The Cypress Hollow Plan · Lake Alfred, FL 33850

$64,900

2 bd · 2.0 ba · 800 sqft · SingleFamily · 120 Days on market

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

COMING SOON - Brand New Home in Lake Alfred, Florida! Currently under construction, this 2-bedroom, 2-bath, 800 sq. ft. home features an open floor plan where the living room flows seamlessly into the kitchen-perfect for modern living. The primary bedroom offers a private ensuite with a spacious closet and bathroom, while the second bedroom provides flexible space for an office, gym, guest room, kids' room, or extra storage. Enjoy the charm and convenience of Lake Alfred, close to shopping, dining, and outdoor recreation. Buy before delivery and receive 5% off! Call today, talk to our sales agent, and buy this home before it's gone!

Key facts

• Open floor plan
• Flexible space
• Close to dining

Tags

• OPEN FLOOR PLAN
• PRIVATE ENSUITE
• SPACIOUS CLOSET
• FLEXIBLE SPACE
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• Financial info: List price $64,900

Exterior

• Home design: The Cypress Hollow plan; New construction plan
• Exterior features: 800 living area

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Open plan living area

🏗️ 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 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#363 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D, amenities 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.
• Market conditions: 279 active listings in the ZIP; 6 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).
• This rent runs 30% of the median local income ($62k/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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.40% ✓
• Cap rate: 20.78%
• Cash-on-cash: 51.73%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 49.6%
• Equity multiple: 3.17×
• Total profit: $39,400
• Equity at exit: $9,677

10-year hold

• IRR: 55.1%
• Equity multiple: 6.43×
• Total profit: $98,649
• Equity at exit: $5,611

Cash invested: $18,172 (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 33850

• Home prices YoY: -8.5%
• Active inventory: 279
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $783

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 45%

Sensitivity live

Price	-10% $828	-5% $806	+0% $783	+5% $761	+10% $739
Rent	-10% $660	-5% $722	+0% $783	+5% $845	+10% $907
Rate	-1.0pp $816	-0.5pp $800	base $783	+0.5pp $767	+1.0pp $749

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 S Nekoma Ave Lake Alfred, FL	2.0	1.0	750	$1,375	$1.83	24d	1	0.91mi
325 W Pierce St Unit 1 Lake Alfred, FL	2.0	1.0	800	$1,150	$1.44	3d	1	0.91mi
1040 S Buena Vista Dr Unit 1040 Lake Alfred, FL	2.0	2.0	955	$1,475	$1.54	24d	1	1.32mi
1040 S Buena Vista Dr Unit 1036 Lake Alfred, FL	2.0	2.0	955	$1,445	$1.51	24d	1	1.32mi
1040 S Buena Vista Dr Unit 1065 Lake Alfred, FL	2.0	2.0	955	$1,425	$1.49	24d	1	1.32mi
1901 US Highway 17 92 Lake Alfred, FL	2.0	2.0	1092	$1,900	$1.74	15d	1	1.35mi

Listing history 13 events

1. 2026-06-18
   days on market $64,900 Active 120 DOM
2. 2026-06-17
   days on market $64,900 Active 119 DOM
3. 2026-06-16
   days on market $64,900 Active 118 DOM
4. 2026-06-15
   days on market $64,900 Active 117 DOM
5. 2026-06-13
   days on market $64,900 Active 115 DOM
6. 2026-06-10
   days on market $64,900 Active 112 DOM
7. 2026-06-09
   days on market $64,900 Active 111 DOM
8. 2026-06-08
   days on market $64,900 Active 110 DOM
9. 2026-06-07
   days on market $64,900 Active 109 DOM
10. 2026-06-05
    days on market $64,900 Active 106 DOM
11. 2026-06-03
    days on market $64,900 Active 104 DOM
12. 2026-06-01
    days on market $64,900 Active 103 DOM
13. 2026-05-31
    days on market $64,900 Active 102 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 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: $18,712
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$1,888
• Taxable income: $8,897
• Est. tax owed @ 24.0%: −$2,135
• After-tax cash flow: $7,265/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 — Lake Alfred

• Score: 72/100
• State rank: #363
• US rank: #6406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Alfred, FL
• County: Polk County · 740,051 people
• City population: 9,757
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 9,757
• Household income: $61,622
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 431.0

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 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 24% Black 11% Asian 9% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 15% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 72% English-only · Spanish 21% Other Asian/Pacific 2% 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: —

Market trends

• HPI YoY: ▼ -32.91%
• Current HPI: 353.941
• Rent YoY: —
• 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