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1024 Appleton St
D- Composite 37.42
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).

  • ARV discount +12.6/15.0
  • Cash flow +7.6/30.0
  • Condition / age +4.0/5.0
  • Livability +3.7/5.0
  • 1% rule +3.3/10.0
  • Schools +2.8/10.0
  • Rent growth +1.8/5.0
  • DSCR +1.7/10.0
  • Appreciation +0.0/10.0

$249,900

1024 Appleton St · Haines City, FL 33837
3 bd · 2.5 ba · 1,404 sqft · Townhouse public records · 13 Days on market
Built 2022 Good condition 2,113 sqft lot 1-car garage $178/sqft · 11% below area Est $282k · 11% under $210/mo HOA · 10% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

One or more photo(s) has been virtually staged. NO CARPET (only carpet is on the stairs), and $3000.00 towards your CLOSING COSTS. This well-maintained 3-bedroom, 2.5-bath townhome is located in the desirable area of Davenport! Built in 2022, this move-in-ready home features an open-concept layout, a modern kitchen with granite countertops, stainless steel appliances, and ample cabinet space. Upstairs, the spacious primary suite offers a walk-in closet and private bath, along with two additional bedrooms and a conveniently located laundry area. The owner has invested approximately $10,000 in upgraded flooring, adding style and value throughout the home.

Key facts

  • Walk-in closet
  • Private bath
  • Ample cabinet space

Tags

MODERN KITCHENGRANITE COUNTERTOPSSTAINLESS STEEL APPLIANCESAMPLE CABINET SPACEWALK-IN CLOSETPRIVATE BATH

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.5-bath townhouse listed at $250k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
  • To cash-flow at today's rent, offer at most $196k (21.5% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (17.1% below list).
  • Recommended offer: $196k (21.5% below list) — sets the bar for cash-flow.

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: Horizons Elementary School (math 37% / reading 39%, grade F, #1,587 of 2,144 statewide, top 74%, 1,468 students, 42% FRL); Shelley S. Boone Middle School (math 25% / reading 25%, grade F, #517 of 571 statewide, top 91%, 1,403 students, 52% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL).
  • Zoned-school proficiency averages 28% 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: Rents soft (-2.7%/yr); 1743 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
  • This rent runs 31% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

  • Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
  • 5 sale attempts since 4y ago; this cycle's ask is 13408% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $196,224 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  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
0.83%
Cap rate
4.83%
Cash-on-cash
-5.21%
DSCR
0.77
GRM
10.1

CMA / ARV

ARV (median comp)
$281,790
List price
$249,900
Delta
-11.32%
Verdict
UNDERPRICED
Comps
9 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
528 Madison Dr 0.11mi 3/2.5 1,480 (+5%) 0mo $205,000 $139 86
2420 Bevel Ln 1.19mi 3/2.5 1,378 (-2%) 0mo $275,490 $200 62
2416 Bevel Ln 1.19mi 3/2.5 1,378 (-2%) 0mo $263,990 $192 62
2331 Gifford Dr 1.35mi 3/2.5 1,464 (+4%) 0mo $235,494 $161 58
3328 Rocks Riv 1.37mi 3/2.0 1,491 (+6%) 0mo $335,000 $225 52
4094 Limeklin Falls Loop 1.14mi 3/2.0 1,504 (+7%) 0mo $326,990 $217 51
4296 Chester Springs Blvd 1.33mi 3/2.5 1,699 (+21%) 0mo $281,790 $166 40
2521 Olympic Ct 1.32mi 3/2.5 1,673 (+19%) 0mo $298,900 $179 40
2509 Olympic Ct 1.33mi 3/2.5 1,673 (+19%) 0mo $293,900 $176 40
2569 Olympic Ct 1.27mi 3/2.5 1,673 (+19%) 0mo $298,490 $178 40
2541 Olympic Ct 1.30mi 3/2.5 1,673 (+19%) 0mo $298,900 $179 40
5168 Native Mile Loop 1.49mi 4/2.0 (+1) 1,665 (+19%) 0mo $350,990 $211 33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold
IRR
-29.0%
Equity multiple
0.06×
Total profit
$-65,753
Equity at exit
$37,261
10-year hold
IRR
-50.6%
Equity multiple
-0.50×
Total profit
$-104,968
Equity at exit
$21,607

