3092 Camelot Dr #3092 · Grenelefe, FL 33844

$70,000

1 bd · 1.0 ba · 411 sqft · Condo · 161 Days on market

Built 1978 $161/mo HOA · 13% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 Bedroom 1 Bath Efficiency Condo located in a nice golfing community with alot of amenities. . Your screened in back porch has a beautiful view of the golf course. . All connections of utilities for inspections will be at the buyer's expense. .

Key facts

• Close to restaurants
• Larger kitchen area
• Close to shopping

Tags

• LARGER KITCHEN AREA
• FLOOR TO CEILING CABINETS
• ADDITIONAL SPACE FOR CLOTHES
• CLOSE TO DISNEY ATTRACTIONS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Other: Condo name: CAMELOT CONDO; Unfurnished; Living area reported as 411 sq ft (building area 495 sq ft)
• Financial info: Total annual fees $1,932; Lease restrictions apply
• HOA & community: Monthly HOA dues of $161 (includes common area taxes, reserves, fidelity bond, insurance, structure and grounds maintenance, management, sewer, and trash); Buyer approval required for association; Association fee required; Community mailbox, deed restrictions, street lights; Pets allowed with restrictions (cats OK, dogs OK, breed and number limits)

Exterior

• Parking: Paved access via private maintained road
• Utilities: Private water source; Public sewer; Electricity connected; Broadband/high-speed internet available; Sewer connected; Sprinkler meter; Underground utilities
• Home design: Condominium (attached); Lower-level unit (floor 1); Faces southeast; Two-story building
• Construction: Stone, frame and wood siding construction; Shingle roof; Slab foundation; Completed condition
• Exterior features: Covered rear porch; Exterior lighting; Sidewalk; Sliding doors; Mature landscaping with oak trees; Irrigation equipment

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Open floor plan; Solid surface counters
• Laundry & utility: Outdoor laundry area; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#728 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; 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: Sandhill Elementary School (math 21% / reading 37%, grade F, #1,932 of 2,144 statewide, top 91%, 991 students, 55% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL) — zoned schools at 56% FRL track the district average.
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-16 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 (+1.2%/yr); 1333 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $16k; list at $70k implies a 331% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.77% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.50%
• DSCR: 1.91
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.40×
• Total profit: $7,845
• Equity at exit: $10,437

10-year hold

• IRR: 17.7%
• Equity multiple: 2.32×
• Total profit: $25,853
• Equity at exit: $6,052

Cash invested: $19,600 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1333
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$161
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $335

Break-even live

Break-even rent $816

Max offer price $70,000

Occupancy floor 68%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5060 Sherwood Ln #5060 Haines City, FL	1.0	1.0	373	$875	$2.35	23d	1	0.11mi
5060 Sherwood Ln Haines City, FL	—	1.0	373	$875	$2.35	23d	1	0.11mi

HOA detail condo

• Monthly dues: $161 · $1,932/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $70,000 Active 161 DOM
2. 2026-06-17
   days on market $70,000 Active 160 DOM
3. 2026-06-16
   days on market $70,000 Active 159 DOM
4. 2026-06-15
   days on market $70,000 Active 158 DOM
5. 2026-06-13
   days on market $70,000 Active 156 DOM
6. 2026-06-10
   days on market $70,000 Active 153 DOM
7. 2026-06-09
   days on market $70,000 Active 152 DOM
8. 2026-06-08
   days on market $70,000 Active 151 DOM
9. 2026-06-07
   days on market $70,000 Active 150 DOM
10. 2026-06-05
    days on market $70,000 Active 147 DOM
11. 2026-06-03
    days on market $70,000 Active 145 DOM
12. 2026-06-01
    days on market $70,000 Active 144 DOM
13. 2026-05-31
    days on market $70,000 Active 143 DOM
14. 2026-01-08
    listed $70,000 Active
15. 2022-04-06
    listed $69,500 Active
16. 2016-01-29
    soldstatus $16,250 Sold 245-char remark

    Show marketing remark (245 chars)

    1 Bedroom 1 Bath Efficiency Condo located in a nice golfing community with alot of amenities. . Your screened in back porch has a beautiful view of the golf course. . All connections of utilities for inspections will be at the buyer's expense. .

17. 2015-07-20
    status Pending 245-char remark

    Show marketing remark (245 chars)

    1 Bedroom 1 Bath Efficiency Condo located in a nice golfing community with alot of amenities. . Your screened in back porch has a beautiful view of the golf course. . All connections of utilities for inspections will be at the buyer's expense. .

18. 2015-05-21
    status Active 245-char remark

    Show marketing remark (245 chars)

    1 Bedroom 1 Bath Efficiency Condo located in a nice golfing community with alot of amenities. . Your screened in back porch has a beautiful view of the golf course. . All connections of utilities for inspections will be at the buyer's expense. .

19. 2015-05-08
    status Pending 245-char remark

    Show marketing remark (245 chars)

    1 Bedroom 1 Bath Efficiency Condo located in a nice golfing community with alot of amenities. . Your screened in back porch has a beautiful view of the golf course. . All connections of utilities for inspections will be at the buyer's expense. .

20. 2015-05-08
    price $25,000 245-char remark

    Show marketing remark (245 chars)

    1 Bedroom 1 Bath Efficiency Condo located in a nice golfing community with alot of amenities. . Your screened in back porch has a beautiful view of the golf course. . All connections of utilities for inspections will be at the buyer's expense. .

21. 2015-04-15
    listed $26,500 Active 245-char remark

    Show marketing remark (245 chars)

    1 Bedroom 1 Bath Efficiency Condo located in a nice golfing community with alot of amenities. . Your screened in back porch has a beautiful view of the golf course. . All connections of utilities for inspections will be at the buyer's expense. .

ⓘ 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 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 · 21 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: $14,880
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − HOA: −$1,932
• − Depreciation: −$2,036
• Taxable income: $3,209
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $3,248/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 — Grenelefe

• Score: 63/100
• State rank: #728
• US rank: #15600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grenelefe, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• 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

+164.2% since first listed

8 events — show timeline

• 2026-01-08 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-06 Listed $69,500 Stellar MLS as Distributed by MLS Grid
• 2016-01-29 Sold (MLS) $16,250 Stellar MLS as Distributed by MLS Grid
• 2015-07-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-05-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-05-08 Price Changed $25,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-15 Listed $26,500 Stellar MLS as Distributed by MLS Grid