640 Forrest Dr · Bartow, FL 33830

$159,700

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 96 Days on market

Built 1960 9,509 sqft lot

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Why this score? — see what drove the C 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.4/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision and make this charming 3-bedroom, 1-bathroom home your own! Nestled on a 0.22-acre lot in Richland Manor with no HOA, this property offers over 1,100 square feet of living space. Inside, you'll find a cozy living room that flows effortlessly into the dining area and connects to a galley-style kitchen. The spacious bedrooms are located toward the back of the home, providing a quiet retreat. A family room and bonus room add extra flexibility for entertaining, a home office, or additional living space. Enjoy the fully fenced backyard, perfect for pets, gatherings, or gardening, plus a large workshop and shed for added storage. Conveniently located near Highway 60 with quick a

Key facts

• Cozy living room
• Galley-style kitchen
• Bonus room

Tags

• 0.22-ACRE LOT
• NO HOA
• COZY LIVING ROOM
• GALLEY-STYLE KITCHEN
• FAMILY ROOM
• BONUS ROOM

Property features AI

Finance

• Other: Residential, R-1 zoning
• HOA & community: No association indicated

Exterior

• Parking: Driveway; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; Faces south
• Construction: Block and vinyl siding construction; Membrane roof; Slab foundation; Built on a lot under 1/4 acre (approximately 0.22 acre)
• Exterior features: Storage; Paved lot/drive

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#526 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D-, amenities 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: Bartow Elementary Academy (math 55% / reading 72%, grade B, #564 of 2,144 statewide, top 27%, 518 students, 31% FRL); Bartow Senior High School (math 26% / reading 46%, grade F, #359 of 667 statewide, top 55%, 2,125 students, 44% FRL) — zoned schools average 38% FRL vs 60% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.7%/yr); 386 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 34% of the median local income ($64k/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 $1k of loan paydown is wiped out by about $5k 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 96 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $160k implies a 1450% 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 $145,327 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.14% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,900
• Equity at exit: $23,812

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $10,732
• Equity at exit: $13,808

Cash invested: $44,716 (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 33830

• Home prices YoY: -19.8%
• Rents YoY: 2.7%
• Active inventory: 386
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$837
• Tax from tax record: −$277 /mo · $3,322/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $258

Break-even live

Break-even rent $1,495

Max offer price $159,700

Occupancy floor 81%

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: $39,925
• Closing costs: $4,791
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
885 Ruby Ave Unit NA Bartow, FL	3.0	1.0	807	$1,600	$1.98	3d	1	0.15mi
980 Waldon Ave Bartow, FL	3.0	2.0	1050	$1,550	$1.48	23d	1	0.18mi
710 Childs Ave Unit 1 Bartow, FL	3.0	2.0	1137	$2,100	$1.85	23d	1	0.26mi
415 W Easy St Bartow, FL	3.0	1.0	912	$1,800	$1.97	14d	1	0.47mi
550 W Easy St Bartow, FL	2.0	1.0	912	$1,800	$1.97	14d	1	0.48mi
1135 Polk St Bartow, FL	2.0	1.0	768	$1,150	$1.50	21d	1	0.49mi
1350 N Wilson Ave Bartow, FL	1.0–2.0	1.0–2.0	892	$1,649	$1.85	3d	6	0.56mi
1586 Caroline Ct Bartow, FL	3.0	2.0	1388	$1,885	$1.36	14d	1	0.74mi
1070 E Church St Unit A Bartow, FL	4.0	2.5	1362	$1,850	$1.36	14d	1	1.07mi
1070 E Church St Bartow, FL	4.0	2.5	1384	$1,900	$1.37	14d	1	1.07mi
820 S Floral Ave Bartow, FL	2.0	1.5	1112	$1,200	$1.08	23d	1	1.12mi
670 Garden St Bartow, FL	2.0	1.0	850	$1,295	$1.52	23d	1	1.18mi
740 E Pearl St Apt E Bartow, FL	2.0	1.5	1000	$1,470	$1.47	23d	1	1.21mi
740 E Pearl St Unit C Bartow, FL	2.0	1.0	900	$1,360	$1.51	23d	1	1.22mi
855 E Vine St Unit A Bartow, FL	3.0	2.0	1040	$1,850	$1.78	23d	1	1.35mi
1465 E Boulevard St Bartow, FL	3.0	1.0	1000	$1,295	$1.29	23d	1	1.37mi
990 E Bay St Bartow, FL	3.0	2.0	1188	$1,295	$1.09	10d	1	1.41mi

Listing history 27 events

1. 2026-06-18
   days on market $159,700 Active 96 DOM
2. 2026-06-17
   days on market $159,700 Active 95 DOM
3. 2026-06-16
   days on market $159,700 Active 94 DOM
4. 2026-06-15
   days on market $159,700 Active 93 DOM
5. 2026-06-13
   days on market $159,700 Active 91 DOM
6. 2026-06-10
   days on market $159,700 Active 88 DOM
7. 2026-06-09
   days on market $159,700 Active 87 DOM
8. 2026-06-08
   days on market $159,700 Active 86 DOM
9. 2026-06-07
   days on market $159,700 Active 85 DOM
10. 2026-06-05
    days on market $159,700 Active 82 DOM
11. 2026-06-03
    days on market $159,700 Active 81 DOM
12. 2026-06-03
    days on market $159,700 Active 80 DOM
13. 2026-06-01
    days on market $159,700 Active 79 DOM
14. 2026-05-31
    days on market $159,700 Active 78 DOM
15. 2026-05-11
    price $173,700
16. 2026-04-21
    price $184,700
17. 2026-04-02
    price $194,000
18. 2026-03-14
    listed $219,900 Active
19. 2025-12-26
    historical
20. 2025-10-11
    price $210,000
21. 2025-10-06
    price $219,000
22. 2025-09-16
    price $225,000
23. 2025-08-27
    price $229,000
24. 2025-08-13
    price $235,000
25. 2025-07-08
    price $249,000
26. 2025-06-19
    listed $260,000 Active
27. 1972-10-01
    soldstatus $10,300

ⓘ 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: $3,322 · $277/mo
• Projected year-2 tax: $3,322 · $277/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,852
• − Mortgage interest: −$8,946
• − Property taxes: −$3,322
• − Insurance: −$798
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$4,646
• Taxable income: $644
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $2,938/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 — Bartow

• Score: 68/100
• State rank: #526
• US rank: #9835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bartow, FL
• County: Polk County · 740,051 people
• City population: 33,740
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 33,740
• Household income: $63,918
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 681.0

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 22% Black 18% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 5%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 17% Other Indo-European 1% Other Asian/Pacific 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: ▼ -82.47%
• Current HPI: 333.3392
• Rent YoY: ▲ 2.72%
• 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

+1586.4% since first listed

13 events — show timeline

• 2026-05-11 Price Changed $173,700 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $184,700 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $194,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-11 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-16 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Price Changed $229,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-13 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-19 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 1972-10-01 Sold (Public Records) $10,300 Public Records

Property tax history

+24.8%/yr

Latest (2025): $3,322 · +408.2% YoY. Source: county tax records.