenport, FL	3.0	2.5	1435	$1,950	$1.36	14d	1	0.67mi
1492 Mirabella Cir Davenport, FL	3.0	2.0	1435	$1,995	$1.39	23d	1	0.67mi
1187 Papaya Cir Davenport, FL	4.0	2.0	1699	$2,100	$1.24	3d	1	0.67mi
1483 Mirabella Cir Davenport, FL	3.0	2.5	1501	$1,850	$1.23	14d	1	0.67mi
1027 Papaya Cir Davenport, FL	4.0	2.0	1627	$2,500	$1.54	23d	1	0.67mi
1623 Fan Palm Dr Davenport, FL	3.0	2.5	1451	$1,950	$1.34	3d	1	0.68mi
1316 Mirabella Cir Davenport, FL	3.0	2.5	1489	$2,050	$1.38	23d	1	0.70mi
1460 Mirabella Cir Davenport, FL	3.0	2.5	1505	$1,895	$1.26	14d	1	0.70mi
1136 Papaya Cir Davenport, FL	4.0	2.0	1627	$2,450	$1.51	3d	1	0.70mi
1136 Papaya Cir Unit 1136 Davenport, FL	4.0	2.0	1627	$2,450	$1.51	14d	1	0.70mi
740 Brunello Dr Unit 1018164P Davenport, FL	4.0	3.5	1754	$2,806	$1.60	19d	1	0.71mi
1052 Papaya Cir Davenport, FL	4.0	2.0	1637	$2,450	$1.50	23d	1	0.71mi
3929 Calabria Ave Unit 1018213P Davenport, FL	4.0	3.0	1851	$2,101	$1.14	14d	1	0.81mi
3306 Calabria Ave Unit 1261194P Davenport, FL	4.0	3.5	1754	$4,551	$2.59	3d	1	0.82mi
761 Caribbean Dr Davenport, FL	3.0	2.0	1400	$1,700	$1.21	3d	1	0.87mi

Listing history 5 events

1. 2026-06-18
   days on market $99,999 Active 5 DOM
2. 2026-06-17
   days on market $99,999 Active 4 DOM
3. 2026-06-16
   days on market $99,999 Active 3 DOM
4. 2026-06-15
   remarks 695-char remark
5. 2026-06-15
   listed $99,999 Active 2 DOM

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

Taxation est. · year 1

• Rental income: $27,615
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$2,909
• Taxable income: $12,686
• Est. tax owed @ 24.0%: −$3,045
• After-tax cash flow: $10,479/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This property is in good condition with recent updates and a well-maintained exterior. A fresh coat of paint on the exterior walls would significantly enhance its curb appeal and add value.

Value-add opportunities

• Resale Paint exterior walls — Enhances curb appeal and can add value
• Rental Clean and maintain gutters — Keeps property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior walls — Enhances curb appeal and can add value ↑
• Rental Clean and maintain gutters — Keeps property in good condition and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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 event — show timeline

• 2026-06-14 Listed $99,999 FSBO.com