885 Freedom Blvd · Haines City, FL 33837

$340,000

5 bd · 3.0 ba · 2,526 sqft · SingleFamily public records · 61 Days on market

Built 2016 6,016 sqft lot $16/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 +12.7/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Galen; beautiful two-story home features 4 spacious bedrooms and 2.5 bathrooms. Need a home office? Or maybe a den? The possibilities are endless with the flex room. This home comes complete with blinds and all major appliances. Enjoy the convenience of being minutes away from I-4, shopping and entertainment. * * Property Tax dollar amount for 2015 is an approximate.

Key facts

• Flex room
• Tile flooring
• Extended patio

Tags

• FLEX ROOM
• TILE FLOORING
• OPEN-CONCEPT LAYOUT
• FULLY FENCED BACKYARD
• EXTENDED PATIO
• ROOF REPLACED

Property features AI

Finance

• Other: Homestead exemption claimed; Universal property identifier available
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (managed by specialty management company); Quarterly association fee of $50 (monthly equivalent $16.67); Playground in the community; Pets allowed with breed restrictions

Exterior

• Parking: Common parking and driveway; Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Two stories; Facing east
• Construction: Block, stucco and frame construction; Shingle roof; Slab foundation; Built on a 0.14-acre lot
• Exterior features: Patio; Sliding doors; Vinyl fencing; Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Range hood; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen/family room combo; Open floorplan; Thermostat; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Laundry room on upper level; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-40 ($-483/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (18.6% below list).
• Recommended offer: $277k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#285 in FL, #4,575 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Horizons Elementary School (math 37% / reading 39%, grade F, #1,587 of 2,144 statewide, top 74%, 1,468 students, 42% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL).
• Market conditions: Rents soft (-2.7%/yr); 1382 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% 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 $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 61 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $225k; list at $340k implies a 51% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,810 (18.6% 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 61 days. Have you received any prior offers? Is the seller open to a 19% 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 D-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: 0.81% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 10.2

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-65,807
• Equity at exit: $50,695

10-year hold

• IRR: -21.5%
• Equity multiple: 0.03×
• Total profit: $-92,094
• Equity at exit: $29,397

Cash invested: $95,200 (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 33837

• Home prices YoY: -33.9%
• Rents YoY: -2.7%
• Active inventory: 1382
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,768 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$286 /mo · $3,437/yr
• Insurance: −$142
• HOA: −$16
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $-40

