1565 Plank Pl · Haines City, FL 33837

$264,490

3 bd · 2.5 ba · 1,386 sqft · Townhouse · 4 Days on market

Built 2026 Good condition $191/sqft · 5% below area Est $280k · 5% under

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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).

• ARV discount +10.0/15.0
• Cash flow +9.2/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story townhome offers ample space to live and grow with a total of three bedrooms. The first level features a spacious and flexible open-concept layout shared between the kitchen, dining room and family room, maximizing the interior living space. Two secondary bedrooms and a lavish owner's suite featuring a full bathroom comprise the second floor.

Key facts

• Garage
• Built 2026
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $264k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (21.9% below list).
• Recommended offer: $207k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.4% in Haines City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Horizons Elementary School (math 37% / reading 39%, grade F, #1,587 of 2,144 statewide, top 74%, 1,468 students, 42% 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-school proficiency averages 28% at this address vs 41% district-wide (-12 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.7%/yr); 2240 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 30% of the median local income ($81k/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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $206,523 (21.9% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $279,852
• List price: $264,490
• Delta: -5.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1545 Plank Pl	0.02mi	3/2.5	1,378 (-1%)	0mo	$264,715	$192	98
1533 Plank Pl	0.03mi	3/2.5	1,378 (-1%)	0mo	$253,890	$184	97
1534 Plank Pl	0.04mi	3/2.5	1,378 (-1%)	0mo	$254,890	$185	97
1558 Plank Pl	0.03mi	3/2.5	1,378 (-1%)	1mo	$276,990	$201	97
2480 Bevel Ln	0.05mi	3/2.5	1,378 (-1%)	0mo	$251,890	$183	97
1525 Plank Pl	0.04mi	3/2.5	1,378 (-1%)	1mo	$254,390	$185	97
2476 Bevel Ln	0.04mi	3/2.5	1,378 (-1%)	1mo	$251,390	$182	96
2496 Bevel Ln	0.06mi	3/2.5	1,378 (-1%)	1mo	$253,390	$184	96
2488 Bevel Ln	0.05mi	3/2.5	1,378 (-1%)	1mo	$253,140	$184	96
3334 Wandel Ter	0.05mi	3/2.5	1,460 (+5%)	0mo	$279,315	$191	89
1521 Plank Pl	0.05mi	3/2.5	1,460 (+5%)	1mo	$271,890	$186	88
2500 Bevel Ln	0.06mi	3/2.5	1,460 (+5%)	1mo	$297,907	$204	88

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.17×
• Total profit: $-61,382
• Equity at exit: $39,436

10-year hold

• IRR: -33.6%
• Equity multiple: -0.25×
• Total profit: $-92,813
• Equity at exit: $22,868

Cash invested: $74,057 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 42 active · 79 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $289,940 ($190/sqft)
• Median days on market: 31 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +6.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33837

• Home prices YoY: -33.9%
• Rents YoY: -2.7%
• Active inventory: 2240
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,387
• Tax est. 1.5%: −$331 /mo · $3,967/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-196

Break-even live

Break-even rent $2,314

Max offer price $236,085

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-105	+0% $-196	+5% $-288	+10% $-379
Rent	-10% $-359	-5% $-278	+0% $-196	+5% $-115	+10% $-33
Rate	-1.0pp $-63	-0.5pp $-129	base $-196	+0.5pp $-265	+1.0pp $-335

