860 Lusk Pl · Bartow, FL 33830

$165,000

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 10 Days on market

Built 1945 0.30 ac lot

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Why this score? — see what drove the C+ 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Located in the heart of downtown Bartow, this 3-bedroom, 1.5-bath home sits proudly on a spacious corner lot and is full of potential. With a roof that’s only a few years old and newer windows already in place, some of the big-ticket items have been taken care of—giving you a strong head start. The home offers a solid layout and great bones, making it an ideal opportunity for a buyer looking to add their personal touch and bring it to life. Whether you're a first-time buyer, investor, or someone with a vision, this property has the foundation to become something truly special. Enjoy the freedom of no HOA and a fully fenced yard, perfect fo

Key facts

• Newer windows
• No hoa
• Fully fenced yard

Tags

• CORNER LOT
• NEWER WINDOWS
• NO HOA
• FULLY FENCED YARD
• DOWNTOWN BARTOW

Property features AI

Finance

• Other: Zoning: R-1A; Lot approximately 0.3 acres (about 128 x 100); Total acreage listed as 1/4 to less than 1/2
• HOA & community: No association indicated

Exterior

• Parking: Driveway and open parking; Carport with 2 spaces; Garage (20 x 14)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available and connected; Electricity available
• Home design: Single-family residence; One story; Home faces north; Homesteaded
• Construction: Block and vinyl siding construction; Shingle roof; Slab foundation; Building area approximately 1,940 sq ft
• Exterior features: Exterior lighting; Chain link fence; Corner lot; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

Location & tenants

• Location reads 68/100 on livability (#526 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D-, amenities 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 (+2.7%/yr); 386 active listings in the ZIP; 14 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 34% 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 $1k of loan paydown is wiped out by about $5k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $76k; list at $165k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.08% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,123
• Equity at exit: $24,602

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $30,441
• Equity at exit: $14,266

Cash invested: $46,200 (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 33830

• Home prices YoY: -19.8%
• Rents YoY: 2.7%
• Active inventory: 386
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$865
• Tax from tax record: −$69 /mo · $823/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $411

Break-even live

Break-even rent $1,269

Max offer price $165,000

Occupancy floor 72%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
990 E Bay St Bartow, FL	3.0	2.0	1188	$1,295	$1.09	10d	1	0.06mi
1060 E Wabash St Bartow, FL	3.0	2.0	1758	$1,650	$0.94	23d	1	0.32mi
1850 Martin Luther King Junior Blvd Bartow, FL	3.0	2.0	1174	$1,795	$1.53	14d	1	0.57mi
1999 Marshall St Unit 2 Bartow, FL	3.0	2.0	1281	$1,800	$1.41	23d	1	0.58mi
2025 Dunbar St Unit 2025 Bartow, FL	3.0	2.0	1333	$1,700	$1.28	23d	1	0.65mi
820 S Floral Ave Bartow, FL	2.0	1.5	1112	$1,200	$1.08	23d	1	0.66mi
2060 Martin Luther King Jr Blvd Bartow, FL	2.0	1.0	1120	$1,200	$1.07	23d	1	0.68mi
1070 E Church St Unit A Bartow, FL	4.0	2.5	1362	$1,850	$1.36	14d	1	0.69mi
1070 E Church St Bartow, FL	4.0	2.5	1384	$1,900	$1.37	14d	1	0.69mi
1705 Davis Ave Bartow, FL	3.0	2.0	1828	$2,500	$1.37	23d	1	0.74mi
2255 E Helen Cir Bartow, FL	4.0	2.0	1515	$2,695	$1.78	21d	1	1.13mi
710 Childs Ave Unit 1 Bartow, FL	3.0	2.0	1137	$2,100	$1.85	23d	1	1.30mi
550 Battle Ave Unit 550 Bartow, FL	4.0	2.0	1708	$1,250	$0.73	3d	1	1.37mi
980 Waldon Ave Bartow, FL	3.0	2.0	1050	$1,550	$1.48	23d	1	1.50mi

Listing history 7 events

1. 2026-05-06
   status Pending
2. 2026-04-30
   status Active
3. 2026-04-25
   status Pending
4. 2026-04-21
   listed $165,000 Active
5. 2004-01-14
   soldstatus $75,900
6. 1984-07-01
   soldstatus $26,000
7. 1974-03-01
   soldstatus $20,500

ⓘ 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: $823 · $69/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$546/yr (+$46/mo · 66.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,473
• − Mortgage interest: −$9,243
• − Property taxes: −$823
• − Insurance: −$825
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$4,800
• Taxable income: $2,346
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $4,369/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 — Bartow

• Score: 68/100
• State rank: #526
• US rank: #9835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bartow, FL
• County: Polk County · 740,051 people
• City population: 33,740
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 33,740
• Household income: $63,918
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 681.0

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 22% Black 18% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 5%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% 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: ▼ -82.47%
• Current HPI: 333.3392
• Rent YoY: ▲ 2.72%
• 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

+704.9% since first listed

7 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2004-01-14 Sold (Public Records) $75,900 Public Records
• 1984-07-01 Sold (Public Records) $26,000 Public Records
• 1974-03-01 Sold (Public Records) $20,500 Public Records

Property tax history

+11.7%/yr

Latest (2025): $823 · +22.7% YoY. Source: county tax records.