Break-even live

Break-even rent $2,819

Max offer price $332,883

Occupancy floor 96%

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Bella Dr Davenport, FL	5.0	3.0	2776	$2,500	$0.90	3d	1	0.23mi
244 Hamlet Rd Davenport, FL	5.0	3.0	3219	$3,000	$0.93	14d	1	0.26mi
1724 Buckeye Rd Davenport, FL	4.0	2.0	1867	$2,450	$1.31	23d	1	0.37mi
203 Bella Dr Davenport, FL	4.0	2.0	1867	$2,205	$1.18	3d	1	0.38mi
3734 Haddon Ave Davenport, FL	5.0	4.0	3162	$2,695	$0.85	23d	1	0.44mi
2617 Magnolia Ave Davenport, FL	4.0	3.0	2523	$2,700	$1.07	23d	1	0.47mi
3293 Ellsworth Ave Davenport, FL	5.0	3.0	2615	$2,545	$0.97	23d	1	0.48mi
3418 Haven Side Rd Davenport, FL	4.0	3.0	2203	$2,495	$1.13	23d	1	0.50mi
2343 Canyon Oak Dr Davenport, FL	4.0	2.0	1867	$2,150	$1.15	14d	1	0.51mi
2510 Declaration St Davenport, FL	3.0–5.0	2.0–3.0	2136	$2,354	$1.10	3d	2	0.67mi
2429 Maidens Bluff Ave Unit Cali Davenport, FL	4.0	2.0	1828	$2,469	$1.35	3d	1	0.70mi
1055 Andean Ln Davenport, FL	5.0	3.0	2447	$2,551	$1.04	3d	1	0.95mi
2043 Punch Bowl Ave Davenport, FL	4.0	2.0	1930	$2,250	$1.17	14d	1	1.02mi
160 Eagleview Loop Davenport, FL	5.0	3.0	2522	$4,200	$1.67	23d	1	1.04mi
384 Citrus Pointe Dr Davenport, FL	4.0	2.0	1820	$2,250	$1.24	23d	1	1.05mi
405 Noble Ave Davenport, FL	4.0	2.0	1867	$2,330	$1.25	23d	1	1.05mi
905 Citrus Reserve Blvd Davenport, FL	4.0	3.0	2109	$2,800	$1.33	14d	1	1.08mi
353 Citrus Pointe Dr Davenport, FL	4.0	2.5	1923	$2,285	$1.19	3d	1	1.10mi
334 Cadiz Loop Davenport, FL	5.0	3.5	2345	$2,500	$1.07	23d	1	1.14mi
737 Citrus Reserve Blvd Davenport, FL	4.0	2.0	2080	$3,000	$1.44	23d	1	1.15mi
1713 White Water Ct Davenport, FL	4.0	2.5	1932	$2,350	$1.22	23d	1	1.19mi
497 Noble Ave Davenport, FL	4.0	2.0	1989	$2,300	$1.16	23d	1	1.21mi
1257 Hendon Loop Davenport, FL	4.0	3.0	1775	$2,460	$1.39	14d	1	1.23mi
1449 Cumberland Ave Davenport, FL	4.0	2.5	1879	$2,550	$1.36	3d	1	1.26mi
112 Andalusia Loop Davenport, FL	4.0	2.0	1972	$2,016	$1.02	21d	1	1.29mi
1246 Red Hill Rd Davenport, FL	4.0	2.0	1867	$2,280	$1.22	3d	1	1.31mi
1004 Brooklet Dr Davenport, FL	4.0	2.0	1875	$2,230	$1.19	2d	1	1.37mi
3303 Massee Rd Davenport, FL	5.0	3.0	2500	$3,500	$1.40	23d	1	1.39mi
569 Disa Dr Davenport, FL	4.0	2.0	1767	$2,200	$1.25	3d	1	1.42mi
2732 Gentle Rain Dr Davenport, FL	4.0	2.0	2120	$2,800	$1.32	23d	1	1.43mi
584 Disa Dr Davenport, FL	4.0	2.0	1767	$2,200	$1.25	3d	1	1.45mi
687 Park Place Blvd Davenport, FL	5.0	3.0	2447	$2,399	$0.98	23d	1	1.46mi
316 Bandon Dunes Loop Davenport, FL	4.0	2.5	1950	$2,550	$1.31	23d	1	1.49mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 13 events

1. 2026-05-31
   status $340,000 Pending 61 DOM
2. 2026-05-21
   price $340,000
3. 2026-05-01
   price $350,000
4. 2026-03-30
   listed $355,000 Active
5. 2016-11-12
   soldstatus $225,000 Sold 370-char remark

   Show marketing remark (370 chars)

   Galen; beautiful two-story home features 4 spacious bedrooms and 2.5 bathrooms. Need a home office? Or maybe a den? The possibilities are endless with the flex room. This home comes complete with blinds and all major appliances. Enjoy the convenience of being minutes away from I-4, shopping and entertainment. * * Property Tax dollar amount for 2015 is an approximate.

6. 2016-08-29
   status Pending 370-char remark

   Show marketing remark (370 chars)

   Galen; beautiful two-story home features 4 spacious bedrooms and 2.5 bathrooms. Need a home office? Or maybe a den? The possibilities are endless with the flex room. This home comes complete with blinds and all major appliances. Enjoy the convenience of being minutes away from I-4, shopping and entertainment. * * Property Tax dollar amount for 2015 is an approximate.

7. 2016-08-26
   status Active 370-char remark

   Show marketing remark (370 chars)

   Galen; beautiful two-story home features 4 spacious bedrooms and 2.5 bathrooms. Need a home office? Or maybe a den? The possibilities are endless with the flex room. This home comes complete with blinds and all major appliances. Enjoy the convenience of being minutes away from I-4, shopping and entertainment. * * Property Tax dollar amount for 2015 is an approximate.

