6043 Crafton Dr · Lakeland, FL 33809

$325,000

2 bd · 1.0 ba · 1,650 sqft · MultiFamily public records · 97 Days on market

Built 1982 7,126 sqft lot

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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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well maintained duplex. 2 bedrooms 1.5 baths with washer/dryer hookups. New roof. Stable rental history. Easy access to Interstate 4. Owner motivated! Bring Offers!

Key facts

• 7,126 sq ft lot
• Built 1982
• Listed 97 days

Property features AI

Finance

• Other: Two separate water meters
• Financial info: Gross income reported: $31,200; Annual net income reported: $29,925; Gross lease terms; Tenants pay electricity, sewer, trash collection and water
• HOA & community: No association; Pets allowed

Exterior

• Parking: Assigned parking
• Utilities: Public water; Septic tank sewer; Cable connected
• Home design: Duplex (Residential Income); Single-story
• Construction: Block construction; Shingle roof; Slab foundation; Completed property condition; One building on the lot
• Exterior features: Paved, publicly maintained road access; Lot approximately 0.16 acres (0 to less than 1/4 acre)

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 4 bedrooms total; Two 2-bedroom units (both occupied)
• Flooring: Ceramic tile
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Window treatments; Inside utility
• Laundry & utility: Laundry in kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $50 ($602/yr) — positive. Per door: $25/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (14.1% below list).
• Recommended offer: $279k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute 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: Edgar L. Padgett Elementary (math 43% / reading 37%, grade F, #1,491 of 2,144 statewide, top 70%, 529 students, 57% FRL); Lake Gibson Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 1,218 students, 56% FRL); Lake Gibson Senior High School (math 16% / reading 38%, grade F, #478 of 667 statewide, top 73%, 2,080 students, 49% FRL).
• Market conditions: Rents flat; 263 active listings in the ZIP; 17 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).
• At $2,792/mo this rent would consume 48% of the median local household income ($70k/yr) (locally 924% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 97 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $150k; list at $325k implies a 117% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,200 (14.1% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.65% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.39×
• Total profit: $-55,936
• Equity at exit: $48,459

10-year hold

• IRR: -15.0%
• Equity multiple: 0.23×
• Total profit: $-69,903
• Equity at exit: $28,100

Cash invested: $91,000 (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 33809

• Home prices YoY: -20.9%
• Rents YoY: 0.7%
• Active inventory: 263
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $2,792 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$316 /mo · $3,790/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $50

Break-even live

Break-even rent $2,729

Max offer price $325,000

Occupancy floor 93%

Sensitivity live

Price	-10% $234	-5% $142	+0% $50	+5% $-42	+10% $-134
Rent	-10% $-170	-5% $-60	+0% $50	+5% $160	+10% $271
Rate	-1.0pp $214	-0.5pp $133	base $50	+0.5pp $-34	+1.0pp $-120

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,792
Total (2 units)			$2,792

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6131 Doe Cir E Lakeland, FL	3.0	2.0	1353	$1,700	$1.26	16d	1	0.26mi
6120 Burnett St Lakeland, FL	1.0–3.0	1.0–2.0	1002	$1,910	$1.91	5d	21	0.54mi
5817 Daughtery Downs Loop Lakeland, FL	3.0	2.0	1609	$1,800	$1.12	25d	1	0.61mi
5817 Daughtery Downs Loop Lakeland, FL	3.0	2.0	1609	$1,800	$1.12	16d	1	0.61mi
5818 Bambi Dr Lakeland, FL	3.0	2.0	1401	$2,200	$1.57	25d	1	0.65mi
734 Fox Lake Dr Lakeland, FL	3.0	2.0	1337	$1,910	$1.43	5d	1	0.81mi
907 Swann Dr Lakeland, FL	3.0	3.0	1601	$1,960	$1.22	16d	1	0.88mi
142 Lindale St Lakeland, FL	3.0	2.0	1480	$1,895	$1.28	25d	1	0.92mi
858 Fox Lake Dr Unit 858 Lakeland, FL	3.0	2.0	1302	$1,495	$1.15	12d	1	0.93mi
111 Lindale St Lakeland, FL	3.0	2.0	1400	$2,350	$1.68	25d	1	0.98mi
236 Village Crest Ct Lakeland, FL	2.0	2.0	1142	$1,550	$1.36	15d	1	0.99mi
206 Mary Catherine Ct Lakeland, FL	3.0	2.0	1254	$1,725	$1.38	25d	1	1.02mi
5227 Grace St E Lakeland, FL	3.0	2.0	1062	$1,775	$1.67	25d	1	1.06mi
7867 Country Chase Ave Lakeland, FL	3.0	2.0	1896	$1,900	$1.00	25d	1	1.31mi
7702 Chase Rd Lakeland, FL	2.0	2.0	1768	$1,600	$0.90	25d	1	1.43mi
8006 Brookeshire Dr Lakeland, FL	3.0	2.0	1301	$1,890	$1.45	21d	1	1.48mi
6268 Sandpipers Dr Lakeland, FL	2.0	2.0	1484	$1,995	$1.34	25d	1	1.49mi

