King Edward Ave · Lakeland, FL 33805

$25,000

2 bd · 2.0 ba · 950 sqft · Other · 6 Days on market

Built 1997

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MORE PICTURES COMING SOON! ACTIVE SENIORS LIFE STYLE! SIMILAR LIFE AS THE VILLAGES. . MOBIL HOME ---2-bedroom, 2-bathroom home that has been remodeled with and a modern interior, this gem offers comfort and an exceptional lifestyle in the desirable Foxwood Village community. For those aged 55 and over, a Spectrum Community with 250 Plus Channels and 4mbps high speed internet. Imagine enjoying your morning coffee on the spacious screened-in patio, soaking up the beautiful Florida weather, The home features an attractive double brick paver driveway and a convenient attached storage shed for all your needs. The heart of this home is its bright kitchen, complete with new Granite Counter tops

Key facts

• Bright kitchen
• Screened-in patio
• Heated pool

Tags

• SCREENED-IN PATIO
• DOUBLE BRICK PAVER DRIVEWAY
• ATTACHED STORAGE SHED
• BRIGHT KITCHEN
• NEW GRANITE COUNTER TOPS
• HEATED POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute 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 flat; 162 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 + 0.8% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $25,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 6.15% ✓
• Cap rate: 56.30%
• Cash-on-cash: 178.58%
• DSCR: 8.95
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.42×
• Total profit: $58,945
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 18.66×
• Total profit: $123,614
• Equity at exit: $2,162

Cash invested: $7,000 (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 33805

• Home prices YoY: -29.8%
• Rents YoY: 0.8%
• Active inventory: 162
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $1,042

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 27%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
454 King Edward Ave Lakeland, FL	2.0	2.0	1048	$1,399	$1.33	3d	1	0.06mi
3215 Baird Ave Lakeland, FL	1.0–2.0	1.0	794	$1,250	$1.57	14d	4	0.28mi
408 Bassedena Cir N Lakeland, FL	3.0	2.0	1075	$1,825	$1.70	23d	1	0.42mi
123 Oconee St Unit 1368863P Lakeland, FL	2.0	1.0	990	$2,441	$2.47	12d	1	0.49mi
1704 Martin L King Jr Ave Lakeland, FL	2.0	2.0	1050	$5,000	$4.76	23d	1	0.72mi
3150 Pyramid Pkwy Lakeland, FL	1.0	1.0	432	$1,210	$2.80	3d	3	0.73mi
308 W Crescent Dr Unit 2 Lakeland, FL	1.0	1.0	700	$1,150	$1.64	23d	1	0.73mi
617 Lakehurst St Lakeland, FL	3.0	2.0	1100	$1,900	$1.73	19d	1	0.81mi
720 Lakehurst St Lakeland, FL	3.0	2.0	1092	$1,750	$1.60	23d	1	0.82mi
3685 Victoria Manor Dr Lakeland, FL	3.0	1.0–2.0	1154	$1,507	$1.31	3d	17	0.86mi
820 W 13th St Lakeland, FL	2.0	1.0	950	$1,300	$1.37	23d	1	1.05mi
3939 Golf Village Loop Lakeland, FL	2.0	1.0–2.0	878	$1,619	$1.84	3d	6	1.14mi
1211 Robert King High Dr Lakeland, FL	3.0	1.5	1050	$1,625	$1.55	23d	1	1.14mi

Listing history 6 events

1. 2026-06-18
   days on market $25,000 Active 6 DOM
2. 2026-06-17
   days on market $25,000 Active 5 DOM
3. 2026-06-16
   days on market $25,000 Active 4 DOM
4. 2026-06-15
   days on market $25,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $25,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $18,448
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$727
• Taxable income: $12,869
• Est. tax owed @ 24.0%: −$3,088
• After-tax cash flow: $9,412/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 — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeland, FL
• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 28,751
• Household income: $62,661
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1179.0

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 0.68)
• Race & ethnicity: White 38% Black 37% Hispanic / Latino 20% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -158.44%
• Current HPI: 372.7317
• Rent YoY: ▲ 0.77%
• 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

1 event — show timeline

• 2026-06-13 Listed $25,000 FSBO.com