8. 2016-07-26
   status Pending 370-char remark

   Show marketing remark (370 chars)

   Galen; beautiful two-story home features 4 spacious bedrooms and 2.5 bathrooms. Need a home office? Or maybe a den? The possibilities are endless with the flex room. This home comes complete with blinds and all major appliances. Enjoy the convenience of being minutes away from I-4, shopping and entertainment. * * Property Tax dollar amount for 2015 is an approximate.

9. 2016-07-13
   price $229,999 370-char remark

   Show marketing remark (370 chars)

   Galen; beautiful two-story home features 4 spacious bedrooms and 2.5 bathrooms. Need a home office? Or maybe a den? The possibilities are endless with the flex room. This home comes complete with blinds and all major appliances. Enjoy the convenience of being minutes away from I-4, shopping and entertainment. * * Property Tax dollar amount for 2015 is an approximate.

10. 2016-07-05
    price $234,490 370-char remark

    Show marketing remark (370 chars)

    Galen; beautiful two-story home features 4 spacious bedrooms and 2.5 bathrooms. Need a home office? Or maybe a den? The possibilities are endless with the flex room. This home comes complete with blinds and all major appliances. Enjoy the convenience of being minutes away from I-4, shopping and entertainment. * * Property Tax dollar amount for 2015 is an approximate.

11. 2016-06-03
    price $231,490 370-char remark

    Show marketing remark (370 chars)

    Galen; beautiful two-story home features 4 spacious bedrooms and 2.5 bathrooms. Need a home office? Or maybe a den? The possibilities are endless with the flex room. This home comes complete with blinds and all major appliances. Enjoy the convenience of being minutes away from I-4, shopping and entertainment. * * Property Tax dollar amount for 2015 is an approximate.

12. 2016-05-02
    price $230,490 370-char remark

    Show marketing remark (370 chars)

    Galen; beautiful two-story home features 4 spacious bedrooms and 2.5 bathrooms. Need a home office? Or maybe a den? The possibilities are endless with the flex room. This home comes complete with blinds and all major appliances. Enjoy the convenience of being minutes away from I-4, shopping and entertainment. * * Property Tax dollar amount for 2015 is an approximate.

13. 2016-04-19
    listed $228,490 Active 370-char remark

    Show marketing remark (370 chars)

    Galen; beautiful two-story home features 4 spacious bedrooms and 2.5 bathrooms. Need a home office? Or maybe a den? The possibilities are endless with the flex room. This home comes complete with blinds and all major appliances. Enjoy the convenience of being minutes away from I-4, shopping and entertainment. * * Property Tax dollar amount for 2015 is an approximate.

ⓘ 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: $3,437 · $286/mo
• Projected year-2 tax: $3,437 · $286/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 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,217
• − Mortgage interest: −$19,045
• − Property taxes: −$3,437
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,657
• − Management: −$2,657
• − HOA: −$192
• − Depreciation: −$9,891
• Taxable loss: −$6,363
• Est. tax savings @ 24.0%: +$1,527
• After-tax cash flow: $1,044/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 — Haines City

• Score: 74/100
• State rank: #285
• US rank: #4575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 51,255
• 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

+48.8% since first listed

12 events — show timeline

• 2026-05-21 Price Changed $340,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listed $355,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-12 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-08-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-07-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-07-13 Price Changed $229,999 Stellar MLS as Distributed by MLS Grid
• 2016-07-05 Price Changed $234,490 Stellar MLS as Distributed by MLS Grid
• 2016-06-03 Price Changed $231,490 Stellar MLS as Distributed by MLS Grid
• 2016-05-02 Price Changed $230,490 Stellar MLS as Distributed by MLS Grid
• 2016-04-19 Listed $228,490 Stellar MLS as Distributed by MLS Grid

Property tax history

+22.8%/yr

Latest (2025): $3,437 · +6.2% YoY. Source: county tax records.