600 NW 9th St · Mulberry, FL 33860

$88,000

5 bd · 2.0 ba · 1,916 sqft · SingleFamily public records · 8 Days on market

Built 1918 0.65 ac lot ↓ 20% since listing

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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 +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Florida home with a beautiful water view and No HOA! This 3 bedroom, 2 bathroom home has 2 more bedrooms upstairs to make it 5 bedrooms. The extended screened front porch allows for quiet times watching the lake and nature. Situated on over ½ an acre, and on a quiet dead end street, this home is a great place for any family. The master bedroom is downstairs and has a recently updated bathroom between it and the laundry room. On the other side of the house, you will find 2 more bedrooms with a bathroom in the hall between them. Beautiful tongue and grooved paneled walls in the dining room set off a cozy feel that flows into the living/family room. The kitchen is bright with a window overlooking the back yard and includes all appliances. Conveniently located inside is a large utility room with a door to the large fenced back yard where you will find a shed for extra storage. Come see for yourself!

Key facts

• Water views
• Spacious lot
• Dead-end street

Tags

• SPACIOUS LOT
• WATER VIEWS
• DEAD-END STREET
• PRIVATE SETTING

Property features AI

Finance

• Other: Lot roughly 0.65 acres (approx. 135 x 210); Water view of a lake; Zoned R-1; Living area reported as 1,916; Building area reported as 2,188; Property listed as residential single family (unfurnished)
• Financial info: No lease restrictions indicated
• HOA & community: No HOA/association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Single family residence; Fixer condition; Two stories; North facing; Entry on main level
• Construction: Vinyl siding frame construction; Shingle roof; Crawlspace foundation; Built as residential single family
• Exterior features: Covered front porch; Chain link fencing; Street dead-end lot; Paved roads

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry room; Inside utility room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).

Location & tenants

• Location reads 73/100 on livability (#311 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: Purcell Elementary School (math 41% / reading 34%, grade F, #1,596 of 2,144 statewide, top 75%, 516 students, 64% FRL); Mulberry Senior High School (math 21% / reading 36%, grade F, #458 of 667 statewide, top 69%, 1,315 students, 57% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 180 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 45% of the median local income ($66k/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 $608 of loan paydown is wiped out by about $3k 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 + 1.6% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 2.78% ✓
• Cap rate: 23.56%
• Cash-on-cash: 61.67%
• DSCR: 3.74
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 58.9%
• Equity multiple: 3.56×
• Total profit: $63,048
• Equity at exit: $13,121

10-year hold

• IRR: 63.2%
• Equity multiple: 6.90×
• Total profit: $145,411
• Equity at exit: $7,609

Cash invested: $24,640 (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 33860

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 180
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,443 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$166 /mo · $1,987/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $1,266

Break-even live

Break-even rent $840

Max offer price $88,000

Occupancy floor 43%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-15
   listed $88,000 Active
2. 2017-04-18
   soldstatus $109,900
3. 2017-04-13
   soldstatus $109,900 Sold 924-char remark

   Show marketing remark (924 chars)

   Charming Florida home with a beautiful water view and No HOA! This 3 bedroom, 2 bathroom home has 2 more bedrooms upstairs to make it 5 bedrooms. The extended screened front porch allows for quiet times watching the lake and nature. Situated on over ½ an acre, and on a quiet dead end street, this home is a great place for any family. The master bedroom is downstairs and has a recently updated bathroom between it and the laundry room. On the other side of the house, you will find 2 more bedrooms with a bathroom in the hall between them. Beautiful tongue and grooved paneled walls in the dining room set off a cozy feel that flows into the living/family room. The kitchen is bright with a window overlooking the back yard and includes all appliances. Conveniently located inside is a large utility room with a door to the large fenced back yard where you will find a shed for extra storage. Come see for yourself!

4. 2017-02-13
   status Pending 924-char remark

   Show marketing remark (924 chars)

   Charming Florida home with a beautiful water view and No HOA! This 3 bedroom, 2 bathroom home has 2 more bedrooms upstairs to make it 5 bedrooms. The extended screened front porch allows for quiet times watching the lake and nature. Situated on over ½ an acre, and on a quiet dead end street, this home is a great place for any family. The master bedroom is downstairs and has a recently updated bathroom between it and the laundry room. On the other side of the house, you will find 2 more bedrooms with a bathroom in the hall between them. Beautiful tongue and grooved paneled walls in the dining room set off a cozy feel that flows into the living/family room. The kitchen is bright with a window overlooking the back yard and includes all appliances. Conveniently located inside is a large utility room with a door to the large fenced back yard where you will find a shed for extra storage. Come see for yourself!

5. 2017-01-28
   listed $109,900 Active 924-char remark

   Show marketing remark (924 chars)

   Charming Florida home with a beautiful water view and No HOA! This 3 bedroom, 2 bathroom home has 2 more bedrooms upstairs to make it 5 bedrooms. The extended screened front porch allows for quiet times watching the lake and nature. Situated on over ½ an acre, and on a quiet dead end street, this home is a great place for any family. The master bedroom is downstairs and has a recently updated bathroom between it and the laundry room. On the other side of the house, you will find 2 more bedrooms with a bathroom in the hall between them. Beautiful tongue and grooved paneled walls in the dining room set off a cozy feel that flows into the living/family room. The kitchen is bright with a window overlooking the back yard and includes all appliances. Conveniently located inside is a large utility room with a door to the large fenced back yard where you will find a shed for extra storage. Come see for yourself!

ⓘ 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: $1,987 · $166/mo
• Projected year-2 tax: $1,987 · $166/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 · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,318
• − Mortgage interest: −$4,929
• − Property taxes: −$1,987
• − Insurance: −$440
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − Depreciation: −$2,560
• Taxable income: $14,711
• Est. tax owed @ 24.0%: −$3,531
• After-tax cash flow: $11,666/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 — Mulberry

• Score: 73/100
• State rank: #311
• US rank: #5311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mulberry, FL
• County: Polk County · 740,051 people
• City population: 24,892
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 24,892
• Household income: $65,710
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 583.0

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 0.60)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 12% Black 10% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 70% English-only · Spanish 28% Other Indo-European 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: ▼ -101.08%
• Current HPI: 349.7266
• Rent YoY: ▲ 1.59%
• 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

-19.9% since first listed

5 events — show timeline

• 2026-05-15 Listed $88,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-18 Sold (Public Records) $109,900 Public Records
• 2017-04-13 Sold (MLS) $109,900 Stellar MLS as Distributed by MLS Grid
• 2017-02-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-01-28 Listed $109,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.3%/yr

Latest (2025): $1,987 · +9.2% YoY. Source: county tax records.