3943 Lehman Ct · Highland City, FL 33813

$250,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 66 Days on market

Built 1990 10,019 sqft lot

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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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great southside location. Nice block home with lots of space, open floor plan. Nice large lot. Closed in back porch area not counted in living area.

Key facts

• Private office
• Split floorplan
• Private dining

Tags

• MOVE IN READY
• NO HOA
• SPLIT FLOORPLAN
• OPEN KITCHEN GREAT ROOM
• PRIVATE DINING
• PRIVATE OFFICE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Cable available; Phone available
• Home design: Single Family Residence; One story; North-facing
• Construction: Stucco construction; Shingle roof; Block foundation; Built on lot sized approximately 0.23 acres (75 x 133)
• Exterior features: Covered, enclosed and screened porch areas; Front porch; Rear porch; Patio; Rain gutters; Shed(s); Paved lot and asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Range hood; Refrigerator; Trash compactor; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Linoleum; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen/family room combo; Split bedroom floor plan; Vaulted ceilings; Walk-in closets; Skylight(s); Florida room; Great room; Wood-burning fireplace in living room
• Laundry & utility: Washer hookup; Dryer hookup (electric); Interior laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $75 ($905/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 (15.1% below list).
• Recommended offer: $212k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#262 in FL, #4,195 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute 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: Spessard L Holland Elementary (math 47% / reading 49%, grade D, #1,171 of 2,144 statewide, top 55%, 766 students, 52% FRL); Bartow Middle School (math 33% / reading 36%, grade F, #421 of 571 statewide, top 74%, 1,046 students, 63% FRL); George W. Jenkins Senior High (math 25% / reading 49%, grade F, #340 of 667 statewide, top 52%, 2,451 students, 37% FRL).
• Market conditions: Rents rising (+1.8%/yr); 348 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

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 66 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $85k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; list at $250k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $212,244 (15.1% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.85% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-38,263
• Equity at exit: $37,276

10-year hold

• IRR: -9.1%
• Equity multiple: 0.47×
• Total profit: $-37,379
• Equity at exit: $21,615

Cash invested: $70,000 (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 33813

• Rents YoY: 1.8%
• Active inventory: 348
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $75

Break-even live

Break-even rent $2,027

Max offer price $250,000

Occupancy floor 91%

Sensitivity live

Price	-10% $217	-5% $146	+0% $75	+5% $5	+10% $-66
Rent	-10% $-92	-5% $-8	+0% $75	+5% $159	+10% $243
Rate	-1.0pp $201	-0.5pp $139	base $75	+0.5pp $11	+1.0pp $-55

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4017 Lana Dr Lakeland, FL	3.0	2.5	1651	$1,851	$1.12	16d	1	0.22mi
4134 April St N Lakeland, FL	3.0	2.0	1256	$1,910	$1.52	25d	1	0.56mi
5967 Hillside Heights Dr Lakeland, FL	3.0	2.0	1393	$1,995	$1.43	25d	1	0.69mi
5967 Hillside Heights Dr Lakeland, FL	3.0	2.0	1393	$1,995	$1.43	16d	1	0.69mi
3858 Whitedove Dr Lakeland, FL	3.0	2.0	1280	$1,450	$1.13	21d	1	0.79mi
2202 Morning Mist Ave Bartow, FL	4.0	2.0	1884	$2,300	$1.22	25d	1	1.03mi
1970 Country Manor St Bartow, FL	4.0	3.0	2080	$2,216	$1.07	23d	1	1.05mi
4384 Fabulous Finch Ln Bartow, FL	4.0	2.0	1936	$2,175	$1.12	5d	1	1.05mi
5318 11th St Lakeland, FL	3.0	3.0	2093	$2,300	$1.10	16d	1	1.10mi
3305 Lounging Wren Ln Bartow, FL	4.0	2.0	1824	$2,299	$1.26	25d	1	1.17mi
3819 Resting Robin Ave Unit NA Bartow, FL	4.0	2.0	1824	$2,299	$1.26	25d	1	1.17mi
5190 Ariva Blvd Lakeland, FL	1.0–3.0	1.5–2.0	1115	$1,942	$1.74	4d	14	1.30mi
2702 Red Egret Dr Bartow, FL	3.0	2.0	1555	$2,140	$1.38	25d	1	1.35mi
4315 Talon Loop Lakeland, FL	2.0–3.0	2.0	1782	$2,107	$1.18	5d	13	1.38mi
6018 Charloma Dr Lakeland, FL	3.0	2.0	1734	$2,500	$1.44	25d	1	1.44mi
5970 Chaps Dr Lakeland, FL	3.0	2.0	1874	$2,334	$1.25	5d	1	1.46mi

Listing history 18 events

1. 2026-06-08
   statusdays on market $250,000 Pending 66 DOM
2. 2026-06-07
   days on market $250,000 Active 65 DOM
3. 2026-06-05
   pricedays on market $250,000 Active 62 DOM
4. 2026-06-03
   days on market $310,000 Active 61 DOM
5. 2026-06-03
   days on market $310,000 Active 60 DOM
6. 2026-06-01
   days on market $310,000 Active 59 DOM
7. 2026-05-31
   statusdays on market $310,000 Active 58 DOM
8. 2026-05-14
   price $310,000
9. 2026-04-14
   price $325,000
10. 2026-03-31
    listed $335,000 Active
11. 2010-01-22
    soldstatus $134,000
12. 2010-01-06
    soldstatus $134,000 148-char remark

    Show marketing remark (148 chars)

    Great southside location. Nice block home with lots of space, open floor plan. Nice large lot. Closed in back porch area not counted in living area.

13. 2009-06-26
    listed $139,900 148-char remark

    Show marketing remark (148 chars)

    Great southside location. Nice block home with lots of space, open floor plan. Nice large lot. Closed in back porch area not counted in living area.

14. 2008-02-05
    listed $184,900
15. 2007-06-19
    listed $184,900
16. 2006-11-30
    listed $189,000
17. 1997-04-08
    soldstatus $80,000
18. 1994-03-17
    soldstatus $65,600

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$639/yr (+$53/mo · 44.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,469
• − Mortgage interest: −$14,004
• − Property taxes: −$1,436
• − Insurance: −$2,048
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$7,273
• Taxable loss: −$3,365
• Est. tax savings @ 24.0%: +$808
• After-tax cash flow: $1,713/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 — Highland City

• Score: 75/100
• State rank: #262
• US rank: #4195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland City, FL
• County: Polk County · 740,051 people
• City population: 14,836
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 38,674
• Household income: $99,497
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 778.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 10% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Chinese 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: ▼ -224.20%
• Current HPI: 296.1207
• Rent YoY: ▲ 1.81%
• 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

+372.6% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2010-01-22 Sold (Public Records) $134,000 Public Records
• 2010-01-06 Sold (MLS) $134,000 Stellar MLS as Distributed by MLS Grid
• 2009-06-26 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2008-02-05 Listed $184,900 Stellar MLS as Distributed by MLS Grid
• 2007-06-19 Listed $184,900 Stellar MLS as Distributed by MLS Grid
• 2006-11-30 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 1997-04-08 Sold (Public Records) $80,000 Public Records
• 1994-03-17 Sold (Public Records) $65,600 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,436 · +12.0% YoY. Source: county tax records.