2370 Aveeno Ave · Haines City, FL 33844

$262,900

3 bd · 2.5 ba · 1,463 sqft · Land · 187 Days on market

Built 2025 1,742 sqft lot $50/mo HOA · 2% of rent ↓ 1% 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 +10.4/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 2370 Aveeno Avenue HAINES CITY FL 33844 priced at 266990, the square foot and stories are 1464, 2.The number of bath is 2, halfbath is 1 there are 3 bedrooms and 1 garages. For more details please, call or email.

Key facts

• Single family homes
• New home community
• Brand new publix

Tags

• NEW HOME COMMUNITY
• SINGLE FAMILY HOMES
• TOWNHOMES
• SIDING AND STONE ACCENTS
• BRAND NEW PUBLIX
• LOCAL RESTAURANTS

Property features AI

Finance

• Other: Home warranty included; Living area reported as 1,463 (builder source)
• Financial info: Other annual assessment approximately $929; Lease restrictions apply
• HOA & community: Has HOA (Premier Community Management); Monthly HOA approximately $50.33; Quarterly association fee $151; HOA includes grounds maintenance and pool; Pets allowed

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Electricity connected; Phone available
• Home design: Residential townhouse; Two stories; Under construction (projected completion: 2025-12-30); Faces east; Entry on slab foundation
• Construction: Brick construction; Shingle roof; New construction; Builder: D.R. Horton; Builder model: Pearson; Builder license CBC1265174; Slab foundation; Year built: projected 2025
• Exterior features: Paved road access; Irrigation equipment; Pool (community)

Interior

• Kitchen: Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Open floorplan; Thermostat
• Laundry & utility: Laundry closet; Washer; Dryer

🏗️ 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/2.5-bath land listed at $263k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (16.9% below list).
• Recommended offer: $218k (16.9% 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: 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: Eastside Elementary School (math 33% / reading 29%, grade F, #1,854 of 2,144 statewide, top 87%, 615 students, 66% 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 schools at 55% FRL track the district average.
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-15 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 1344 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 187 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $218,471 (16.9% 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. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 10.0

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: -22.2%
• Equity multiple: 0.25×
• Total profit: $-55,484
• Equity at exit: $39,199

10-year hold

• IRR: -21.7%
• Equity multiple: -0.02×
• Total profit: $-75,320
• Equity at exit: $22,731

Cash invested: $73,612 (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: 1344
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,944/yr
• Insurance: −$110
• HOA: −$50
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-141

Break-even live

Break-even rent $2,363

Max offer price $242,510

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-50	+0% $-141	+5% $-232	+10% $-323
Rent	-10% $-314	-5% $-227	+0% $-141	+5% $-55	+10% $32
Rate	-1.0pp $-9	-0.5pp $-74	base $-141	+0.5pp $-209	+1.0pp $-278

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: $65,725
• Closing costs: $7,887
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3898 Amers Loop Haines City, FL	4.0	2.5	1874	$2,150	$1.15	25d	1	0.26mi
3874 Amers Loop Haines City, FL	4.0	2.5	1874	$2,130	$1.14	5d	1	0.27mi
1364 Conch Key Ln Davenport, FL	3.0	2.0	1485	$2,150	$1.45	5d	1	0.34mi
5193 Green Belt Dr Haines City, FL	4.0	2.0	1824	$2,099	$1.15	25d	1	0.65mi
4746 Katrina Dr Haines City, FL	4.0	2.0	1818	$2,095	$1.15	25d	1	0.75mi
5009 Katrina Dr Haines City, FL	4.0	2.0	1840	$2,500	$1.36	25d	1	0.75mi
5153 Green Belt Dr Haines City, FL	4.0	2.0	1824	$2,300	$1.26	16d	1	0.75mi
4156 Hummock Pl Haines City, FL	3.0	2.5	1548	$1,850	$1.20	25d	1	0.81mi
3754 King Hill Dr Haines City, FL	3.0	2.5	1720	$1,800	$1.05	25d	1	0.88mi
2622 Irish Elk Ave Davenport, FL	4.0	2.0	1840	$2,200	$1.20	25d	1	1.01mi
2606 Irish Elk Ave Davenport, FL	3.0	2.0	1700	$2,000	$1.18	5d	1	1.03mi
914 Princess Sabal Pt Haines City, FL	3.0	2.0	1677	$1,775	$1.06	16d	1	1.06mi
1433 Princess Tree Ct Haines City, FL	4.0	2.0	1828	$1,999	$1.09	25d	1	1.15mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 21 events

1. 2026-06-22
   days on market $262,900 Active 187 DOM
2. 2026-06-18
   days on market $262,900 Active 184 DOM
3. 2026-06-17
   days on market $262,900 Active 183 DOM
4. 2026-06-16
   days on market $262,900 Active 182 DOM
5. 2026-06-15
   days on market $262,900 Active 181 DOM
6. 2026-06-13
   pricedays on market $262,900 Active 179 DOM
7. 2026-06-10
   days on market $264,900 Active 176 DOM
8. 2026-06-09
   days on market $264,900 Active 175 DOM
9. 2026-06-08
   days on market $264,900 Active 174 DOM
10. 2026-06-07
    days on market $264,900 Active 173 DOM
11. 2026-06-05
    days on market $264,900 Active 170 DOM
12. 2026-06-03
    days on market $264,900 Active 168 DOM
13. 2026-06-01
    days on market $264,900 Active 167 DOM
14. 2026-05-31
    days on market $264,900 Active 166 DOM
15. 2026-05-08
    price $266,990
16. 2026-05-06
    price $266,990 239-char remark

    Show marketing remark (239 chars)

    The property is located at 2370 Aveeno Avenue HAINES CITY FL 33844 priced at 266990, the square foot and stories are 1464, 2.The number of bath is 2, halfbath is 1 there are 3 bedrooms and 1 garages. For more details please, call or email.

17. 2026-04-23
    price $265,990
18. 2026-04-17
    price $274,990
19. 2026-04-02
    listed $265,990 Active 239-char remark

    Show marketing remark (239 chars)

    The property is located at 2370 Aveeno Avenue HAINES CITY FL 33844 priced at 266990, the square foot and stories are 1464, 2.The number of bath is 2, halfbath is 1 there are 3 bedrooms and 1 garages. For more details please, call or email.

20. 2026-01-08
    price $265,990
21. 2025-12-16
    listed $270,990 Active

ⓘ 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: $26,217
• − Mortgage interest: −$14,726
• − Property taxes: −$3,944
• − Insurance: −$1,314
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − HOA: −$600
• − Depreciation: −$7,648
• Taxable loss: −$6,211
• Est. tax savings @ 24.0%: +$1,491
• After-tax cash flow: $-200/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

-1.5% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $266,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $266,990 Zillow
• 2026-04-23 Price Changed $265,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $274,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $265,990 Zillow
• 2026-01-08 Price Changed $265,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Listed $270,990 Stellar MLS as Distributed by MLS Grid