215 Greeley Loop · Four Corners, FL 33897

$299,900

4 bd · 3.0 ba · 2,182 sqft · SingleFamily public records · 7 Days on market

Built 1997 7,701 sqft lot $33/mo HOA · 1% of rent

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• 1% rule +3.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Under contract-accepting backup offers. * * Calling for Highest and Best to be delivered by Tuesday, 6/9, 5:00 EST. * * Welcome to your own slice of the Sunshine State at 215 Greeley Loop. Tucked away in the heart of Davenport, this home isn’t just a place to stay—it’s where your Florida lifestyle truly begins. The heart of the home is an expansive, light-filled living area that flows effortlessly into a kitchen designed for real life, whether that’s a quick morning coffee before heading to the parks or hosting a full-house Sunday dinner. The layout strikes that perfect balance between togetherness and privacy, offering spacious bedrooms that serve as true retre

Key facts

• Easy access to i-4
• 7,701 sq ft lot
• 2 garage spots

Tags

• LIGHT FILLED LIVING AREA
• KITCHEN DESIGNED FOR REAL LIFE
• EASY ACCESS TO I-4

Property features AI

Finance

• Other: Lot approximately 0.18 acres (70 x 110, asphalt road access)
• HOA & community: Part of Westridge Homeowners Association (monthly HOA ≈ $33.33 / $100 quarterly fee listed); Community amenities include clubhouse, park, playground, pool, tennis courts, and basketball court; Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One-story home; East-facing entry
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built using standard residential construction
• Exterior features: Rear screened porch; Private mailbox; In-ground private pool

Interior

• Kitchen: Cooktop; Range; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Tile flooring throughout (where applicable)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floorplan; Kitchen open to family room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (13.1% below list).
• Recommended offer: $261k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.2% in Four Corners — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities F, health & safety 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: Loughman Oaks Elementary School (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 1,052 students, 37% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Davenport High School (2,333 students, 37% FRL) — zoned schools average 44% FRL vs 60% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.7%/yr); 648 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 44% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $246 of equity ($2k loan paydown + $-2k appreciation (-0.6% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $177k; list at $300k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,579 (13.1% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.61×
• Total profit: $-32,727
• Equity at exit: $78,059

10-year hold

• IRR: -5.0%
• Equity multiple: 0.55×
• Total profit: $-37,780
• Equity at exit: $86,902

Cash invested: $83,972 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 648
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,606 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$453 /mo · $5,431/yr
• Insurance: −$125
• HOA: −$33
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-125

Break-even live

Break-even rent $2,764

Max offer price $277,869

Occupancy floor 100%

Sensitivity live

Price	-10% $45	-5% $-40	+0% $-125	+5% $-210	+10% $-294
Rent	-10% $-331	-5% $-228	+0% $-125	+5% $-22	+10% $81
Rate	-1.0pp $26	-0.5pp $-48	base $-125	+0.5pp $-202	+1.0pp $-281

