6633 Verbena Pl · Haines City, FL 33851

$274,490

4 bd · 2.0 ba · 1,589 sqft · SingleFamily · 112 Days on market

Built 2026 6,026 sqft lot $58/mo HOA · 3% of rent

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

One or more photo(s) has been virtually staged. Under Construction. Located in the heart of scenic Polk County, centrally located between Orlando and Tampa, this neighborhood offers the perfect combination of comfort, convenience, and charm. Scenic Terrace is ideally situated next to Scenic Terrace Elementary and Middle School, making it easy to get to and from school. Everyday essentials are accessible with the Haines City Mall and Publix just 8 minutes away. For relaxing weekends, you'll have plenty of outdoor recreation options, including the nearby Lake Eva Community Park. If you're looking for something magical, Disney World is just 30 miles away. Commuting and day trips are also easy

Key facts

• Haines city mall
• Refreshing pool
• Cabana

Tags

• HAINES CITY MALL
• LAKE EVA COMMUNITY PARK
• PROXIMITY TO HIGHWAY 27
• PROXIMITY TO I-4
• REFRESHING POOL
• CABANA

Property features AI

Finance

• Other: Home warranty included; Deed restrictions apply; CDD present
• Financial info: Other annual assessment amount: $2,136
• HOA & community: HOA managed by Prime Community Management; Monthly HOA approximately $58.90 (quarterly fee $176.70); Association amenities: pool, playground, dog park; Association fee covers grounds maintenance and pool; Pets allowed

Exterior

• Parking: Attached 2-car garage (20 x 20); Covered driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Phone available
• Home design: Single family residence; Under construction (projected completion June 11, 2026); One story; Attached property; West-facing entry
• Construction: Block, cement siding, stone, stucco, and vinyl siding construction; Shingle roof; Slab foundation; New construction; Built by Stanley Martin Homes (Portland G model)
• Exterior features: Covered front porch; Covered patio; Patio; Lighting; Sidewalk; Sliding doors; Irrigation equipment; Trees/landscaped; Corner lot; Cleared; Paved

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Thermostat; Walk-in closet(s); Blinds; Double pane windows; ENERGY STAR qualified windows; Great room; Inside utility
• Laundry & utility: Inside laundry room; Washer; Dryer

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (22.2% below list).
• Recommended offer: $214k (22.2% 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: Alta Vista Elementary School (math 35% / reading 36%, grade F, #1,684 of 2,144 statewide, top 79%, 769 students, 60% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 29% 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: 137 active listings in the ZIP; 25 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 $6k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,548 (22.2% 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 112 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 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?
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: 5.12%
• Cash-on-cash: -4.18%
• DSCR: 0.81
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.92×
• Total profit: $-5,830
• Equity at exit: $100,124

10-year hold

• IRR: 3.3%
• Equity multiple: 1.42×
• Total profit: $32,342
• Equity at exit: $138,168

Cash invested: $76,857 (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 33851

• Home prices YoY: 0.4%
• Active inventory: 137
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$1,439
• Tax est. 1.5%: −$343 /mo · $4,117/yr
• Insurance: −$114
• HOA: −$58
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-268

Break-even live

Break-even rent $2,475

Max offer price $235,723

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-173	+0% $-268	+5% $-363	+10% $-458
Rent	-10% $-437	-5% $-352	+0% $-268	+5% $-184	+10% $-99
Rate	-1.0pp $-130	-0.5pp $-198	base $-268	+0.5pp $-339	+1.0pp $-411

