999 Avenue A · Haines City, FL 33844

$269,900

3 bd · 2.0 ba · 1,250 sqft · Land · 83 Days on market

Built 2026 4,792 sqft lot

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

We have multiple lots available! This vacant residential lot is the perfect canvas to build your dream home! Ideally located in the heart of Haines City, this property offers unparalleled convenience and access. Situated near major highways, including US-27 and I-4, you'll enjoy seamless connectivity to neighboring cities and attractions. A short drive will take you to world-renowned destinations like Disney World and other Orlando-area theme parks, making this an excellent choice for those seeking proximity to entertainment. Haines City is part of a rapidly growing area, with new developments and amenities continually enhancing the community. You'll be just minutes from shopping centers, restaurants, schools, and recreational facilities, offering the ideal blend of convenience and comfort. Whether you're looking to build your forever home or make a savvy investment in a thriving area, this lot is a fantastic opportunity. Don't miss your chance to be part of Haines City's exciting growth! All information is deemed reliable but not guaranteed. Buyers are encouraged to verify all details independently.

Key facts

• New construction
• Private yard space
• 4,792 sq ft lot

Tags

• NEW CONSTRUCTION
• PRIVATE YARD SPACE
• ENERGY EFFICIENT FEATURES
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO PARKS

Property features AI

Finance

• Other: Pets allowed
• HOA & community: No association

Exterior

• Parking: Driveway; Garage door opener; Attached 1-car garage
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One story; New construction; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Completed condition; Built as new construction
• Exterior features: Patio; Rear porch; Sliding doors; Corner lot; City limits; Sidewalk; Paved driveway; Mature landscaping

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen open to family room; Split bedroom layout; Thermostat
• Laundry & utility: Interior laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (24.2% below list).
• Recommended offer: $204k (24.2% 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: Eastside Elementary School (math 33% / reading 29%, grade F, #1,854 of 2,144 statewide, top 87%, 615 students, 66% 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 schools at 55% FRL track the district average.
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-15 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 (+1.2%/yr); 1344 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% of the median local income ($64k/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 $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 83 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $30k; list at $270k implies a 800% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,455 (24.2% 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 83 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.16×
• Total profit: $-63,346
• Equity at exit: $40,243

10-year hold

• IRR: -27.6%
• Equity multiple: -0.19×
• Total profit: $-90,240
• Equity at exit: $23,336

Cash invested: $75,572 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1344
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-250

Break-even live

Break-even rent $2,361

Max offer price $233,721

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-157	+0% $-250	+5% $-343	+10% $-437
Rent	-10% $-412	-5% $-331	+0% $-250	+5% $-169	+10% $-89
Rate	-1.0pp $-114	-0.5pp $-181	base $-250	+0.5pp $-320	+1.0pp $-391

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Avenue A Unit A Haines City, FL	4.0	2.0	1282	$1,875	$1.46	16d	1	0.04mi
504 N 7th St Haines City, FL	3.0	2.0	1309	$1,870	$1.43	4d	1	0.32mi
1125 Avenue L Unit L Haines City, FL	3.0	2.0	1496	$2,300	$1.54	25d	1	0.48mi
1140 Mariner Cay Dr Haines City, FL	3.0	2.0	1130	$2,200	$1.95	25d	1	0.60mi
2117 Winger Ave Haines City, FL	3.0	2.0	1200	$1,950	$1.62	25d	1	0.64mi
1115 Mariner Cay Dr Haines City, FL	4.0	3.0	1644	$2,200	$1.34	25d	1	0.64mi
963 E Main St Haines City, FL	4.0	2.5	1545	$1,700	$1.10	16d	1	0.69mi
2487 Saint Augustine Blvd Haines City, FL	3.0	2.5	1626	$2,000	$1.23	25d	1	0.72mi
2492 Saint Augustine Blvd Haines City, FL	3.0	2.0	1368	$1,795	$1.31	16d	1	0.74mi
2492 Saint Augustine Blvd Haines City, FL	2.0	2.0	1368	$1,795	$1.31	25d	1	0.74mi
2474 Saint Augustine Blvd Haines City, FL	3.0	2.0	1393	$1,900	$1.36	5d	1	0.76mi
1931 Trinity Cir Haines City, FL	4.0	2.0	1650	$1,500	$0.91	25d	1	0.78mi
8013 Hemingway Cir #8013 Haines City, FL	2.0	2.0	1153	$1,600	$1.39	25d	1	0.83mi
8009 Hemingway Cir Haines City, FL	2.0	2.0	1152	$1,399	$1.21	25d	1	0.84mi
6003 Hemingway Cir #6003 Haines City, FL	2.0	2.0	1152	$1,550	$1.35	25d	1	0.87mi
6016 Hemingway Cir Unit 6016 Haines City, FL	2.0	2.0	1153	$1,500	$1.30	25d	1	0.88mi
6004 Hemingway Cir #6004 Haines City, FL	2.0	2.0	1152	$2,150	$1.87	25d	1	0.88mi
3087 Barbados Ln Haines City, FL	4.0	3.0	1546	$2,500	$1.62	16d	1	0.90mi
2301 Paulette Dr Haines City, FL	3.0	2.0	1562	$2,150	$1.38	20d	1	0.90mi
2628 Hemingway Ave Haines City, FL	4.0	3.0	1637	$2,200	$1.34	16d	1	0.92mi
2896 Kokomo Loop Unit 1259817P Haines City, FL	3.0	2.0	1119	$6,692	$5.98	20d	1	0.99mi
2393 Paulette Dr Haines City, FL	3.0	2.0	1546	$1,875	$1.21	5d	1	1.02mi
2972 Kokomo Loop Haines City, FL	3.0	2.0	1130	$1,900	$1.68	25d	1	1.05mi
2984 Kokomo Loop Haines City, FL	4.0	3.0	1728	$3,900	$2.26	25d	1	1.06mi
566 Pawnee Ct Haines City, FL	3.0	2.0	1505	$1,995	$1.33	25d	1	1.06mi
425 Hammerstone Ave Haines City, FL	3.0	2.0	1443	$1,796	$1.24	15d	1	1.08mi
849 Sheen Cir Haines City, FL	3.0	2.0	1769	$1,850	$1.05	25d	1	1.12mi
401 W Florida Ave Haines City, FL	3.0	2.0	1400	$1,649	$1.18	15d	2	1.33mi
106 Reineke Rd Haines City, FL	3.0	2.0	1344	$1,495	$1.11	5d	1	1.35mi
128 Arlington Square Ct Haines City, FL	3.0	2.0	1465	$2,300	$1.57	16d	1	1.37mi

