1676 Sweet Sapling Ct · Four Corners, FL 33837

$279,990

3 bd · 2.5 ba · 1,674 sqft · Land · 71 Days on market

Built 2026 2,194 sqft lot $150/mo HOA · 6% of rent

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Why this score? — see what drove the F 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 +9.5/30.0
• ARV discount +7.5/15.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tile on the 1st Floor, 42 inch Espresso Cabinets, Granite countertop, All Stainless appliance, with top loaded washer & Dryer, Cable and internet included.

Key facts

• $150 HOA
• Garage
• Built 2026

Property features AI

Finance

• Other: Home warranty included
• Financial info: Other annual assessment: $2,040; Total monthly fees: $150; Total annual fees: $1,800; Lease restrictions apply
• HOA & community: HOA: Ryan Homes; Monthly HOA fee $150 (includes cable TV, internet, grounds maintenance); Community amenities: Park, Playground; Pets allowed

Exterior

• Parking: Attached garage (1 car, 10 x 21)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Public utilities
• Home design: Townhouse (attached); Two levels; New construction; Facing south
• Construction: Block, stucco, and frame construction; Shingle roof; Slab foundation; Builder: Ryan Homes (Model: MAYPORT); Projected completion: 2026-04-30
• Exterior features: Covered patio; Patio; Sliding doors; Sidewalk; Paved lot/road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; High ceilings; Kitchen/family room combo; Living room/dining room combo; Solid surface counters; Stone counters; Thermostat; Walk-in closet(s); ENERGY STAR qualified windows; Smoke detector(s)
• Laundry & utility: Inside laundry on upper level; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (14.5% below list).
• Recommended offer: $239k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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); Davenport High School (2,333 students, 37% FRL) — zoned schools average 37% FRL vs 60% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.7%/yr); 1382 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 35% of the median local income ($81k/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 71 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 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 $239,267 (14.5% 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. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 15% 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 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?
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: 0.85% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 9.8

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: -24.9%
• Equity multiple: 0.18×
• Total profit: $-64,657
• Equity at exit: $41,747

10-year hold

• IRR: -34.9%
• Equity multiple: -0.26×
• Total profit: $-98,850
• Equity at exit: $24,208

Cash invested: $78,397 (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 33837

• Home prices YoY: -33.9%
• Rents YoY: -2.7%
• Active inventory: 1382
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$150
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-195

Break-even live

Break-even rent $2,639

Max offer price $251,811

Occupancy floor —

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: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 Daring Dr Davenport, FL	4.0	2.0	2090	$2,500	$1.20	23d	1	0.44mi
652 Daring Dr Davenport, FL	3.0	2.0	2109	$2,150	$1.02	23d	1	0.52mi
506 Hatteras Rd Davenport, FL	4.0	3.0	2120	$2,890	$1.36	3d	1	0.59mi
700 Daring Dr Davenport, FL	4.0	2.0	1853	$2,350	$1.27	23d	1	0.63mi
316 Heroic Rd Davenport, FL	4.0	3.0	2080	$3,000	$1.44	14d	1	0.64mi
1731 Oceania Ave Davenport, FL	4.0	2.5	2110	$2,560	$1.21	14d	1	0.77mi
1337 Cascade Dr Davenport, FL	3.0	2.0	1506	$2,025	$1.34	14d	1	0.78mi
1824 Brisbane Pl Davenport, FL	3.0	2.0	1596	$2,200	$1.38	19d	1	0.82mi
1011 John Jacob Rd Davenport, FL	3.0	2.0	1555	$2,200	$1.41	23d	1	0.89mi
2788 Pierr St Davenport, FL	3.0	2.5	1700	$2,150	$1.26	14d	1	0.89mi
2821 Pierr St Davenport, FL	3.0	2.5	1873	$2,000	$1.07	23d	1	0.89mi
2172 Desert Rose Dr Davenport, FL	3.0	2.0	1545	$2,250	$1.46	23d	1	0.89mi
1126 James Paul Rd Davenport, FL	4.0	2.5	2041	$2,200	$1.08	14d	1	0.91mi
1106 James Paul Rd Davenport, FL	4.0	2.0	1897	$2,550	$1.34	23d	1	0.91mi
852 Daring Dr Davenport, FL	3.0	2.0	1555	$1,990	$1.28	23d	1	0.96mi
865 Daring Dr Davenport, FL	4.0	2.5	1890	$2,650	$1.40	23d	1	0.99mi
507 Lily Ln Davenport, FL	4.0	2.0	1952	$2,300	$1.18	19d	1	1.11mi
148 Heavenwood Ct Davenport, FL	3.0	2.0	1327	$1,881	$1.42	3d	1	1.12mi
3141 Laurent Loop Davenport, FL	3.0	2.5	1888	$1,950	$1.03	3d	1	1.19mi
3133 Laurent Loop Davenport, FL	3.0	2.5	1834	$2,000	$1.09	23d	1	1.20mi
3255 Laurent Loop Davenport, FL	3.0	2.5	1873	$2,225	$1.19	19d	1	1.22mi
3302 Laurent Loop Davenport, FL	3.0	2.5	1840	$2,230	$1.21	3d	1	1.23mi
2837 Pierr St Davenport, FL	3.0	2.5	1738	$2,100	$1.21	3d	1	1.25mi
1320 Oak Crest St Davenport, FL	4.0	2.0	1850	$2,211	$1.20	14d	1	1.29mi
4052 Oaktree Dr Davenport, FL	4.0	3.0	2172	$2,850	$1.31	14d	1	1.37mi
820 Briargrove Ave Davenport, FL	4.0	2.0	1564	$2,249	$1.44	3d	1	1.38mi
129 Victory Ave Davenport, FL	3.0	2.0	1600	$2,350	$1.47	23d	1	1.41mi
245 Foggy Creek Rd Davenport, FL	3.0	2.0	1440	$2,150	$1.49	23d	1	1.46mi
309 Vizcay Way Davenport, FL	3.0	2.0	1759	$2,435	$1.38	14d	1	1.48mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: internetcable