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: $68,622
• Closing costs: $8,235
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4434 Petunia ST Lake Hamilton, FL	4.0	3.0	2122	$2,350	$1.11	11d	1	0.14mi
3857 Geranium Ave Haines City, FL	4.0	2.5	2073	$2,050	$0.99	24d	1	0.26mi
4058 Gardenia Ave Haines City, FL	3.0	2.0	1615	$1,995	$1.24	24d	1	0.27mi
2748 Ginger Ln Haines City, FL	4.0	2.5	1895	$2,100	$1.11	15d	1	0.35mi
2744 Ginger Ln Haines City, FL	4.0	2.0	1703	$2,250	$1.32	4d	1	0.36mi
1712 Vanilla St Haines City, FL	3.0	2.0	1630	$2,000	$1.23	24d	1	0.50mi
1728 Vanilla St Haines City, FL	4.0	2.0	1850	$2,400	$1.30	24d	1	0.50mi
1242 Tagliamento Ln Haines City, FL	4.0	2.0	1820	$2,000	$1.10	24d	1	0.57mi
1007 N Tangerine St Haines City, FL	3.0	3.0	1200	$1,700	$1.42	24d	1	0.74mi
304 Pearl St Haines City, FL	4.0	2.0	1706	$1,999	$1.17	15d	1	0.76mi
308 Pearl St Haines City, FL	4.0	2.0	1706	$1,999	$1.17	15d	1	0.76mi
835 Ofanto Way Haines City, FL	4.0	3.0	2080	$2,350	$1.13	24d	1	0.78mi
815 Ofanto Way Haines City, FL	3.0	2.0	1560	$2,500	$1.60	4d	1	0.80mi
751 Staffora St Haines City, FL	4.0	2.0	1848	$2,300	$1.24	24d	1	0.83mi
755 Staffora St Haines City, FL	3.0	2.0	1555	$1,799	$1.16	24d	1	0.83mi
660 Tanaro Ln Haines City, FL	4.0	2.0	1848	$2,000	$1.08	24d	1	0.87mi
640 Tanaro Ln Haines City, FL	3.0	2.0	1975	$2,100	$1.06	24d	1	0.88mi
671 Tanaro Ln Haines City, FL	4.0	2.0	1955	$2,200	$1.13	11d	1	0.89mi
2528 Absolute Ave Lake Hamilton, FL	5.0	2.5	2112	$2,800	$1.33	24d	1	1.15mi
2240 Crown Rock Bluff Dr Lake Hamilton, FL	3.0	2.0	1486	$1,999	$1.35	14d	1	1.16mi
2728 Lookout Ridge Rd Lake Hamilton, FL	4.0	2.5	1874	$1,900	$1.01	24d	1	1.30mi
2756 Lookout Ridge Rd Lake Hamilton, FL	5.0	2.5	2112	$2,350	$1.11	14d	1	1.33mi
2405 Bluestone Rd Lake Hamilton, FL	3.0	2.0	1487	$1,900	$1.28	24d	1	1.35mi
1916 Verano Dr Unit 1916C Haines City, FL	4.0	3.0	1727	$1,900	$1.10	24d	1	1.36mi
2451 Bluestone Rd Lake Hamilton, FL	4.0	3.0	2109	$2,000	$0.95	24d	1	1.38mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 18 events

1. 2026-06-18
   days on market $274,490 Active 112 DOM
2. 2026-06-17
   days on market $274,490 Active 111 DOM
3. 2026-06-16
   days on market $274,490 Active 110 DOM
4. 2026-06-15
   days on market $274,490 Active 109 DOM
5. 2026-06-13
   days on market $274,490 Active 107 DOM
6. 2026-06-10
   days on market $274,490 Active 104 DOM
7. 2026-06-09
   days on market $274,490 Active 103 DOM
8. 2026-06-08
   days on market $274,490 Active 102 DOM
9. 2026-06-07
   days on market $274,490 Active 101 DOM
10. 2026-06-05
    days on market $274,490 Active 98 DOM
11. 2026-06-03
    days on market $274,490 Active 96 DOM
12. 2026-06-01
    days on market $274,490 Active 95 DOM
13. 2026-05-31
    days on market $274,490 Active 94 DOM
14. 2026-04-30
    price $274,490
15. 2026-03-25
    price $293,990
16. 2026-03-13
    price $298,990
17. 2026-03-12
    price $293,990
18. 2026-02-26
    listed $272,990 Active

ⓘ 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: $25,626
• − Mortgage interest: −$15,376
• − Property taxes: −$4,117
• − Insurance: −$1,372
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$696
• − Depreciation: −$7,985
• Taxable loss: −$8,021
• Est. tax savings @ 24.0%: +$1,925
• After-tax cash flow: $-1,290/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

• City population: 51,255
• Population (ZIP): 1,109

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: White 49% Hispanic / Latino 29% Asian 20% Two or more races 5%
• Hispanic origin (detail): Mexican 10% Puerto Rican 16% Cuban 2% Salvadoran 1%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 55% English-only · Spanish 25% Arabic 20%

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: ▲ 1.45%
• Current HPI: 388.4644
• 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

Price history

+0.5% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $274,490 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $293,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $298,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $293,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listed $272,990 Stellar MLS as Distributed by MLS Grid