210 Lazy Willow Dr · Four Corners, FL 33897

$400,000

5 bd · 3.0 ba · 2,945 sqft · SingleFamily public records · 321 Days on market

Built 2017 5,554 sqft lot $80/mo HOA · 3% of rent ↓ 9% 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 +10.8/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Welcome to this stunning 5-bedroom, 3.5-bath home nestled on a peaceful cul-de-sac in one of Davenport’s most desirable communities. Situated across from a lush green space with no front neighbors, this home offers both privacy and picturesque views. Step inside to beautiful wood-look tile flooring and an open-concept kitchen that seamlessly flows into the main living area—perfect for entertaining. The master suite is conveniently located on the first floor, offering comfort and convenience, while upstairs you’ll find a spacious bonus room ideal for a playroom, home office, or additional family space. SELLER IS OFFERING $5.000 TOWARDS BUYERS CLOSING COST AND PRE PAIDS OR T

Key facts

• Lush green space
• Open-concept kitchen
• Spacious bonus room

Tags

• CUL-DE-SAC
• LUSH GREEN SPACE
• OPEN-CONCEPT KITCHEN
• MASTER SUITE ON FIRST FLOOR
• SPACIOUS BONUS ROOM
• GORGEOUS COMMUNITY POOL

Property features AI

Finance

• Other: Directions: From Orlando I-4 West Exit 55, turn left onto US 27 N (3.5 miles), left onto Central Grove Rd (0.7 miles), left onto Lazy Willow Dr; house at end of cul-de-sac on left
• Financial info: Total annual fees $960; No lease restrictions indicated
• HOA & community: HOA required (monthly dues $80 / $240 quarterly); Association amenities: clubhouse, playground, pool; Pets allowed

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Sprinkler meter
• Home design: Single-family residence; Two levels; Home faces west; Homestead exempt
• Construction: Stucco exterior; Shingle roof; Slab foundation
• Exterior features: Private mailbox; Sidewalks; Sliding doors; Vinyl fencing; Paved road; Cul-de-sac lot; Private lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen open to family room; Thermostat; Walk-in closets; Window treatments (including blinds)
• Laundry & utility: Inside laundry room on upper level

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (21.5% below list).
• Recommended offer: $314k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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.
• Zoned schools: Citrus Ridge A Civics Academy (math 35% / reading 37%, grade F, #1,670 of 2,144 statewide, top 78%, 1,457 students, 48% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Davenport High School (2,333 students, 37% FRL).
• Market conditions: Rents soft (-2.7%/yr); 648 active listings in the ZIP; 28 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).
• At $3,139/mo this rent would consume 53% of the median local household income ($71k/yr) (locally 926% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $330 of equity ($3k loan paydown + $-2k appreciation (-0.6% local appreciation)).
• 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 321 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $313,893 (21.5% 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 321 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 10.6

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: -9.0%
• Equity multiple: 0.61×
• Total profit: $-44,016
• Equity at exit: $104,113

10-year hold

• IRR: -4.8%
• Equity multiple: 0.56×
• Total profit: $-49,074
• Equity at exit: $115,908

Cash invested: $112,000 (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: 648
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,139 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$321 /mo · $3,847/yr
• Insurance: −$167
• HOA: −$80
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $-185

Break-even live

Break-even rent $3,373

Max offer price $367,299

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-72	+0% $-185	+5% $-298	+10% $-412
Rent	-10% $-433	-5% $-309	+0% $-185	+5% $-61	+10% $63
Rate	-1.0pp $16	-0.5pp $-83	base $-185	+0.5pp $-289	+1.0pp $-394