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: $66,122
• Closing costs: $7,935
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1537 Plank Pl Davenport, FL	3.0	2.5	1386	$2,000	$1.44	10d	1	0.02mi
1541 Plank Pl Davenport, FL	3.0	2.5	1460	$1,850	$1.27	0d	1	0.02mi
1545 Plank Pl Davenport, FL	3.0	2.5	1378	$1,900	$1.38	1d	1	0.02mi
1554 Plank Pl Davenport, FL	3.0	2.0	1460	$1,950	$1.34	46d	1	0.02mi
1522 Plank Pl Davenport, FL	2.0	2.0	1460	$1,950	$1.34	2d	1	0.02mi
1525 Plank Pl Davenport, FL	3.0	2.0	1378	$1,800	$1.31	1d	1	0.02mi
1553 Plank Pl Davenport, FL	3.0	2.0	1460	$1,950	$1.34	46d	1	0.02mi
1562 Plank Pl Davenport, FL	3.0	2.5	1386	$1,875	$1.35	55d	1	0.03mi
1557 Plank Pl Davenport, FL	3.0	2.0	1386	$2,000	$1.44	41d	1	0.03mi
1557 Plank Pl Davenport, FL	3.0	2.5	1386	$1,950	$1.41	55d	1	0.03mi
1566 Plank Pl Davenport, FL	3.0	2.5	1378	$1,700	$1.23	2d	1	0.03mi
1561 Plank Pl Davenport, FL	3.0	2.5	1386	$1,880	$1.36	10d	1	0.03mi
3338 Wandel Ter Davenport, FL	3.0	2.5	1386	$1,850	$1.33	10d	1	0.03mi
3342 Wandel Ter Davenport, FL	3.0	2.5	1386	$2,000	$1.44	10d	1	0.04mi
1569 Plank Pl Davenport, FL	3.0	2.5	1378	$1,950	$1.42	10d	1	0.04mi
3346 Wandel Ter Davenport, FL	3.0	2.5	1386	$1,950	$1.41	10d	1	0.04mi
1574 Plank Pl Davenport, FL	3.0	2.5	1460	$1,990	$1.36	10d	1	0.04mi
1573 Plank Pl Davenport, FL	3.0	2.5	1460	$1,900	$1.30	55d	1	0.04mi
2419 Bevel Ln Davenport, FL	3.0	3.0	1628	$1,850	$1.14	49d	1	0.06mi
2419 Bevel Ln Davenport, FL	3.0	2.5	1628	$1,850	$1.14	164d	1	0.06mi
2419 Bevel Ln Davenport, FL	3.0	2.5	1628	$1,850	$1.14	10d	1	0.06mi
2476 Bevel Ln Davenport, FL	3.0	2.5	1386	$1,900	$1.37	10d	1	0.06mi
2488 Bevel Ln Davenport, FL	3.0	2.5	1386	$1,900	$1.37	10d	1	0.07mi
2492 Bevel Ln Davenport, FL	3.0	2.5	1386	$1,800	$1.30	10d	1	0.07mi
2496 Bevel Ln Davenport, FL	3.0	2.5	1378	$1,800	$1.31	10d	1	0.07mi
3122 Kurtz Ter Davenport, FL	3.0	2.5	1787	$1,900	$1.06	164d	1	0.07mi
3126 Kurtz Ter Davenport, FL	3.0	2.5	1629	$1,900	$1.17	144d	1	0.07mi
2408 Bevel Ln Unit 2408 Davenport, FL	3.0	2.5	1460	$1,900	$1.30	10d	1	0.07mi
2408 Bevel Ln Unit 2408 Davenport, FL	3.0	2.5	1460	$1,900	$1.30	20d	1	0.07mi
3106 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,100	$1.18	155d	1	0.07mi
2428 Bevel Ln Davenport, FL	3.0	2.5	1378	$1,750	$1.27	10d	1	0.07mi
2500 Bevel Ln Davenport, FL	3.0	2.5	1460	$2,050	$1.40	2d	1	0.07mi
1707 Wooden St Davenport, FL	3.0	2.5	1692	$2,000	$1.18	51d	1	0.07mi
2416 Bevel Ln Davenport, FL	3.0	2.5	1378	$1,790	$1.30	10d	1	0.08mi
2412 Bevel Ln Davenport, FL	3.0	2.5	1386	$1,950	$1.41	10d	1	0.08mi
2408 Bevel Ln Davenport, FL	3.0	2.5	1460	$1,850	$1.27	10d	1	0.08mi
3119 Kurtz Ter Davenport, FL	3.0	2.5	1628	$1,890	$1.16	164d	1	0.10mi
3123 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,050	$1.15	143d	1	0.10mi
3111 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,050	$1.15	143d	1	0.10mi
3107 Kurtz Ter Davenport, FL	3.0	2.5	1787	$1,900	$1.06	164d	1	0.10mi

Listing history 4 events

1. 2026-06-09
   days on market $264,490 Active 4 DOM
2. 2026-06-08
   days on market $264,490 Active 3 DOM
3. 2026-06-07
   remarks 362-char remark
4. 2026-06-07
   listed $264,490 Active 2 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: $24,783
• − Mortgage interest: −$14,816
• − Property taxes: −$3,967
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$7,694
• Taxable loss: −$6,982
• Est. tax savings @ 24.0%: +$1,676
• After-tax cash flow: $-680/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $6,930–$20,790 screening

This well-maintained two-story townhome offers a good condition with a modern and inviting interior. It is ready for immediate occupancy and minor updates could further enhance its value.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint enhances curb appeal and property value. ↑
• Rental Replace window screens — Updated screens improve comfort and energy efficiency for renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Citrus Ridge A Civics Academy F FL #1,670/2,144 Nat'l #22,595/41,679 Middle Shelley S. Boone Middle School F FL #517/571 Nat'l #10,338/14,009 High Ridge Community High School F FL #539/667 Nat'l #13,583/17,239

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

B Composite livability gradescore 74/100

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

• County: Polk County · 752,975 people
• City population: 51,255
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 47,389
• Household income: $81,276
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 42% White 36% Two or more races 16% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 22% Cuban 2% Dominican 1%
• Languages at home: 55% English-only · Spanish 35% French/Haitian/Cajun 6% Other Indo-European 2%

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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: ▼ -131.62%
• Current HPI: 256.8165
• Rent YoY: ▼ -2.73%
• Metro: Lakeland-Winter Haven, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

• 2026-05-19 Sold (Public Records) $1,733,500 Public Records