1845 Grasmere St · Haines City, FL 33844

$299,990

4 bd · 2.0 ba · 1,666 sqft · Land · 74 Days on market

Built 2026 6,220 sqft lot $46/mo HOA · 2% of rent ↓ 13% since listing

---

Why this score? — see what drove the F 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 +8.9/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Unveil a world of comfort in the Bradbury Creek community! Step into the Quail Ridge plan -- this delightful home features an open living room that flows into a beautifully designed dining area and kitchen, perfect for gatherings. The kitchen is the heart of the house, boasting elegant cabinetry, quartz countertops, and stainless steel appliances, including a range with a microwave and dishwasher. The primary suite includes a private bath with dual vanity sinks and a spacious walk-in closet. Three more inviting bedrooms and a full secondary bath provide ample space. A two-car garage offers plenty of storage, and energy-efficient Low-E insulated dual-pane windows enhance

Key facts

• Quartz countertops
• Open living room
• Elegant cabinetry

Tags

• OPEN LIVING ROOM
• DINING AREA
• KITCHEN
• ELEGANT CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: CDD present
• Financial info: Other annual assessment approximately $795; Taxes listed (reference): 2025
• HOA & community: HOA: Highland Community Management; Monthly HOA approximately $46.75 (annual $561.05); HOA includes pool and other community amenities; Community features: clubhouse, community mailbox, pool, special community restrictions; Pets allowed

Exterior

• Parking: Driveway; Attached garage with automatic opener; 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; New construction (projected completion June 16, 2026); One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by CENTURY COMPLETE (model: QUAIL RIDGE-A6)
• Exterior features: Exterior lighting; Sidewalk; Sliding doors; Other exterior features (not specified)

Interior

• Kitchen: Dishwasher; Range; Microwave; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Other flooring (not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Stone countertops; Programmable thermostat; Walk-in closets; Double-pane insulated thermal windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside the home

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (22.5% below list).
• Recommended offer: $232k (22.5% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% 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 $2k of loan paydown is wiped out by about $9k 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 74 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $232,442 (22.5% 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 74 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 10.8

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: -24.1%
• Equity multiple: 0.19×
• Total profit: $-68,071
• Equity at exit: $44,729

10-year hold

• IRR: -25.4%
• Equity multiple: -0.14×
• Total profit: $-95,500
• Equity at exit: $25,938

Cash invested: $83,997 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$332 /mo · $3,983/yr
• Insurance: −$125
• HOA: −$46
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-240