Cash invested: $69,972 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
34 active · 7 under contract
Months of supply
204.0 mo (0%/mo absorbed)
Median asking
$250,000 ($173/sqft)
Median days on market
75 d
This list price
38% of active listings are priced below it
ARV vs active asking
+16.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33837

Home prices YoY
-33.9%
Rents YoY
-2.7%
Active inventory
1743
Price-to-rent
10.1×

Monthly cashflow live

Estimated rent
$2,071 high interval (Pro) →
Mortgage (P&I)
$1,311
Tax from tax record
$315 /mo · $3,779/yr
Insurance
$104
HOA
$210
Vacancy / Maint / Mgmt
$435
Net cashflow
$-304

Break-even live

Break-even rent $2,455
Max offer price $196,224
Occupancy floor

Sensitivity live

Price -10% $-162 -5% $-233 +0% $-304 +5% $-375 +10% $-445
Rent -10% $-467 -5% $-386 +0% $-304 +5% $-222 +10% $-140
Rate -1.0pp $-178 -0.5pp $-240 base $-304 +0.5pp $-369 +1.0pp $-434

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
$62,475
Closing costs
$7,497
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1004 Appleton St Davenport, FL 3.0 2.5 1480 $1,900 $1.28 33d 1 0.03mi
1105 Merrill St Davenport, FL 3.0 2.5 1404 $1,900 $1.35 33d 1 0.06mi
2199 Longleaf Rd Davenport, FL 3.0 2.5 1464 $2,100 $1.43 33d 1 0.06mi
2195 Longleaf Rd Davenport, FL 3.0 2.5 1463 $2,200 $1.50 72d 1 0.06mi
1128 Merrill St Davenport, FL 3.0 2.5 1480 $1,800 $1.22 52d 1 0.07mi
936 Grandin St Davenport, FL 3.0 2.5 1404 $1,800 $1.28 72d 1 0.11mi
653 Madison Dr Davenport, FL 3.0 2.5 1480 $1,680 $1.14 72d 1 0.11mi
509 Madison Dr Davenport, FL 3.0 2.5 1480 $1,900 $1.28 72d 1 0.12mi
868 Grandin St Davenport, FL 3.0 2.5 1404 $1,750 $1.25 52d 1 0.13mi
959 Grandin St Davenport, FL 3.0 2.5 1404 $1,800 $1.28 72d 1 0.13mi
1824 Rock Elm Rd Davenport, FL 3.0 2.5 1464 $1,950 $1.33 68d 1 0.14mi
840 Grandin St Davenport, FL 3.0 2.5 1404 $1,750 $1.25 19d 1 0.15mi
3025 Ascend Ridge Dr Davenport, FL 1.0–3.0 1.0–2.0 1172 $2,184 $1.86 15d 9 0.15mi
1773 Rock Elm Rd Davenport, FL 3.0 2.5 1488 $1,700 $1.14 30d 1 0.17mi
1823 Rock Elm Rd Davenport, FL 3.0 2.5 1464 $1,950 $1.33 27d 1 0.17mi
1831 Rock Elm Rd Davenport, FL 3.0 2.5 1463 $1,950 $1.33 70d 1 0.17mi
182 Canary Island Cir Davenport, FL 4.0 2.0 1704 $2,295 $1.35 63d 1 0.18mi
1311 Tallowwood Ln Davenport, FL 3.0 2.5 1488 $2,100 $1.41 27d 1 0.19mi
1335 Tallowwood Ln Davenport, FL 3.0 2.5 1488 $1,950 $1.31 27d 1 0.19mi
393 Madison Dr Davenport, FL 3.0 2.5 1421 $1,995 $1.40 17d 1 0.22mi
1382 Tallowwood Ln Davenport, FL 3.0 2.5 1488 $1,900 $1.28 72d 1 0.24mi
