17 Kendra Ct · Jan Phyl Village, FL 33880

$115,000

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 484 Days on market

Built 1984 1,529 sqft lot $260/mo HOA · 18% of rent

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Why this score? — see what drove the C- 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 +17.3/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just reduced approx. $30,000 below appraised value to allow for remodeling! This 2 Bedroom, 2 Bath home is located in Brandy Chase Village, a well-maintained 55+ community with clubhouse and heated pool. This home is surrounded on each side by green space views and conveniently located directly across from the community center. Open floor plan. Large, screened porch on back with utility room as well as screened porch at entry. Includes assigned covered parking in front. NEW ROOF 2022 and home RE-PIPED in 2024. Residents can take advantage of the clubhouse for social gatherings and events plus enjoy the heated community pool. Besides the recreational facilities, the HOA includes lawn mainte

Key facts

• Green space views
• Utility room
• Screened porch

Tags

• HEATED POOL
• GREEN SPACE VIEWS
• SCREENED PORCH
• UTILITY ROOM
• ASSIGNED COVERED PARKING
• NEW ROOF

Property features AI

Finance

• Other: Irrigation equipment; Lease restrictions apply
• Financial info: Total monthly fees $260 / total annual fees $3,120
• HOA & community: Monthly HOA fee $260 (includes common area taxes, pool, grounds maintenance, recreational facilities, sewer, trash, water); Association approval required; Clubhouse; Community mailbox; Community pool; Senior community; Pets allowed (size limit)

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected
• Home design: Attached half duplex; One story; Faces west; Entry on main level
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built as residential property
• Exterior features: Covered front porch; Rear porch; Screened porch; Patio; Sidewalk

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Sliding doors; Inside utility
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#769 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, 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: Rents rising (+2.5%/yr); 341 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% of the median local income ($56k/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 $795 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.

Negotiation context

• It's been on market 484 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $115k implies a 174% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 484 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-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. 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: 1.26% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.47% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-13,805
• Equity at exit: $17,147

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-7,420
• Equity at exit: $9,943

Cash invested: $32,200 (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 33880

• Home prices YoY: -16.2%
• Rents YoY: 2.5%
• Active inventory: 341
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$603
• Tax from tax record: −$149 /mo · $1,794/yr
• Insurance: −$48
• HOA: −$260
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $85

Break-even live

Break-even rent $1,342

Max offer price $115,000

Occupancy floor 89%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3039 Saint Paul Dr Jan Phyl Village, FL	2.0	1.0	864	$1,175	$1.36	3d	1	0.13mi
3074 St Paul Dr Jan Phyl Village, FL	2.0	1.0	860	$1,149	$1.34	14d	1	0.16mi
267 Lake Thomas Dr Winter Haven, FL	2.0	2.0	1033	$1,800	$1.74	23d	1	0.23mi
3060 Saint Paul Dr Jan Phyl Village, FL	2.0	1.0	762	$1,373	$1.80	23d	1	0.24mi
3062 Saint Paul Dr Jan Phyl Village, FL	2.0	1.0	1100	$1,323	$1.20	3d	1	0.24mi
1059 Spirit Lake Rd Winter Haven, FL	2.0	1.0	900	$1,378	$1.53	23d	1	0.39mi
506 Holt Cir Winter Haven, FL	3.0	2.0	1032	$1,675	$1.62	3d	1	1.20mi
309 Vaniman Ave Winter Haven, FL	3.0	1.0	1089	$1,610	$1.48	23d	1	1.20mi

HOA detail

• Monthly dues: $260 · $3,120/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 484 DOM
2. 2026-06-17
   days on market $115,000 Active 483 DOM
3. 2026-06-16
   days on market $115,000 Active 482 DOM
4. 2026-06-15
   days on market $115,000 Active 481 DOM
5. 2026-06-13
   days on market $115,000 Active 479 DOM
6. 2026-06-10
   days on market $115,000 Active 476 DOM
7. 2026-06-09
   days on market $115,000 Active 475 DOM
8. 2026-06-08
   days on market $115,000 Active 474 DOM
9. 2026-06-07
   days on market $115,000 Active 473 DOM
10. 2026-06-05
    days on market $115,000 Active 470 DOM
11. 2026-06-03
    days on market $115,000 Active 468 DOM
12. 2026-06-01
    days on market $115,000 Active 467 DOM
13. 2026-05-31
    days on market $115,000 Active 466 DOM
14. 2026-01-02
    price $115,000
15. 2025-09-17
    status Active
16. 2025-09-11
    historical
17. 2025-09-06
    price $125,000
18. 2025-05-29
    price $130,000
19. 2025-02-13
    listed $150,000 Active
20. 1987-07-01
    soldstatus $41,900

ⓘ 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: $1,794 · $149/mo
• Projected year-2 tax: $1,794 · $149/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 ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,399
• − Mortgage interest: −$6,442
• − Property taxes: −$1,794
• − Insurance: −$575
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − HOA: −$3,120
• − Depreciation: −$3,345
• Taxable loss: −$660
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,179/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 — Jan Phyl Village

• Score: 62/100
• State rank: #769
• US rank: #17294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jan Phyl Village, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 43,371
• Household income: $56,390
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1412.0

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 0.65)
• Race & ethnicity: White 49% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 10% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 21% French/Haitian/Cajun 4%

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: ▼ -61.41%
• Current HPI: 317.8788
• Rent YoY: ▲ 2.47%
• 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

+174.5% since first listed

7 events — show timeline

• 2026-01-02 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-06 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-13 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 1987-07-01 Sold (Public Records) $41,900 Public Records

Property tax history

+16.2%/yr

Latest (2025): $1,794 · +239.1% YoY. Source: county tax records.