4036 Collegiate Blvd · Highland City, FL 33803

$5,000

3 bd · 2.0 ba · 1,652 sqft · Other public records · 7 Days on market

Built 2024 2,178 sqft lot

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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 +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pre-Construction. To be built. Brand new Maronda Homes St Augustine 3/2.5 townhome with estimated completion date of Nov 2024. CBS construction with full builder warranties. Terrific plan featuring large great room, extensive ceramic tile flooring, solid surface tops in kitchen, refrigerator, blinds, patio and much, much more.

Key facts

• 2,178 sq ft lot
• Garage
• Built 2024

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One story; Residential property; Planned unit development (PUD) zoning
• Construction: Construction materials: see remarks; Other roof
• Exterior features: Front porch

Interior

• Bedrooms: 1 total room
• Flooring: Other
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating specified; No cooling specified
• Interior features: Other flooring

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).

Location & tenants

• Location reads 75/100 on livability (#262 in FL, #4,195 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: 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 soft (-0.1%/yr); 223 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $35 of loan paydown is wiped out by about $150 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 + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Recommended offer $5,000

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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
4. 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.
5. 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.
6. 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: 38.77% ✓
• Cap rate: 365.57%
• Cash-on-cash: 1283.12%
• DSCR: 58.09
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 64.49×
• Total profit: $88,881
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 128.38×
• Total profit: $178,327
• Equity at exit: $432

Cash invested: $1,400 (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 33803

• Home prices YoY: -26.4%
• Rents YoY: -0.1%
• Active inventory: 223
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $1,497

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 Summit View Way Lakeland, FL	3.0	2.5	1694	$1,950	$1.15	23d	1	0.07mi
3596 Summit View Way Lakeland, FL	3.0	2.5	1694	$1,950	$1.15	23d	1	0.07mi
4239 Winding Vine Dr Lakeland, FL	4.0	3.0	1479	$2,000	$1.35	23d	1	0.69mi
4219 Winding Vine Dr Lakeland, FL	4.0	3.0	1479	$1,800	$1.22	3d	1	0.71mi
4154 Winding Vine Dr Lakeland, FL	2.0	2.5	1224	$1,600	$1.31	23d	1	0.73mi
4116 Winding Vine Dr Lakeland, FL	2.0	2.5	1224	$1,499	$1.22	3d	1	0.74mi
2919 Maine Ave Lakeland, FL	3.0	1.0	1134	$1,275	$1.12	14d	1	1.39mi

Listing history 5 events

1. 2026-06-15
   days on market $5,000 Active 7 DOM
2. 2026-06-13
   days on market $5,000 Active 5 DOM
3. 2026-06-10
   days on market $5,000 Active 2 DOM
4. 2026-06-08
   remarks 299-char remark
5. 2026-06-08
   listed $5,000 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: $23,264
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$145
• Taxable income: $19,016
• Est. tax owed @ 24.0%: −$4,564
• After-tax cash flow: $13,400/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 — Highland City

• Score: 75/100
• State rank: #262
• US rank: #4195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 14,836
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 29,321
• Household income: $65,807
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1128.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 20% Two or more races 11% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 2% Dominican 1%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 17% Other Indo-European 1% 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: ▼ -110.05%
• Current HPI: 306.9789
• Rent YoY: ▼ -0.06%
• 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

-98.2% since first listed

5 events — show timeline

• 2026-06-08 Listed $5,000 HAOR as distributed by MLS GRID
• 2024-10-07 Sold (MLS) $284,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-22 Sold (Public Records) $228,000 Public Records
• 2024-04-03 Listed $284,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+351.9%/yr

Latest (2025): $3,711 · +351.9% YoY. Source: county tax records.