342 Madison Dr Davenport, FL 3.0 2.5 1404 $1,750 $1.25 63d 1 0.25mi
338 Madison Dr Davenport, FL 3.0 2.0 1404 $1,750 $1.25 63d 1 0.26mi
1217 Balsam Dr Davenport, FL 3.0 2.5 1488 $1,900 $1.28 52d 1 0.28mi
1206 Balsam Dr Davenport, FL 3.0 2.5 1488 $1,950 $1.31 33d 1 0.28mi
233 Mandovi St Davenport, FL 3.0 2.5 1480 $1,900 $1.28 72d 1 0.29mi
306 Madison Dr Davenport, FL 3.0 2.5 1404 $1,800 $1.28 41d 1 0.29mi
217 Mandovi St Davenport, FL 3.0 2.5 1417 $2,300 $1.62 72d 1 0.30mi
205 Mandovi St Davenport, FL 3.0 2.5 1480 $1,800 $1.22 72d 1 0.30mi
117 Mandovi St Davenport, FL 3.0 2.5 1421 $1,800 $1.27 72d 1 0.33mi
117 Mandovi St Davenport, FL 3.0 2.5 1480 $1,800 $1.22 70d 1 0.33mi
125 Mandovi St Davenport, FL 3.0 2.5 1480 $2,075 $1.40 52d 1 0.34mi
3 Oak Ridge Rd Davenport, FL 3.0 2.0 1292 $1,900 $1.47 17d 1 0.42mi
3403 Saudaval LOOP Davenport, FL 1.0–2.0 1.0–2.0 912 $2,127 $2.33 41d 24 0.50mi
1280 Yellow Finch Dr Davenport, FL 3.0 2.0 1720 $1,800 $1.05 17d 1 0.53mi
1370 Yellow Finch Dr Davenport, FL 3.0 2.5 1720 $2,100 $1.22 72d 1 0.53mi
1153 Blue Jay Dr Davenport, FL 3.0 2.5 1692 $1,900 $1.12 70d 1 0.54mi
1153 Blue Jay Dr Davenport, FL 3.0 2.5 1673 $1,799 $1.08 19d 1 0.54mi
1149 Blue Jay Dr Davenport, FL 3.0 2.5 1673 $1,800 $1.08 27d 1 0.54mi
1394 Yellow Finch Dr Davenport, FL 3.0 2.5 1720 $2,000 $1.16 33d 1 0.55mi

Property features AI

Finance

Other
Property type: Residential townhouseHomestead status indicated
Financial info
Lease restrictions apply
HOA & community
Monthly HOA fee of $210HOA covers pool, maintenance of structures, and recreational facilitiesCommunity amenities include clubhouse, community mailbox, dog park, playground, pool, and sidewalksPets allowed

Exterior

Parking
Driveway1-car garage
Utilities
Public waterPublic sewerElectricity connectedHigh-speed internet (BB/HS) availableWater and sewer connected
Home design
Residential townhouseTwo levelsFaces southEntry level information not specified
Construction
Stucco and frame constructionShingle roofSlab foundationBuilt within a small lot (approx. 0.05 acres)
Exterior features
French doorsSidewalk

Interior

Kitchen
RefrigeratorRangeMicrowaveDishwasherDisposal
Bedrooms
3 bedrooms
Flooring
CarpetCeramic tileLaminate
Bathrooms
2 full bathrooms1 half bathroom
Heating & cooling
Central heatingCentral air conditioning
Interior features
Open floorplan with living room / dining room comboSolid surface and stone countersWalk-in closets
Laundry & utility
Laundry closetWasher and dryer included (appliances listed include Dryer)

