786 Barrister Dr · Auburndale, FL 33823

$274,900

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 3 Days on market

Built 2013 7,488 sqft lot $36/mo HOA · 2% of rent ↓ 27% 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 +12.4/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3BR/2BA home located in Auburndale. Spacious living room, dining room/kitchen combo, covered rear patio and a vinyl fenced back yard.

Key facts

• Eat-in-kitchen
• Tall ceilings
• Split floor plan

Tags

• NEW ROOF
• ANDERSON BRAND LUXURY WINDOWS
• EAT-IN-KITCHEN
• TALL CEILINGS
• COVERED SCREENED LANAI
• SPLIT FLOOR PLAN

Property features AI

Finance

• Other: Homestead exempt; Living area approx. 1,472 (public records); Building area total approx. 2,021 (public records); Lot approx. 0.17 acre; Directions available
• Financial info: No lease restrictions indicated; Pets allowed
• HOA & community: HOA managed by Garrison Property Services; Monthly HOA fee of $36 (includes common area taxes and management)

Exterior

• Parking: Attached 2-car garage (approx. 20x19); Garage door opener; Ground-level parking pad and off-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Phone and cable available; BB/HS internet available; Underground utilities; Sprinkler meter; Water and sewer connected
• Home design: Single family residence; One story; South-facing; Accessible features including ramped approach, accessible entrance and common areas, and central living area
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with accessible design elements
• Exterior features: Covered, enclosed, screened front and rear porches; Front porch; Rear porch; Sliding doors; Rain gutters; Sidewalk; Sprinkler meter; Irrigation equipment; Vinyl fencing; Cleared, level yard with trees/landscaping; Paved lot with public-maintained asphalt road

Interior

• Kitchen: Eat-in kitchen; Range; Range hood; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral and vaulted ceilings; High ceilings; Ceiling fans; Split bedroom floorplan; Thermostat; Walk-in closets; Window treatments (blinds, double-pane/insulated/thermal ENERGY STAR windows)
• Laundry & utility: Inside laundry room; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-45 ($-538/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (20.5% below list).
• Recommended offer: $218k (20.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#48 in FL, #905 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute C-.
• 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: Lena Vista Elementary School (math 40% / reading 40%, grade F, #1,491 of 2,144 statewide, top 70%, 975 students, 56% FRL); Jere L. Stambaugh Middle (math 23% / reading 26%, grade F, #522 of 571 statewide, top 93%, 1,127 students, 65% FRL); Auburndale Senior High School (math 25% / reading 31%, grade F, #464 of 667 statewide, top 70%, 1,716 students, 53% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 483 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% of the median local income ($71k/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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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.
• Current owner paid $194k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,441 (20.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.79% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-47,052
• Equity at exit: $40,988

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-43,206
• Equity at exit: $23,768

Cash invested: $76,972 (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 33823

• Home prices YoY: -24.5%
• Rents YoY: 3.2%
• Active inventory: 483
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$178 /mo · $2,141/yr
• Insurance: −$115
• HOA: −$36
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-45

Break-even live

Break-even rent $2,241

Max offer price $266,978

Occupancy floor 97%

Sensitivity live

Price	-10% $111	-5% $33	+0% $-45	+5% $-123	+10% $-200
Rent	-10% $-217	-5% $-131	+0% $-45	+5% $41	+10% $128
Rate	-1.0pp $94	-0.5pp $25	base $-45	+0.5pp $-116	+1.0pp $-189

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Auburn Preserve Blvd Auburndale, FL	3.0	2.0	1498	$2,075	$1.39	5d	1	0.28mi
2288 Erikson Park Cir Auburndale, FL	3.0–5.0	2.0–3.0	2052	$2,095	$1.02	5d	13	0.64mi
1043 Bethpage Rd Auburndale, FL	3.0	2.0	1191	$1,759	$1.48	21d	1	1.16mi
937 Montgomery Ln Polk City, FL	4.0	2.0	1843	$2,700	$1.47	25d	1	1.23mi

HOA detail

• Monthly dues: $36 · $432/yr

Listing history 9 events

1. 2026-05-26
   listed $274,900 Active
2. 2019-02-25
   soldstatus $193,600
3. 2019-02-22
   soldstatus $193,600 Sold 148-char remark

   Show marketing remark (148 chars)

   Check out this 3BR/2BA home located in Auburndale. Spacious living room, dining room/kitchen combo, covered rear patio and a vinyl fenced back yard.

4. 2019-01-15
   status Pending 148-char remark

   Show marketing remark (148 chars)

   Check out this 3BR/2BA home located in Auburndale. Spacious living room, dining room/kitchen combo, covered rear patio and a vinyl fenced back yard.

5. 2019-01-07
   listed $190,000 Active 148-char remark

   Show marketing remark (148 chars)

   Check out this 3BR/2BA home located in Auburndale. Spacious living room, dining room/kitchen combo, covered rear patio and a vinyl fenced back yard.

6. 2013-12-31
   soldstatus $149,800 258-char remark

   Show marketing remark (258 chars)

   At Auburn Preserve, residents will enjoy a quiet environment, yet have easy access to nearly all of Polk County as it is just a few miles from both I-4 and the Polk Parkway. The community is also right down the street from the new Florida Polytechnic campus.

7. 2013-08-27
   listed $149,800 258-char remark

   Show marketing remark (258 chars)

   At Auburn Preserve, residents will enjoy a quiet environment, yet have easy access to nearly all of Polk County as it is just a few miles from both I-4 and the Polk Parkway. The community is also right down the street from the new Florida Polytechnic campus.

8. 2011-11-23
   soldstatus $511,000
9. 2011-05-24
   soldstatus $375,100

ⓘ 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: $2,141 · $178/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$141/yr (+$12/mo · 6.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,213
• − Mortgage interest: −$15,399
• − Property taxes: −$2,141
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − HOA: −$432
• − Depreciation: −$7,997
• Taxable loss: −$5,324
• Est. tax savings @ 24.0%: +$1,278
• After-tax cash flow: $740/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 — Auburndale

• Score: 83/100
• State rank: #48
• US rank: #905

Category grades

Amenities C- Commute C- Cost of living A+ Crime C+ Employment C 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: 41,779
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 41,779
• Household income: $71,485
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 821.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 7% Cuban 1%
• Common ancestry: Hispanic 3% Lithuanian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, Philippines
• Languages at home: 79% English-only · Spanish 15% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -102.70%
• Current HPI: 316.9436
• Rent YoY: ▲ 3.18%
• 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

-26.7% since first listed

9 events — show timeline

• 2026-05-26 Listed $274,900 Stellar MLS as Distributed by MLS Grid
• 2019-02-25 Sold (Public Records) $193,600 Public Records
• 2019-02-22 Sold (MLS) $193,600 Stellar MLS as Distributed by MLS Grid
• 2019-01-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-01-07 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2013-12-31 Sold (MLS) $149,800 Stellar MLS as Distributed by MLS Grid
• 2013-08-27 Listed $149,800 Stellar MLS as Distributed by MLS Grid
• 2011-11-23 Sold (Public Records) $511,000 Public Records
• 2011-05-24 Sold (Public Records) $375,100 Public Records

Property tax history

+19.2%/yr

Latest (2025): $2,141 · +3.4% YoY. Source: county tax records.