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Prestwick Dr Davenport, FL	5.0	3.0	2648	$880	$0.33	25d	1	0.24mi
108 Grosvenor Loop Davenport, FL	4.0	3.0	1542	$2,200	$1.43	25d	1	0.45mi
908 Troon Cir Davenport, FL	3.0	2.0	1578	$2,500	$1.58	25d	1	0.48mi
272 Willow Bend Dr Davenport, FL	4.0	2.0	1846	$2,190	$1.19	25d	1	0.49mi
419 Buckingham Cir Davenport, FL	4.0	3.0	1940	$2,990	$1.54	25d	1	0.54mi
464 Gleneagles Dr Davenport, FL	4.0	2.0	1700	$2,900	$1.71	25d	1	0.61mi
215 Gleneagles Dr Davenport, FL	5.0	3.0	2451	$2,800	$1.14	25d	1	0.63mi
930 Oxford Dr Unit 1379465P Davenport, FL	5.0	3.0	2378	$6,136	$2.58	23d	1	0.66mi
910 Oxford Dr Unit 1259815P Davenport, FL	4.0	2.0	1754	$6,915	$3.94	23d	1	0.67mi
900 Oxford Dr Unit 1259816P Davenport, FL	3.0	2.5	1894	$6,084	$3.21	5d	1	0.67mi
218 N Hampton Dr Davenport, FL	5.0	3.0	2411	$2,995	$1.24	16d	1	0.73mi
3010 Swinley BLVD Davenport, FL	1.0–3.0	1.0–2.0	1178	$2,230	$1.89	4d	30	0.78mi
944 Lockbreeze Dr Davenport, FL	4.0	3.0	1929	$2,650	$1.37	16d	1	0.79mi
722 Brighton Dr Davenport, FL	3.0	2.0	2057	$2,900	$1.41	25d	1	0.86mi
447 Higher Combe Dr Unit 447 Davenport, FL	4.0	2.0	2045	$2,850	$1.39	25d	1	0.86mi
121 Bloomingdale Dr Davenport, FL	3.0	2.0	1562	$3,100	$1.98	23d	1	0.90mi
421 Lockbreeze Dr Davenport, FL	5.0	4.0	2396	$2,700	$1.13	25d	1	0.95mi
344 Westscott Dr Davenport, FL	3.0	2.0	1560	$1,500	$0.96	25d	1	1.01mi
1131 N Hampton Dr Davenport, FL	4.0	3.0	1919	$2,600	$1.35	16d	1	1.06mi
551 Castlemain Cir Davenport, FL	4.0	2.0	1800	$2,200	$1.22	5d	1	1.07mi
3248 Bella Vista Dr Davenport, FL	4.0	2.5	2180	$2,550	$1.17	25d	1	1.08mi
1153 Solana Cir Davenport, FL	5.0	3.0	2106	$3,100	$1.47	25d	1	1.14mi
3152 Bella Vista Dr Davenport, FL	4.0	2.5	2167	$2,400	$1.11	25d	1	1.18mi
3169 Bella Vista Dr Davenport, FL	3.0	2.0	1483	$1,995	$1.35	16d	1	1.18mi
203 Coco Plum Dr Unit Main Unit Davenport, FL	3.0	2.0	1686	$1,850	$1.10	25d	1	1.19mi
337 Orista Dr Unit 1263250P Davenport, FL	4.0	3.0	1829	$2,258	$1.23	5d	1	1.19mi
243 Palermo St Unit 1018215P Davenport, FL	3.0	3.0	1851	$2,200	$1.19	5d	1	1.20mi
5557 Tranquila Ln Davenport, FL	4.0	2.0	1845	$2,400	$1.30	16d	1	1.21mi
3122 Bella Vista Dr Davenport, FL	3.0	2.0	1484	$2,175	$1.47	5d	1	1.21mi
235 Mango Dr Unit A Davenport, FL	3.0	2.0	1575	$1,750	$1.11	25d	1	1.23mi
333 Terra Lago St Unit 1031923P Davenport, FL	3.0	3.0	1453	$2,170	$1.49	5d	1	1.23mi
402 Halstead Dr Davenport, FL	3.0	2.0	1844	$2,000	$1.08	25d	1	1.23mi
4828 Vellacito Way Davenport, FL	5.0	3.0	2351	$2,600	$1.11	16d	1	1.24mi
4828 Vellacito Way Davenport, FL	5.0	3.0	2287	$2,600	$1.14	5d	1	1.24mi
142 Mango Dr Davenport, FL	3.0	2.0	1784	$1,799	$1.01	25d	1	1.26mi
1042 Calabria Ave Unit 1261192P Davenport, FL	4.0	3.0	1485	$5,169	$3.48	16d	1	1.26mi
251 Caribbean Dr Davenport, FL	3.0	2.0	1800	$1,575	$0.88	25d	1	1.26mi
3079 Bella Vista Dr Davenport, FL	4.0	2.5	2627	$2,550	$0.97	25d	1	1.27mi
3079 Bella Vista Dr Davenport, FL	4.0	3.0	2627	$2,550	$0.97	5d	1	1.27mi
226 Orchid Dr Davenport, FL	3.0	2.0	1508	$1,749	$1.16	21d	1	1.28mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 8 events

1. 2026-06-13
   statusdays on market $299,900 Pending 7 DOM
2. 2026-06-10
   days on market $299,900 Active 6 DOM
3. 2026-06-09
   days on market $299,900 Active 5 DOM
4. 2026-06-08
   remarks 675-char remark
5. 2026-06-08
   days on market $299,900 Active 4 DOM
6. 2026-06-07
   days on market $299,900 Active 3 DOM
7. 2026-06-05
   remarks 669-char remark
8. 2026-06-05
   listed $299,900 Active 1 DOM

ⓘ 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: $5,431 · $453/mo
• Projected year-2 tax: $5,431 · $453/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,269
• − Mortgage interest: −$16,799
• − Property taxes: −$5,431
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,502
• − Management: −$2,502
• − HOA: −$396
• − Depreciation: −$8,724
• Taxable loss: −$6,584
• Est. tax savings @ 24.0%: +$1,580
• After-tax cash flow: $84/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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

+69.3% since first listed

2 events — show timeline

• 2026-06-04 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 1997-04-09 Sold (Public Records) $177,100 Public Records

Property tax history

+8.4%/yr

Latest (2025): $5,431 · +7.2% YoY. Source: county tax records.