Listing history 14 events

1. 2026-06-22
   days on market $269,900 Active 83 DOM
2. 2026-06-18
   days on market $269,900 Active 80 DOM
3. 2026-06-17
   days on market $269,900 Active 79 DOM
4. 2026-06-16
   days on market $269,900 Active 78 DOM
5. 2026-06-15
   days on market $269,900 Active 77 DOM
6. 2026-06-13
   pricedays on market $269,900 Active 75 DOM
7. 2026-06-01
   days on market $271,900 Active 74 DOM
8. 2026-05-31
   days on market $271,900 Active 73 DOM
9. 2026-05-12
   price $271,900
10. 2026-04-02
    price $274,900
11. 2026-03-19
    listed $278,990 Active
12. 2025-08-02
    soldstatus $30,000 Closed 1120-char remark

    Show marketing remark (1120 chars)

    We have multiple lots available! This vacant residential lot is the perfect canvas to build your dream home! Ideally located in the heart of Haines City, this property offers unparalleled convenience and access. Situated near major highways, including US-27 and I-4, you'll enjoy seamless connectivity to neighboring cities and attractions. A short drive will take you to world-renowned destinations like Disney World and other Orlando-area theme parks, making this an excellent choice for those seeking proximity to entertainment. Haines City is part of a rapidly growing area, with new developments and amenities continually enhancing the community. You'll be just minutes from shopping centers, restaurants, schools, and recreational facilities, offering the ideal blend of convenience and comfort. Whether you're looking to build your forever home or make a savvy investment in a thriving area, this lot is a fantastic opportunity. Don't miss your chance to be part of Haines City's exciting growth! All information is deemed reliable but not guaranteed. Buyers are encouraged to verify all details independently.

13. 2025-07-07
    price $35,000 1120-char remark

    Show marketing remark (1120 chars)

    We have multiple lots available! This vacant residential lot is the perfect canvas to build your dream home! Ideally located in the heart of Haines City, this property offers unparalleled convenience and access. Situated near major highways, including US-27 and I-4, you'll enjoy seamless connectivity to neighboring cities and attractions. A short drive will take you to world-renowned destinations like Disney World and other Orlando-area theme parks, making this an excellent choice for those seeking proximity to entertainment. Haines City is part of a rapidly growing area, with new developments and amenities continually enhancing the community. You'll be just minutes from shopping centers, restaurants, schools, and recreational facilities, offering the ideal blend of convenience and comfort. Whether you're looking to build your forever home or make a savvy investment in a thriving area, this lot is a fantastic opportunity. Don't miss your chance to be part of Haines City's exciting growth! All information is deemed reliable but not guaranteed. Buyers are encouraged to verify all details independently.

14. 2025-01-14
    listed $40,000 Active 1120-char remark

    Show marketing remark (1120 chars)

    We have multiple lots available! This vacant residential lot is the perfect canvas to build your dream home! Ideally located in the heart of Haines City, this property offers unparalleled convenience and access. Situated near major highways, including US-27 and I-4, you'll enjoy seamless connectivity to neighboring cities and attractions. A short drive will take you to world-renowned destinations like Disney World and other Orlando-area theme parks, making this an excellent choice for those seeking proximity to entertainment. Haines City is part of a rapidly growing area, with new developments and amenities continually enhancing the community. You'll be just minutes from shopping centers, restaurants, schools, and recreational facilities, offering the ideal blend of convenience and comfort. Whether you're looking to build your forever home or make a savvy investment in a thriving area, this lot is a fantastic opportunity. Don't miss your chance to be part of Haines City's exciting growth! All information is deemed reliable but not guaranteed. Buyers are encouraged to verify all details independently.

ⓘ 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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,535
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$7,852
• Taxable loss: −$7,759
• Est. tax savings @ 24.0%: +$1,862
• After-tax cash flow: $-1,138/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

• Census place: Haines City, FL
• County: Polk County · 740,051 people
• City population: 51,255
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• 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

+579.8% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $271,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $278,990 Stellar MLS as Distributed by MLS Grid
• 2025-08-02 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $35,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Listed $40,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.3%/yr

Latest (2025): $410 · +16.7% YoY. Source: county tax records.