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 Tupelo Cir Davenport, FL	6.0	4.5	2835	$3,600	$1.27	25d	1	0.32mi
177 Bella Verano Way Davenport, FL	5.0	3.5	2768	$2,900	$1.05	25d	1	0.59mi
3248 Bella Vista Dr Davenport, FL	4.0	2.5	2180	$2,550	$1.17	25d	1	0.72mi
3152 Bella Vista Dr Davenport, FL	4.0	2.5	2167	$2,400	$1.11	25d	1	0.73mi
3079 Bella Vista Dr Davenport, FL	4.0	3.0	2627	$2,550	$0.97	5d	1	0.77mi
3079 Bella Vista Dr Davenport, FL	4.0	2.5	2627	$2,550	$0.97	25d	1	0.77mi
143 Cordova Ave Davenport, FL	6.0	5.5	2771	$3,900	$1.41	16d	1	0.85mi
214 Cordova Ave Davenport, FL	6.0	5.5	2771	$3,250	$1.17	25d	1	0.85mi
134 Sevilla Ave Davenport, FL	6.0	5.5	2771	$3,100	$1.12	25d	1	0.92mi
134 Sevilla Ave Davenport, FL	6.0	5.5	2771	$3,100	$1.12	4d	1	0.92mi
419 Buckingham Cir Davenport, FL	4.0	3.0	1940	$2,990	$1.54	25d	1	0.99mi
5030 Vellacito Way Unit 5030 Davenport, FL	5.0	3.0	2396	$2,495	$1.04	16d	1	1.00mi
5007 Vellacito Way Davenport, FL	4.0	3.0	2106	$2,261	$1.07	5d	1	1.02mi
4828 Vellacito Way Davenport, FL	5.0	3.0	2287	$2,600	$1.14	4d	1	1.02mi
4828 Vellacito Way Davenport, FL	5.0	3.0	2351	$2,600	$1.11	16d	1	1.02mi
548 Old Bridge Cir Davenport, FL	4.0	3.0	1944	$2,600	$1.34	23d	1	1.04mi
1031 Solana Cir Davenport, FL	6.0	5.5	2771	$3,499	$1.26	15d	1	1.05mi
1153 Solana Cir Davenport, FL	5.0	3.0	2106	$3,100	$1.47	25d	1	1.09mi
305 Prestwick Dr Davenport, FL	5.0	3.0	2648	$880	$0.33	25d	1	1.11mi
1162 Solana Cir Davenport, FL	6.0	5.5	2771	$4,100	$1.48	21d	1	1.12mi
458 Moscato Dr Davenport, FL	4.0	3.0	2161	$2,750	$1.27	12d	1	1.13mi
439 Bloomingdale Dr Davenport, FL	6.0	5.0	3481	$3,200	$0.92	25d	1	1.17mi
944 Lockbreeze Dr Davenport, FL	4.0	3.0	1929	$2,650	$1.37	16d	1	1.25mi
633 Ogelthorpe Dr Davenport, FL	4.0	2.5	2550	$2,500	$0.98	5d	1	1.34mi
421 Lockbreeze Dr Davenport, FL	5.0	4.0	2396	$2,700	$1.13	25d	1	1.37mi
969 Leader St Unit 1018221P Kissimmee, FL	6.0	5.0	3282	$4,579	$1.40	15d	1	1.42mi
930 Oxford Dr Unit 1379465P Davenport, FL	5.0	3.0	2378	$6,136	$2.58	23d	1	1.42mi
1236 Challenge Dr Davenport, FL	5.0	4.0	2167	$2,900	$1.34	22d	1	1.50mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 23 events

1. 2026-06-22
   days on market $400,000 Active 321 DOM
2. 2026-06-18
   days on market $400,000 Active 318 DOM
3. 2026-06-17
   days on market $400,000 Active 317 DOM
4. 2026-06-16
   days on market $400,000 Active 316 DOM
5. 2026-06-15
   days on market $400,000 Active 315 DOM
6. 2026-06-13
   days on market $400,000 Active 313 DOM
7. 2026-06-10
   pricedays on market $400,000 Active 310 DOM
8. 2026-06-09
   days on market $415,000 Active 309 DOM
9. 2026-06-08
   days on market $415,000 Active 308 DOM
10. 2026-06-07
    pricedays on market $415,000 Active 307 DOM
11. 2026-06-05
    days on market $430,000 Active 304 DOM
12. 2026-06-03
    days on market $430,000 Active 302 DOM
13. 2026-06-01
    days on market $430,000 Active 301 DOM
14. 2026-05-31
    days on market $430,000 Active 300 DOM
15. 2026-03-16
    price $430,000
16. 2026-01-16
    price $440,000
17. 2025-08-04
    listed $450,000 Active
18. 2024-06-07
    status Active
19. 2024-04-24
    price $446,000
20. 2024-03-18
    price $461,000
21. 2024-01-23
    price $468,900
22. 2024-01-10
    price $472,900
23. 2023-12-28
    listed $474,900 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: $3,847 · $321/mo
• Projected year-2 tax: $3,847 · $321/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $37,667
• − Mortgage interest: −$22,406
• − Property taxes: −$3,847
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,013
• − Management: −$3,013
• − HOA: −$960
• − Depreciation: −$11,636
• Taxable loss: −$9,209
• Est. tax savings @ 24.0%: +$2,210
• After-tax cash flow: $-11/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 — 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

-9.5% since first listed

9 events — show timeline

• 2026-03-16 Price Changed $430,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $440,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Listed $450,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-24 Price Changed $446,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-18 Price Changed $461,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-23 Price Changed $468,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-10 Price Changed $472,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-28 Listed $474,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+42.2%/yr

Latest (2025): $3,847 · +5.9% YoY. Source: county tax records.