1053 / 1055 Captiva Pt · Crystal Lake, FL 33801

$331,000

2 bd · 1.0 ba · 2,278 sqft · MultiFamily public records · 62 Days on market

Built 1979 0.36 ac 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.9/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

Key facts

• Newer roof
• Duplex property
• 0.36 acre lot

Tags

• DUPLEX PROPERTY
• HIGH-DEMAND RENTAL AREA
• NEWER ROOF
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Property type: Residential income (duplex); Lot size about 0.36 acres (1/4 to less than 1/2 acre); Zoning: PUD
• Financial info: Annual net income reported: $8,400; Tenant responsibilities: electricity, sewer, water; Pro forma rents: one unit listed at $700, another at $1,400
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Duplex (residential income); Single-story
• Construction: Brick and concrete construction; Shingle roof; Concrete perimeter foundation; One building
• Exterior features: Outdoor lighting; Creek view

Interior

• Bedrooms: Total of 4 bedrooms across the property; Two 2-bedroom units
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $331k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive. Per door: $55/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (10.7% below list).
• Recommended offer: $296k (10.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#620 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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: Clarence Boswell Elementary School (math 45% / reading 35%, grade F, #1,491 of 2,144 statewide, top 70%, 636 students, 62% FRL); Crystal Lake Middle School (math 27% / reading 27%, grade F, #497 of 571 statewide, top 88%, 949 students, 71% FRL); Tenoroc High School (math 12% / reading 25%, grade F, #568 of 667 statewide, top 85%, 1,127 students, 63% 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 rising (+1.1%/yr); 256 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $2,955/mo this rent would consume 67% of the median local household income ($53k/yr) (locally 1291% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 62 days — a 6% lower offer ($311k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $238k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,500 (10.7% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.44×
• Total profit: $-52,268
• Equity at exit: $49,353

10-year hold

• IRR: -11.6%
• Equity multiple: 0.36×
• Total profit: $-58,856
• Equity at exit: $28,619

Cash invested: $92,680 (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 33801

• Home prices YoY: -15.9%
• Rents YoY: 1.1%
• Active inventory: 256
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $2,955 high
• Mortgage (P&I): −$1,736
• Tax from tax record: −$350 /mo · $4,201/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $111

Break-even live

Break-even rent $2,815

Max offer price $331,000

Occupancy floor 91%

Sensitivity live

Price	-10% $298	-5% $204	+0% $111	+5% $17	+10% $-77
Rent	-10% $-123	-5% $-6	+0% $111	+5% $227	+10% $344
Rate	-1.0pp $277	-0.5pp $195	base $111	+0.5pp $25	+1.0pp $-62

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,954
Total (2 units)			$2,955

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: $82,750
• Closing costs: $9,930
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-22
   days on market $331,000 Active 62 DOM
2. 2026-06-18
   days on market $331,000 Active 59 DOM
3. 2026-06-17
   days on market $331,000 Active 58 DOM
4. 2026-06-16
   days on market $331,000 Active 57 DOM
5. 2026-06-15
   days on market $331,000 Active 56 DOM
6. 2026-06-13
   days on market $331,000 Active 54 DOM
7. 2026-06-10
   days on market $331,000 Active 51 DOM
8. 2026-06-09
   days on market $331,000 Active 50 DOM
9. 2026-06-08
   days on market $331,000 Active 49 DOM
10. 2026-06-07
    days on market $331,000 Active 48 DOM
11. 2026-06-05
    days on market $331,000 Active 45 DOM
12. 2026-06-03
    days on market $331,000 Active 44 DOM
13. 2026-06-03
    days on market $331,000 Active 43 DOM
14. 2026-06-01
    days on market $331,000 Active 42 DOM
15. 2026-05-31
    days on market $331,000 Active 41 DOM
16. 2026-04-20
    listed $331,000 Active
17. 2025-06-09
    soldstatus $237,600
18. 2025-05-30
    soldstatus $237,600 Closed 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

19. 2025-05-27
    status Pending 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

20. 2025-05-20
    status Active 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

21. 2025-05-16
    status Pending 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

22. 2025-05-16
    status Active 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

23. 2025-05-02
    status Pending 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

24. 2025-04-23
    price $270,000 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

25. 2025-04-23
    status Active 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

26. 2025-03-04
    status Pending 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

27. 2025-02-21
    status Active 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

28. 2025-02-17
    status Pending 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

29. 2025-02-06
    status Active 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

30. 2025-01-16
    status Pending 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

31. 2024-12-26
    listed $290,000 Active 386-char remark

    Show marketing remark (386 chars)

    This well-maintained duplex (Both sides) is conveniently located near restaurants, shopping, major highways, and less than 10 miles from downtown Lakeland. In a high demand area with tenants already in place, this property offers a seamless transition for its new owner. Roof has been recently replaced and sellers are offering $5,000 towards closing costs! Schedule your showing today!

32. 2024-12-16
    listed $290,000 Active
33. 2020-10-06
    soldstatus $150,000 Sold
34. 2020-09-22
    status Pending
35. 2020-07-25
    status Active
36. 2020-07-18
    status Pending
37. 2020-03-31
    listed $164,990 Active
38. 2020-02-18
    status Pending
39. 2020-02-16
    historical
40. 2019-11-15
    listed $165,000 Active
41. 2019-04-29
    soldstatus $133,000
42. 2019-04-25
    soldstatus $127,000
43. 2008-09-04
    soldstatus $1,000,000
44. 2004-06-16
    soldstatus $96,900

ⓘ 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: $4,201 · $350/mo
• Projected year-2 tax: $4,201 · $350/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,460
• − Mortgage interest: −$18,541
• − Property taxes: −$4,201
• − Insurance: −$1,655
• − Repairs & maintenance: −$2,837
• − Management: −$2,837
• − Depreciation: −$9,629
• Taxable loss: −$4,239
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $2,346/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 — Crystal Lake

• Score: 66/100
• State rank: #620
• US rank: #12023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal Lake, FL
• County: Polk County · 740,051 people
• City population: 33,460
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 35,394
• Household income: $53,061
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1291.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Black 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -70.91%
• Current HPI: 373.7159
• Rent YoY: ▲ 1.05%
• 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

+241.6% since first listed

29 events — show timeline

• 2026-04-20 Listed $331,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Sold (Public Records) $237,600 Public Records
• 2025-05-30 Sold (MLS) $237,600 Stellar MLS as Distributed by MLS Grid
• 2025-05-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-26 Listed $290,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-16 Listed $290,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-06 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-07-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-07-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-31 Listed $164,990 Stellar MLS as Distributed by MLS Grid
• 2020-02-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-02-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-11-15 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-29 Sold (Public Records) $133,000 Public Records
• 2019-04-25 Sold (Public Records) $127,000 Public Records
• 2008-09-04 Sold (Public Records) $1,000,000 Public Records
• 2004-06-16 Sold (Public Records) $96,900 Public Records

Property tax history

+15.0%/yr

Latest (2025): $4,201 · +9.5% YoY. Source: county tax records.