990 Thomas Rd · Wahneta, FL 33839

$329,100

3 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 5 Days on market

Built 2024 0.27 ac lot

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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 +8.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.7/10.0

Listing remarks

* * Better Than New and Move-In Ready! * * Welcome to this beautifully maintained custom home situated on a spacious corner lot, offering modern construction, thoughtful upgrades, and the freedom of * * NO HOA * * . Built in 2024 and enhanced by the current owners, this property delivers the peace of mind of newer construction along with valuable improvements already completed for you. Inside, you'll find soaring * * 9'4" ceilings * * , polished concrete floors, oversized interior doors, recessed lighting, and an open-concept design filled with natural light. The chef-inspired kitchen features * * soft-close hardwood cabinetry, granite countertops, stainless steel applian

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• Other: Lot approximately 0.27 acres (90 x 130), paved/asphalt road access
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA/association indicated

Exterior

• Parking: Driveway; Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Faces north; Residential property
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with additional building area (total building area 2,164)
• Exterior features: Covered, enclosed and screened patio/porch; Hurricane shutters; Private mailbox; Rain gutters; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Coffered ceilings; Eat-in kitchen; High ceilings; Kitchen open to family room; Open floorplan; Solid surface counters; Split bedroom layout; Thermostat; Walk-in closets; Blinds on windows
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (33.5% below list).
• Recommended offer: $219k (33.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#556 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, 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.
• Market conditions: 167 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (1.8% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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 $147k; list at $329k implies a 124% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,888 (33.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.67% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,647
• Equity at exit: $125,331

10-year hold

• IRR: 4.1%
• Equity multiple: 1.54×
• Total profit: $49,807
• Equity at exit: $177,103

Cash invested: $92,148 (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 33839

• Home prices YoY: 0.6%
• Active inventory: 167
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$1,726
• Tax from tax record: −$179 /mo · $2,143/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-312

Break-even live

Break-even rent $2,584

Max offer price $273,919

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-219	+0% $-312	+5% $-406	+10% $-499
Rent	-10% $-485	-5% $-399	+0% $-312	+5% $-226	+10% $-139
Rate	-1.0pp $-147	-0.5pp $-229	base $-312	+0.5pp $-398	+1.0pp $-484

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: $82,275
• Closing costs: $9,873
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2029 Carroll Ln Winter Haven, FL	4.0	3.0	2097	$2,500	$1.19	22d	1	0.23mi
910 Sun Burst Rd Winter Haven, FL	3.0	2.0	1690	$2,000	$1.18	24d	1	0.40mi
2442 Taloncrest Ct Eagle Lake, FL	4.0	2.0	1851	$2,700	$1.46	24d	1	0.53mi
2000 Golden Beak Dr Eagle Lake, FL	3.0	2.0	1545	$1,990	$1.29	15d	1	0.57mi
948 Craftsman Rd Eagle Lake, FL	3.0	2.0	1550	$1,895	$1.22	4d	1	0.82mi
1469 Deepwater Cir Eagle Lake, FL	3.0	2.0	1461	$2,000	$1.37	24d	1	0.92mi
740 Trotters Dr Eagle Lake, FL	4.0	2.0	1973	$2,295	$1.16	24d	1	0.93mi
1033 Holden Way Winter Haven, FL	3.0	2.0	1560	$1,950	$1.25	15d	1	0.95mi
608 Trotters Dr Eagle Lake, FL	4.0	3.0	2140	$2,400	$1.12	24d	1	0.97mi
1727 Foreman Rd Eagle Lake, FL	4.0	2.5	1879	$1,925	$1.02	4d	1	1.00mi
1204 Deepwater Cir Eagle Lake, FL	3.0	2.0	1444	$1,900	$1.32	15d	1	1.11mi
1975 Wilder Way Eagle Lake, FL	4.0	2.0	1733	$2,100	$1.21	11d	1	1.12mi
1623 Marksman Rd Eagle Lake, FL	4.0	3.0	2150	$2,700	$1.26	24d	1	1.18mi
3103 Totem Rd Eagle Lake, FL	4.0	3.0	2186	$2,198	$1.01	22d	1	1.21mi
301 Majestic Gardens Dr Winter Haven, FL	3.0	2.0	1951	$2,020	$1.04	19d	1	1.22mi
2057 Lasso Loop Eagle Lake, FL	4.0	3.0	2205	$2,275	$1.03	4d	1	1.25mi
2711 Pioneer Trl Eagle Lake, FL	4.0	2.0	1836	$2,050	$1.12	24d	1	1.28mi
3443 Rover Rd Eloise, FL	4.0	2.0	1600	$2,099	$1.31	3d	1	1.33mi
3451 Rover Rd Eloise, FL	4.0	2.5	1910	$2,199	$1.15	3d	1	1.33mi
2782 Pioneer Trl Eagle Lake, FL	3.0	2.0	1486	$1,940	$1.31	24d	1	1.38mi
2831 Pioneer Trl Eloise, FL	3.0	2.0	1843	$2,300	$1.25	11d	1	1.45mi
2831 Pioneer Trl Eloise, FL	3.0	2.0	1843	$2,300	$1.25	4d	1	1.45mi
2587 Sage Valley Way Winter Haven, FL	3.0	2.0	1535	$2,300	$1.50	15d	1	1.45mi
109 Solis Dr Winter Haven, FL	3.0	2.0	1625	$2,086	$1.28	4d	1	1.45mi

Listing history 5 events

1. 2026-06-18
   days on market $329,100 Active 5 DOM
2. 2026-06-17
   days on market $329,100 Active 4 DOM
3. 2026-06-16
   days on market $329,100 Active 3 DOM
4. 2026-06-15
   remarks 694-char remark
5. 2026-06-15
   listed $329,100 Active 2 DOM

ⓘ 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: $2,143 · $179/mo
• Projected year-2 tax: $2,732 · $228/mo
• Expected delta: +$588/yr (+$49/mo · 27.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,267
• − Mortgage interest: −$18,435
• − Property taxes: −$2,143
• − Insurance: −$1,646
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$9,574
• Taxable loss: −$9,734
• Est. tax savings @ 24.0%: +$2,336
• After-tax cash flow: $-1,412/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 — Wahneta

• Score: 67/100
• State rank: #556
• US rank: #10573

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,397

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 8% Black 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 23% Cuban 1%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▲ 1.75%
• Current HPI: 317.0642
• Rent YoY: —
• Metro: —
• 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

+123.9% since first listed

10 events — show timeline

• 2026-06-14 Listed $329,100 Stellar MLS as Distributed by MLS Grid
• 2019-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-07-26 Price Changed $39,900 Stellar MLS as Distributed by MLS Grid
• 2018-07-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-07-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-04-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-06-13 Price Changed $29,000 Stellar MLS as Distributed by MLS Grid
• 2008-10-05 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 2004-06-15 Sold (Public Records) $147,000 Public Records

Property tax history

+16.6%/yr

Latest (2025): $2,143 · +327.2% YoY. Source: county tax records.