Listing history 15 events

  1. 2026-06-05
    days on market $249,900 Active 13 DOM
  2. 2026-06-03
    days on market $249,900 Active 12 DOM
  3. 2026-06-03
    days on market $249,900 Active 11 DOM
  4. 2026-06-01
    days on market $249,900 Active 10 DOM
  5. 2026-05-31
    days on market $249,900 Active 9 DOM
  6. 2026-05-23
    listed $1,850
  7. 2026-05-22
    listed $249,900 Active
  8. 2025-10-31
    price $287,000
  9. 2025-10-02
    listed $290,000 Active
  10. 2024-12-31
    historical
  11. 2024-10-01
    listed $301,000 Active
  12. 2022-05-16
    soldstatus $297,500 Closed
  13. 2022-02-09
    status Pending
  14. 2022-01-31
    listed $297,500 Active
  15. 2021-02-09
    soldstatus $2,893,800

ⓘ 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
$3,779 · $315/mo
Projected year-2 tax
$3,779 · $315/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 5/10 Major
  • 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$24,846
− Mortgage interest
−$13,998
− Property taxes
−$3,779
− Insurance
−$1,250
− Repairs & maintenance
−$1,988
− Management
−$1,988
− HOA
−$2,520
− Depreciation
−$7,270
Taxable loss
−$7,946
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,907
After-tax cash flow
$-1,739/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,020–$21,060 screening

This move-in-ready townhouse is in excellent condition with modern updates and a well-maintained exterior. It offers a spacious layout and high-end finishes, making it an attractive option for both resale and rental.

Value-add opportunities

  • Both landscaping — enhances curb appeal and adds value
  • Both fire pit — creates a unique outdoor living space

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Loughman Oaks Elementary School F FL #1,670/2,144 Nat'l #22,595/41,679 Middle Shelley S. Boone Middle School F FL #517/571 Nat'l #10,338/14,009 High Ridge Community High School F FL #539/667 Nat'l #13,583/17,239

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
B Composite livability gradescore 74/100

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

County
Polk County · 752,975 people
City population
51,255
Metro
Lakeland-Winter Haven, FL
Population (ZIP)
47,389
Household income
$81,276
Rent vs Own
18.5% rent · 81.5% own
Severe rent burden
10% of renters

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 0.68)
Race & ethnicity
Hispanic / Latino 42% White 36% Two or more races 16% Black 15% Asian 2%
Hispanic origin (detail)
Mexican 7% Puerto Rican 22% Cuban 2% Dominican 1%
Common ancestry
Hispanic 5% Romanian 3% Lithuanian 1%
Foreign-born
18% · Canada, Jamaica
Languages at home
55% English-only · Spanish 35% French/Haitian/Cajun 6% Other Indo-European 2%

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

Price history

-99.9% since first listed
12 events — show timeline
  • 2026-06-05 Rental Removed $1,850 STELLARMLS
  • 2026-06-05 Listing Removed Stellar MLS as Distributed by MLS Grid
  • 2026-05-23 Listed for Rent $1,850 STELLARMLS
  • 2026-05-22 Listed $249,900 Stellar MLS as Distributed by MLS Grid
  • 2025-10-31 Price Changed $287,000 Stellar MLS as Distributed by MLS Grid
  • 2025-10-02 Listed $290,000 Stellar MLS as Distributed by MLS Grid
  • 2024-12-31 Listing Removed Stellar MLS as Distributed by MLS Grid
  • 2024-10-01 Listed $301,000 Stellar MLS as Distributed by MLS Grid
  • 2022-05-16 Sold (MLS) $297,500 Stellar MLS as Distributed by MLS Grid
  • 2022-02-09 Pending Stellar MLS as Distributed by MLS Grid
  • 2022-01-31 Listed $297,500 Stellar MLS as Distributed by MLS Grid
  • 2021-02-09 Sold (Public Records) $2,893,800 Public Records

Property tax history

+80.5%/yr

Latest (2025): $3,779 · -1.1% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…