Listing history 23 events

1. 2026-06-22
   days on market $325,000 Active 97 DOM
2. 2026-06-18
   days on market $325,000 Active 94 DOM
3. 2026-06-17
   days on market $325,000 Active 93 DOM
4. 2026-06-16
   days on market $325,000 Active 92 DOM
5. 2026-06-15
   days on market $325,000 Active 91 DOM
6. 2026-06-13
   days on market $325,000 Active 89 DOM
7. 2026-06-10
   days on market $325,000 Active 86 DOM
8. 2026-06-09
   days on market $325,000 Active 85 DOM
9. 2026-06-08
   days on market $325,000 Active 84 DOM
10. 2026-06-07
    days on market $325,000 Active 83 DOM
11. 2026-06-05
    days on market $325,000 Active 80 DOM
12. 2026-06-03
    days on market $325,000 Active 79 DOM
13. 2026-06-03
    days on market $325,000 Active 78 DOM
14. 2026-06-01
    days on market $325,000 Active 77 DOM
15. 2026-05-31
    days on market $325,000 Active 76 DOM
16. 2026-03-16
    listed $325,000 Active
17. 2018-08-13
    soldstatus $149,900
18. 2018-08-10
    soldstatus $149,900 Sold 164-char remark

    Show marketing remark (164 chars)

    Well maintained duplex. 2 bedrooms 1.5 baths with washer/dryer hookups. New roof. Stable rental history. Easy access to Interstate 4. Owner motivated! Bring Offers!

19. 2018-07-09
    status Pending 164-char remark

    Show marketing remark (164 chars)

    Well maintained duplex. 2 bedrooms 1.5 baths with washer/dryer hookups. New roof. Stable rental history. Easy access to Interstate 4. Owner motivated! Bring Offers!

20. 2018-07-06
    listed $149,900 Active 164-char remark

    Show marketing remark (164 chars)

    Well maintained duplex. 2 bedrooms 1.5 baths with washer/dryer hookups. New roof. Stable rental history. Easy access to Interstate 4. Owner motivated! Bring Offers!

21. 2004-05-14
    soldstatus $68,300
22. 2003-03-20
    soldstatus $60,000
23. 1996-07-24
    soldstatus $51,200

ⓘ 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: $3,790 · $316/mo
• Projected year-2 tax: $3,790 · $316/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 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,504
• − Mortgage interest: −$18,205
• − Property taxes: −$3,790
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − Depreciation: −$9,455
• Taxable loss: −$4,931
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $1,785/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 — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ 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: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,797
• Household income: $70,066
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 924.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 11% Two or more races 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 9% Cuban 1% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -79.46%
• Current HPI: 301.3054
• Rent YoY: ▲ 0.65%
• 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

+534.8% since first listed

8 events — show timeline

• 2026-03-16 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-13 Sold (Public Records) $149,900 Public Records
• 2018-08-10 Sold (MLS) $149,900 Stellar MLS as Distributed by MLS Grid
• 2018-07-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-07-06 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2004-05-14 Sold (Public Records) $68,300 Public Records
• 2003-03-20 Sold (Public Records) $60,000 Public Records
• 1996-07-24 Sold (Public Records) $51,200 Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,790 · +6.5% YoY. Source: county tax records.