Listing history 22 events

1. 2026-06-18
   days on market $279,990 Active 71 DOM
2. 2026-06-17
   days on market $279,990 Active 70 DOM
3. 2026-06-16
   days on market $279,990 Active 69 DOM
4. 2026-06-15
   days on market $279,990 Active 68 DOM
5. 2026-06-13
   days on market $279,990 Active 66 DOM
6. 2026-06-10
   days on market $279,990 Active 63 DOM
7. 2026-06-09
   days on market $279,990 Active 62 DOM
8. 2026-06-08
   days on market $279,990 Active 61 DOM
9. 2026-06-07
   days on market $279,990 Active 60 DOM
10. 2026-06-05
    days on market $279,990 Active 57 DOM
11. 2026-06-03
    days on market $279,990 Active 56 DOM
12. 2026-06-03
    days on market $279,990 Active 55 DOM
13. 2026-06-01
    days on market $279,990 Active 54 DOM
14. 2026-05-31
    days on market $279,990 Active 53 DOM
15. 2026-05-19
    price $279,990

    Show marketing remark (161 chars)

    Tile on the 1st Floor, 42 inch Espresso Cabinets, Granite countertop, All Stainless appliance, with top loaded washer & Dryer, Cable and internet included.

16. 2026-05-19
    price $279,990 161-char remark

    Show marketing remark (161 chars)

    Tile on the 1st Floor, 42 inch Espresso Cabinets, Granite countertop, All Stainless appliance, with top loaded washer & Dryer, Cable and internet included.

17. 2026-04-23
    status Active 161-char remark

    Show marketing remark (161 chars)

    Tile on the 1st Floor, 42 inch Espresso Cabinets, Granite countertop, All Stainless appliance, with top loaded washer & Dryer, Cable and internet included.

18. 2026-04-23
    price $289,990 161-char remark

    Show marketing remark (161 chars)

    Tile on the 1st Floor, 42 inch Espresso Cabinets, Granite countertop, All Stainless appliance, with top loaded washer & Dryer, Cable and internet included.

19. 2026-04-17
    historical 161-char remark

    Show marketing remark (161 chars)

    Tile on the 1st Floor, 42 inch Espresso Cabinets, Granite countertop, All Stainless appliance, with top loaded washer & Dryer, Cable and internet included.

20. 2026-04-08
    listed $293,990 Active 161-char remark

    Show marketing remark (161 chars)

    Tile on the 1st Floor, 42 inch Espresso Cabinets, Granite countertop, All Stainless appliance, with top loaded washer & Dryer, Cable and internet included.

21. 2026-04-08
    listed $289,990 Active

    Show marketing remark (161 chars)

    Tile on the 1st Floor, 42 inch Espresso Cabinets, Granite countertop, All Stainless appliance, with top loaded washer & Dryer, Cable and internet included.

22. 2026-01-14
    soldstatus $1,330,000

ⓘ 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: $28,712
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − HOA: −$1,800
• − Depreciation: −$8,145
• Taxable loss: −$7,111
• Est. tax savings @ 24.0%: +$1,707
• After-tax cash flow: $-630/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): 47,389
• Household income: $81,276
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 424.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 42% White 36% Two or more races 16% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 22% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 5% Romanian 3% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 35% French/Haitian/Cajun 6% 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: ▼ -131.62%
• Current HPI: 256.8165
• Rent YoY: ▼ -2.73%
• 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

-78.9% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $279,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Price Changed $279,990 Zillow
• 2026-04-23 Relisted — Zillow
• 2026-04-23 Price Changed $289,990 Zillow
• 2026-04-17 Delisted — Zillow
• 2026-04-08 Listed $293,990 Zillow
• 2026-04-08 Listed $289,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Sold (Public Records) $1,330,000 Public Records