612 Prince Charles Dr · Haines City, FL 33837

$244,900

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 26 Days on market

Built 2001 5,789 sqft lot $55/mo HOA · 3% 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
• 1% rule +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Close to Disney and I4. Gated community with community pool. Home has lots of decorated features. Shows well. Split floorplan, fenced yard, nicely landscaped, high volume ceilings. Well maintained. Home shows like new.

Key facts

• Gated community
• Community pool
• Good size yard

Tags

• GATED COMMUNITY
• GOOD SIZE YARD
• COMMUNITY POOL
• ACCESS TO EVERYWHERE

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: HOA required (Regency Place HOA) with semi-annual fee of $330 ($55/month equivalent); Community pool; Playground; Street lights; Deed restrictions; Cats and dogs allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Fire hydrant nearby
• Home design: Single-family residence; One story; Faces east
• Construction: Stucco construction; Shingle roof; Built on slab foundation; Lot about 0.13 acres (approx. 55 x 105)
• Exterior features: Covered patio/porch; Deck; Patio; Porch; Screened area; Sidewalk; Sliding doors

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Ceiling fans; Walk-in closets; Fireplace in the living room
• Laundry & utility: Washer included; Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-25 ($-305/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (10.3% below list).
• Recommended offer: $220k (10.3% 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: schools 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.
• Market conditions: Rents soft (-2.7%/yr); 1382 active listings in the ZIP; 40 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 32% 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 $7k 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 26 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $186k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,762 (10.3% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 9.3

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: -20.6%
• Equity multiple: 0.30×
• Total profit: $-47,666
• Equity at exit: $36,515

10-year hold

• IRR: -22.9%
• Equity multiple: 0.01×
• Total profit: $-68,172
• Equity at exit: $21,174

Cash invested: $68,572 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$320 /mo · $3,842/yr
• Insurance: −$102
• HOA: −$55
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-25

Break-even live

Break-even rent $2,230

Max offer price $240,414

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2312 Gifford Dr Davenport, FL	3.0	2.5	1789	$2,100	$1.17	23d	1	0.07mi
2223 Tongass Bnd Davenport, FL	3.0	2.5	1673	$2,100	$1.26	3d	1	0.13mi
1256 Draintree St Davenport, FL	3.0	2.5	1692	$2,275	$1.34	23d	1	0.19mi
1204 Draintree St Davenport, FL	3.0	3.0	1758	$1,975	$1.12	3d	1	0.22mi
1215 Draintree St Davenport, FL	3.0	2.5	1673	$1,900	$1.14	14d	1	0.23mi
1419 Plank Pl Davenport, FL	3.0	2.5	1464	$2,300	$1.57	23d	1	0.23mi
1532 Lumber Ave Davenport, FL	3.0	2.5	1463	$2,000	$1.37	23d	1	0.24mi
2641 Olympic Ct Davenport, FL	3.0	2.5	1673	$2,000	$1.20	23d	1	0.25mi
1440 Plank Pl Davenport, FL	3.0	2.5	1789	$2,100	$1.17	23d	1	0.25mi
2939 Maloof Dr Davenport, FL	3.0	2.5	1787	$2,050	$1.15	23d	1	0.31mi
3106 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,100	$1.18	14d	1	0.33mi
3107 Kurtz Ter Davenport, FL	3.0	2.5	1787	$1,900	$1.06	23d	1	0.33mi
3111 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,050	$1.15	2d	1	0.34mi
5308 Rocky Hawk Run Davenport, FL	3.0	2.0	1480	$2,150	$1.45	19d	1	0.34mi
3119 Kurtz Ter Davenport, FL	3.0	2.5	1628	$1,890	$1.16	23d	1	0.34mi
3122 Kurtz Ter Davenport, FL	3.0	2.5	1787	$1,900	$1.06	23d	1	0.35mi
3123 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,050	$1.15	2d	1	0.35mi
3126 Kurtz Ter Davenport, FL	3.0	2.5	1629	$1,900	$1.17	3d	1	0.35mi
544 Pinecrest Loop Davenport, FL	3.0	2.0	1435	$1,895	$1.32	3d	1	0.38mi
2419 Bevel Ln Davenport, FL	3.0	2.5	1628	$1,850	$1.14	19d	1	0.39mi
2419 Bevel Ln Davenport, FL	3.0	2.5	1628	$1,850	$1.14	23d	1	0.39mi
338 Pinecrest Loop Davenport, FL	3.0	2.0	1616	$2,000	$1.24	23d	1	0.44mi
1105 Grassy Lake Dr Davenport, FL	1.0–3.0	1.0–2.0	987	$2,065	$2.09	3d	103	0.48mi
2115 Palmer Rd Davenport, FL	2.0–3.0	2.5	1613	$2,395	$1.48	3d	19	0.59mi
768 Majesty Dr Davenport, FL	4.0	3.0	1531	$2,400	$1.57	23d	1	0.66mi
188 Holly Village Dr Unit 188 Davenport, FL	4.0	2.5	1620	$2,000	$1.23	3d	1	0.69mi
188 Holly Village Dr Unit 189 Davenport, FL	3.0	2.5	1348	$2,100	$1.56	14d	1	0.69mi
636 Majesty Dr Davenport, FL	4.0	2.0	1446	$2,395	$1.66	14d	1	0.69mi
211 Aylesbury Ln Davenport, FL	4.0	2.0	1402	$2,500	$1.78	23d	1	0.71mi
456 Knollwood Dr Davenport, FL	4.0	2.0	1762	$2,500	$1.42	21d	1	0.72mi
107 Nicholson Dr Davenport, FL	3.0	2.0	1396	$2,000	$1.43	23d	1	0.75mi
309 Vizcay Way Davenport, FL	3.0	2.0	1759	$2,435	$1.38	14d	1	0.78mi
3445 Huntwicke Blvd Davenport, FL	4.0	2.0	1525	$1,995	$1.31	23d	1	0.79mi
3676 Rolling Ridge Bnd Davenport, FL	4.0	2.0	1824	$2,500	$1.37	19d	1	0.82mi
628 Madina Cir Davenport, FL	4.0	2.0	1309	$1,900	$1.45	14d	1	0.84mi
628 Madina Cir Davenport, FL	4.0	2.0	1323	$1,900	$1.44	23d	1	0.84mi
129 Victory Ave Davenport, FL	3.0	2.0	1600	$2,350	$1.47	23d	1	0.86mi
170 Jack Nicklaus Ln Davenport, FL	2.0	2.5	1000	$1,300	$1.30	14d	1	1.04mi
3294 Partington Blvd Unit 3294 Davenport, FL	4.0	2.0	1665	$2,150	$1.29	3d	1	1.08mi
3020 Base Blvd Davenport, FL	1.0–3.0	1.0–2.0	986	$2,636	$2.67	2d	54	1.12mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: poolsecurity

