6118 Topher Trl #6118 · Fuller Heights, FL 33860

$112,900

2 bd · 1.0 ba · 662 sqft · Condo · 30 Days on market

Built 1984 $390/mo HOA · 26% 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 +15.1/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First floor unit on golf course in ImperiaLakes. Move in ready. New paint, a/c compressor replaced in 2011. Near shopping, schools and medical. Great rental or full time occupancy. Short and long term rentals allowed.

Key facts

• Community pool
• End unit
• Walkin closets

Tags

• END UNIT
• WALKIN CLOSETS
• COMMUNITY POOL
• BACK CONCRETE PAD

Property features AI

Finance

• Financial info: Total annual fees $4,680; No lease restrictions indicated
• HOA & community: Monthly HOA fee of $390 (includes pool); Association name: Ken Perrault; Association fee required; Clubhouse in the community; Cats and dogs allowed

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available
• Home design: Residential condominium; One story; First-floor unit; Unit faces east
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building number 6118
• Exterior features: Other exterior features; Landscaped with trees; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room/dining room combo; 4 total rooms
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $113k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (11.2% below list).
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $100k (11.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#720 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B; Watch: amenities F, commute F, health & safety D-.
• 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: Mulberry Senior High School (math 21% / reading 36%, grade F, #458 of 667 statewide, top 69%, 1,315 students, 57% FRL) — zoned schools at 57% FRL track the district average.
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-12 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 180 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 of loan paydown is wiped out by about $3k 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 30 days — a 2% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask is 842% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $113k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; HOA is 26% of rent.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,220 (11.2% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.35% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.59% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.19×
• Total profit: $-25,675
• Equity at exit: $16,834

10-year hold

• IRR: -27.0%
• Equity multiple: -0.16×
• Total profit: $-36,696
• Equity at exit: $9,762

Cash invested: $31,612 (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 33860

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 180
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$592
• Tax est. 1.5%: −$141 /mo · $1,694/yr
• Insurance: −$47
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$390
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-88

Break-even live

Break-even rent $1,640

Max offer price $100,220

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6125 Topher Trl Unit 62A Mulberry, FL	2.0	1.0	662	$1,395	$2.11	14d	1	0.07mi
6125 Topher Trl Mulberry, FL	2.0	1.0	662	$1,450	$2.19	23d	1	0.07mi
1000 Carlton Arms Dr Lakeland, FL	2.0	1.0–2.0	877	$1,328	$1.51	23d	1	1.46mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $112,900 Active 30 DOM
2. 2026-06-17
   days on market $112,900 Active 29 DOM
3. 2026-06-16
   days on market $112,900 Active 28 DOM
4. 2026-06-15
   days on market $112,900 Active 27 DOM
5. 2026-06-13
   pricedays on market $112,900 Active 25 DOM
6. 2026-06-10
   days on market $113,900 Active 22 DOM
7. 2026-06-09
   days on market $113,900 Active 21 DOM
8. 2026-06-08
   days on market $113,900 Active 20 DOM
9. 2026-06-08
   price $113,900 Active 19 DOM
10. 2026-06-07
    days on market $117,900 Active 19 DOM
11. 2026-06-05
    days on market $117,900 Active 16 DOM
12. 2026-06-03
    days on market $117,900 Active 15 DOM
13. 2026-06-03
    days on market $117,900 Active 14 DOM
14. 2026-06-01
    days on market $117,900 Active 13 DOM
15. 2026-05-31
    days on market $117,900 Active 12 DOM
16. 2026-05-19
    price $119,900
17. 2026-05-19
    listed $11,990 Active
18. 2016-01-22
    soldstatus $50,000 Sold 218-char remark

    Show marketing remark (218 chars)

    First floor unit on golf course in ImperiaLakes. Move in ready. New paint, a/c compressor replaced in 2011. Near shopping, schools and medical. Great rental or full time occupancy. Short and long term rentals allowed.

19. 2016-01-12
    status Pending 218-char remark

    Show marketing remark (218 chars)

    First floor unit on golf course in ImperiaLakes. Move in ready. New paint, a/c compressor replaced in 2011. Near shopping, schools and medical. Great rental or full time occupancy. Short and long term rentals allowed.

20. 2016-01-05
    listed $51,900 Active 218-char remark

    Show marketing remark (218 chars)

    First floor unit on golf course in ImperiaLakes. Move in ready. New paint, a/c compressor replaced in 2011. Near shopping, schools and medical. Great rental or full time occupancy. Short and long term rentals allowed.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $18,346
• − Mortgage interest: −$6,324
• − Property taxes: −$1,694
• − Insurance: −$2,067
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − HOA: −$4,680
• − Depreciation: −$3,284
• Taxable loss: −$2,638
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $-418/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 — Fuller Heights

• Score: 63/100
• State rank: #720
• US rank: #15426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fuller Heights, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 24,892
• Household income: $65,710
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 583.0

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 0.60)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 12% Black 10% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 70% English-only · Spanish 28% 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: ▼ -101.08%
• Current HPI: 349.7266
• Rent YoY: ▲ 1.59%
• 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

+131.0% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Listed $11,990 Stellar MLS as Distributed by MLS Grid
• 2016-01-22 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-01-05 Listed $51,900 Stellar MLS as Distributed by MLS Grid