Break-even live

Break-even rent $2,628

Max offer price $257,635

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1053 Ambleside Dr Haines City, FL	4.0	3.0	2000	$2,550	$1.27	23d	1	0.11mi
1717 Frogmore Ave Haines City, FL	3.0	2.0	1504	$2,000	$1.33	23d	1	0.31mi
833 Ambleside Dr Haines City, FL	4.0	2.0	1887	$1,950	$1.03	10d	1	0.39mi
239 Summerlin Ln Haines City, FL	4.0	2.0	2168	$2,300	$1.06	23d	1	0.44mi
432 Summer Grove Ln Haines City, FL	3.0	2.0	1286	$1,850	$1.44	23d	1	0.45mi
2986 Salisbury Ave Haines City, FL	5.0	3.0	2082	$2,495	$1.20	23d	1	0.53mi
167 Hidden Lake Loop Haines City, FL	4.0	2.0	1981	$2,020	$1.02	19d	1	0.59mi
3377 Wakefield Dr Haines City, FL	3.0	2.0	1700	$1,950	$1.15	23d	1	0.59mi
148 Summerlin Loop Haines City, FL	3.0	2.0	1579	$1,850	$1.17	14d	1	0.61mi
1138 Foreshore Ln Haines City, FL	3.0	2.0	1734	$2,200	$1.27	23d	1	0.62mi
202 Hidden Lake Loop Haines City, FL	4.0	2.0	1981	$1,905	$0.96	11d	1	0.62mi
1462 Sea Glass Rd Haines City, FL	4.0	2.5	2168	$2,200	$1.01	23d	1	0.65mi
117 Hidden Lake Loop Haines City, FL	4.0	2.5	2099	$2,085	$0.99	23d	1	0.65mi
120 Hidden Lake Loop Haines City, FL	4.0	2.0	1909	$2,020	$1.06	13d	1	0.66mi
333 Hidden Lake Loop Haines City, FL	4.0	2.0	1909	$1,985	$1.04	11d	1	0.72mi
1361 Current Pl Haines City, FL	4.0	2.0	1630	$2,100	$1.29	23d	1	0.72mi
1105 Lexington Ln Haines City, FL	4.0	2.0	2123	$1,995	$0.94	19d	1	0.87mi
621 Sand Pine Ln Haines City, FL	4.0	2.5	2040	$2,350	$1.15	10d	1	0.93mi
3139 Cedar Crossing Blvd Haines City, FL	3.0	2.0	1506	$1,795	$1.19	3d	1	1.05mi
299 Bottle Brush Dr Haines City, FL	4.0	2.0	1763	$2,300	$1.30	23d	1	1.06mi
1276 Tupelo Trl Haines City, FL	4.0	3.0	1900	$1,895	$1.00	11d	1	1.09mi
429 Silver Palm Dr Haines City, FL	4.0	2.0	1625	$1,990	$1.22	19d	1	1.13mi
2203 Pigeon Plum Dr Haines City, FL	4.0	3.0	1887	$2,190	$1.16	10d	1	1.14mi
1433 Princess Tree Ct Haines City, FL	4.0	2.0	1828	$1,999	$1.09	23d	1	1.17mi
914 Princess Sabal Pt Haines City, FL	3.0	2.0	1677	$1,775	$1.06	14d	1	1.19mi
1313 Tank Trl Haines City, FL	3.0	2.0	1450	$2,095	$1.44	23d	1	1.23mi
1950 Pond Pine Ct Haines City, FL	4.0	2.0	1939	$1,975	$1.02	23d	1	1.27mi
662 Fairview Ave Haines City, FL	4.0	2.0	1776	$1,995	$1.12	2d	1	1.29mi
1354 Normandy Dr Haines City, FL	5.0	2.0	2210	$2,290	$1.04	23d	1	1.35mi
375 Boardwalk Ave Haines City, FL	3.0	2.0	1725	$2,350	$1.36	14d	1	1.35mi
768 Richmond Estate Ave Haines City, FL	4.0	2.0	1776	$1,995	$1.12	23d	1	1.37mi
1336 Madison Cir Haines City, FL	4.0	2.0	1733	$2,800	$1.62	23d	1	1.39mi
128 Arlington Square Ct Haines City, FL	3.0	2.0	1465	$2,300	$1.57	14d	1	1.41mi
1339 Madison Cir Haines City, FL	3.0	2.0	1450	$1,990	$1.37	21d	1	1.42mi
148 Roseville Dr Haines City, FL	3.0	2.0	1631	$1,799	$1.10	13d	1	1.44mi
1123 Patriot Loop Haines City, FL	4.0	2.0	1807	$2,150	$1.19	14d	1	1.45mi
4746 Katrina Dr Haines City, FL	4.0	2.0	1818	$2,095	$1.15	23d	1	1.46mi
570 Feltrim Manor Rd Haines City, FL	4.0	2.0	1830	$2,400	$1.31	23d	1	1.47mi
5153 Green Belt Dr Haines City, FL	4.0	2.0	1824	$2,300	$1.26	14d	1	1.47mi
5157 Green Belt Dr Haines City, FL	4.0	3.0	2109	$2,900	$1.38	3d	1	1.48mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 9 events

1. 2026-06-02
   pricestatus $299,990 Pending 74 DOM
2. 2026-06-01
   days on market $279,888 Active 74 DOM
3. 2026-05-31
   days on market $279,888 Active 73 DOM
4. 2026-05-13
   price $279,888
5. 2026-05-08
   price $299,990
6. 2026-04-24
   price $289,888
7. 2026-04-24
   price $304,990
8. 2026-04-07
   price $309,990
9. 2026-03-19
   listed $321,990 Active

ⓘ 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: $3,983 · $332/mo
• Projected year-2 tax: $3,983 · $332/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,893
• − Mortgage interest: −$16,804
• − Property taxes: −$3,983
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − HOA: −$552
• − Depreciation: −$8,727
• Taxable loss: −$8,135
• Est. tax savings @ 24.0%: +$1,952
• After-tax cash flow: $-925/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

• Census place: Haines City, FL
• County: Polk County · 740,051 people
• City population: 1,109
• 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

-13.1% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $279,888 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $299,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $289,888 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $304,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $309,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $321,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2025): $3,983 · +9.6% YoY. Source: county tax records.