Listing history 16 events

1. 2026-06-15
   status $244,900 Pending 26 DOM
2. 2026-06-15
   days on market $244,900 Active 26 DOM
3. 2026-06-13
   days on market $244,900 Active 24 DOM
4. 2026-06-10
   days on market $244,900 Active 21 DOM
5. 2026-06-09
   days on market $244,900 Active 20 DOM
6. 2026-06-08
   days on market $244,900 Active 19 DOM
7. 2026-06-07
   days on market $244,900 Active 18 DOM
8. 2026-06-05
   days on market $244,900 Active 15 DOM
9. 2026-06-03
   days on market $244,900 Active 14 DOM
10. 2026-06-03
    days on market $244,900 Active 13 DOM
11. 2026-06-01
    days on market $244,900 Active 12 DOM
12. 2026-05-31
    days on market $244,900 Active 11 DOM
13. 2026-05-20
    listed $244,900 Active
14. 2005-05-11
    soldstatus $185,900
15. 2005-04-26
    soldstatus $185,900 218-char remark

    Show marketing remark (218 chars)

    Close to Disney and I4. Gated community with community pool. Home has lots of decorated features. Shows well. Split floorplan, fenced yard, nicely landscaped, high volume ceilings. Well maintained. Home shows like new.

16. 2005-03-07
    listed $190,000 218-char remark

    Show marketing remark (218 chars)

    Close to Disney and I4. Gated community with community pool. Home has lots of decorated features. Shows well. Split floorplan, fenced yard, nicely landscaped, high volume ceilings. Well maintained. Home shows like new.

ⓘ 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: $3,842 · $320/mo
• Projected year-2 tax: $3,842 · $320/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,371
• − Mortgage interest: −$13,718
• − Property taxes: −$3,842
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − HOA: −$660
• − Depreciation: −$7,124
• Taxable loss: −$4,417
• Est. tax savings @ 24.0%: +$1,060
• After-tax cash flow: $755/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

+28.9% since first listed

4 events — show timeline

• 2026-05-20 Listed $244,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-11 Sold (Public Records) $185,900 Public Records
• 2005-04-26 Sold (MLS) $185,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-07 Listed $190,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+17.5%/yr

Latest (2025): $3,842 · +5.6% YoY. Source: county tax records.