1006 Ambleside Dr · Haines City, FL 33844

$268,888

3 bd · 2.0 ba · 1,582 sqft · Land · 91 Days on market

Built 2026 4,791 sqft lot $46/mo HOA · 2% of rent ↓ 9% since listing

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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 +10.1/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed | 2 bath | 1-bay | 1582 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

Key facts

• Quartz countertops
• Elegant cabinetry
• Private bath

Tags

• OPEN-CONCEPT LAYOUT
• ELEGANT CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SMOOTH-TOP ELECTRIC RANGE
• PRIVATE BATH

Property features AI

Finance

• Other: Total acreage: 0.11 acres; Paved road access; Permit number: 2401958
• Financial info: CDD present
• HOA & community: HOA managed by Prime Community Management, LLC; Monthly HOA fee approximately $46.75 (annual total $561.05); Association amenities: clubhouse, pool, park, playground, recreation facilities, trails; Community features include community mailbox, dog park, association-owned recreation and special community restrictions; Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; South-facing; Completed new construction
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Builder: Century Complete; Model: SANIBEL-A6; Projected completion date: July 14, 2026
• Exterior features: Covered patio; Patio with sliding doors; Exterior lighting; Sidewalk; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Range; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Split-bedroom layout; Thermostat; Walk-in closet(s); Double pane, insulated thermal windows
• Laundry & utility: Laundry room inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $269k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (18.2% below list).
• Recommended offer: $220k (18.2% 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: schools 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 rising (+1.2%/yr); 1333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 41% 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 91 days — a 9% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $39k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $219,883 (18.2% 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 91 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 10.2

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: -22.5%
• Equity multiple: 0.24×
• Total profit: $-57,478
• Equity at exit: $40,092

10-year hold

• IRR: -22.3%
• Equity multiple: -0.04×
• Total profit: $-78,467
• Equity at exit: $23,249

Cash invested: $75,289 (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: 1333
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,199 high
• Mortgage (P&I): −$1,410
• Tax from tax record: −$325 /mo · $3,905/yr
• Insurance: −$112
• HOA: −$46
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-156

Break-even live

Break-even rent $2,397

Max offer price $241,252

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-80	+0% $-156	+5% $-233	+10% $-309
Rent	-10% $-330	-5% $-243	+0% $-156	+5% $-70	+10% $17
Rate	-1.0pp $-21	-0.5pp $-88	base $-156	+0.5pp $-226	+1.0pp $-297

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: $67,222
• Closing costs: $8,067
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1053 Ambleside Dr Haines City, FL	4.0	3.0	2000	$2,550	$1.27	24d	1	0.12mi
1717 Frogmore Ave Haines City, FL	3.0	2.0	1504	$2,000	$1.33	24d	1	0.22mi
833 Ambleside Dr Haines City, FL	4.0	2.0	1887	$1,950	$1.03	11d	1	0.31mi
239 Summerlin Ln Haines City, FL	4.0	2.0	2168	$2,300	$1.06	24d	1	0.33mi
432 Summer Grove Ln Haines City, FL	3.0	2.0	1286	$1,850	$1.44	24d	1	0.35mi
167 Hidden Lake Loop Haines City, FL	4.0	2.0	1981	$2,020	$1.02	19d	1	0.49mi
148 Summerlin Loop Haines City, FL	3.0	2.0	1579	$1,850	$1.17	15d	1	0.53mi
202 Hidden Lake Loop Haines City, FL	4.0	2.0	1981	$1,905	$0.96	12d	1	0.53mi
117 Hidden Lake Loop Haines City, FL	4.0	2.5	2099	$2,085	$0.99	24d	1	0.54mi
120 Hidden Lake Loop Haines City, FL	4.0	2.0	1909	$2,020	$1.06	14d	1	0.54mi
333 Hidden Lake Loop Haines City, FL	4.0	2.0	1909	$1,985	$1.04	12d	1	0.61mi
1138 Foreshore Ln Haines City, FL	3.0	2.0	1734	$2,200	$1.27	24d	1	0.61mi
1462 Sea Glass Rd Haines City, FL	4.0	2.5	2168	$2,200	$1.01	24d	1	0.64mi
1361 Current Pl Haines City, FL	4.0	2.0	1630	$2,100	$1.29	24d	1	0.70mi
3377 Wakefield Dr Haines City, FL	3.0	2.0	1700	$1,950	$1.15	24d	1	0.72mi
1105 Lexington Ln Haines City, FL	4.0	2.0	2123	$1,995	$0.94	19d	1	0.91mi
621 Sand Pine Ln Haines City, FL	4.0	2.5	2040	$2,350	$1.15	11d	1	0.93mi
3139 Cedar Crossing Blvd Haines City, FL	3.0	2.0	1506	$1,795	$1.19	4d	1	1.02mi
299 Bottle Brush Dr Haines City, FL	4.0	2.0	1763	$2,300	$1.30	24d	1	1.10mi
1276 Tupelo Trl Haines City, FL	4.0	3.0	1900	$1,895	$1.00	12d	1	1.10mi
2203 Pigeon Plum Dr Haines City, FL	4.0	3.0	1887	$2,190	$1.16	11d	1	1.13mi
1433 Princess Tree Ct Haines City, FL	4.0	2.0	1828	$1,999	$1.09	24d	1	1.14mi
914 Princess Sabal Pt Haines City, FL	3.0	2.0	1677	$1,775	$1.06	15d	1	1.14mi
1313 Tank Trl Haines City, FL	3.0	2.0	1450	$2,095	$1.44	24d	1	1.15mi
429 Silver Palm Dr Haines City, FL	4.0	2.0	1625	$1,990	$1.22	19d	1	1.15mi
375 Boardwalk Ave Haines City, FL	3.0	2.0	1725	$2,350	$1.36	15d	1	1.24mi
662 Fairview Ave Haines City, FL	4.0	2.0	1776	$1,995	$1.12	3d	1	1.25mi
1950 Pond Pine Ct Haines City, FL	4.0	2.0	1939	$1,975	$1.02	24d	1	1.28mi
128 Arlington Square Ct Haines City, FL	3.0	2.0	1465	$2,300	$1.57	15d	1	1.29mi
1336 Madison Cir Haines City, FL	4.0	2.0	1733	$2,800	$1.62	24d	1	1.29mi
1339 Madison Cir Haines City, FL	3.0	2.0	1450	$1,990	$1.37	22d	1	1.32mi
768 Richmond Estate Ave Haines City, FL	4.0	2.0	1776	$1,995	$1.12	24d	1	1.32mi
1123 Patriot Loop Haines City, FL	4.0	2.0	1807	$2,150	$1.19	15d	1	1.38mi
4746 Katrina Dr Haines City, FL	4.0	2.0	1818	$2,095	$1.15	24d	1	1.39mi
5153 Green Belt Dr Haines City, FL	4.0	2.0	1824	$2,300	$1.26	15d	1	1.40mi
5157 Green Belt Dr Haines City, FL	4.0	3.0	2109	$2,900	$1.38	4d	1	1.41mi
148 Roseville Dr Haines City, FL	3.0	2.0	1631	$1,799	$1.10	14d	1	1.42mi
570 Feltrim Manor Rd Haines City, FL	4.0	2.0	1830	$2,400	$1.31	24d	1	1.43mi
3754 King Hill Dr Haines City, FL	3.0	2.5	1720	$1,800	$1.05	24d	1	1.44mi
4770 Katrina Dr Haines City, FL	3.0	2.0	2109	$2,000	$0.95	24d	1	1.46mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 22 events

1. 2026-06-18
   days on market $268,888 Active 91 DOM
2. 2026-06-17
   days on market $268,888 Active 90 DOM
3. 2026-06-16
   days on market $268,888 Active 89 DOM
4. 2026-06-15
   days on market $268,888 Active 88 DOM
5. 2026-06-13
   pricedays on market $268,888 Active 86 DOM
6. 2026-06-10
   days on market $280,990 Active 83 DOM
7. 2026-06-09
   days on market $280,990 Active 82 DOM
8. 2026-06-08
   days on market $280,990 Active 81 DOM
9. 2026-06-07
   days on market $280,990 Active 80 DOM
10. 2026-06-05
    days on market $280,990 Active 77 DOM
11. 2026-06-03
    days on market $280,990 Active 76 DOM
12. 2026-06-03
    days on market $280,990 Active 75 DOM
13. 2026-06-01
    days on market $280,990 Active 74 DOM
14. 2026-05-31
    days on market $280,990 Active 73 DOM
15. 2026-05-14
    price $280,990 650-char remark

    Show marketing remark (650 chars)

    3 bed | 2 bath | 1-bay | 1582 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

16. 2026-05-13
    price $280,990
17. 2026-04-24
    price $289,990 650-char remark

    Show marketing remark (650 chars)

    3 bed | 2 bath | 1-bay | 1582 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

18. 2026-04-24
    price $289,990

    Show marketing remark (650 chars)

    3 bed | 2 bath | 1-bay | 1582 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

19. 2026-04-08
    price $297,888 650-char remark

    Show marketing remark (650 chars)

    3 bed | 2 bath | 1-bay | 1582 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

20. 2026-04-07
    price $297,888
21. 2026-03-22
    listed $307,990 Active 650-char remark

    Show marketing remark (650 chars)

    3 bed | 2 bath | 1-bay | 1582 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

22. 2026-03-19
    listed $307,990 Active

ⓘ 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: $3,905 · $325/mo
• Projected year-2 tax: $3,905 · $325/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,386
• − Mortgage interest: −$15,062
• − Property taxes: −$3,905
• − Insurance: −$1,344
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − HOA: −$552
• − Depreciation: −$7,822
• Taxable loss: −$6,521
• Est. tax savings @ 24.0%: +$1,565
• After-tax cash flow: $-312/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

-8.8% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $280,990 Zillow
• 2026-05-13 Price Changed $280,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $289,990 Zillow
• 2026-04-24 Price Changed $289,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $297,888 Zillow
• 2026-04-07 Price Changed $297,888 Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Listed $307,990 Zillow
• 2026-03-19 Listed $307,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.9%/yr

Latest (2025): $3,905 · +9.9% YoY. Source: county tax records.