None · Grenelefe, FL 33844

$65,000

1 bd · 1.0 ba · 411 sqft · Condo public records · 31 Days on market

Built 1975 $372/mo HOA · 30% of rent

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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 +26.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• 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

Unique unit at Grenelefe. Only "B" unit buit with full Kitchen, Sitting room, and bedroom. Private Balcony a must see.

Key facts

• Grenelefe community
• Seasonal getaway
• Investment property

Tags

• GRENELEFE COMMUNITY
• INVESTMENT PROPERTY
• SEASONAL GETAWAY
• LOW MAINTENANCE FLORIDA LIVING
• OPEN CONCEPT LIVING AREA
• NATURAL LIGHT

Property features AI

Finance

• Other: Unit is unfurnished; Unit number: 1; Condo land included; Total living area reported as 411 square feet (building area 495 sq ft)
• Financial info: Total monthly HOA/association fees $372; total annual fees $4,464; Lease restrictions apply
• HOA & community: HOA required; monthly fee $372 (includes structure maintenance, grounds maintenance, private road, trash, water); Association approval required; Association name: Nasiba Cassidy; Community allows pets (max 35 lb); Buyer approval required; Golf carts allowed

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Electricity available; Water service available
• Home design: Residential condominium; Second-floor unit; Faces northeast; One level (interior listed as one level); Stories: 2
• Construction: Frame construction with wood siding; Shingle roof; Slab foundation
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% 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: 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 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 $449 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 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 $30k; list at $65k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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. 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.
8. 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.
9. 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: 1.91% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 4.4

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-2,138
• Equity at exit: $9,692

10-year hold

• IRR: 3.1%
• Equity multiple: 1.20×
• Total profit: $3,613
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$27
• HOA: −$372
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $163

Break-even live

Break-even rent $1,033

Max offer price $65,000

Occupancy floor 82%

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: $16,250
• Closing costs: $1,950
• 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	0.51mi
5060 Sherwood Ln Haines City, FL	—	1.0	373	$875	$2.35	23d	1	0.51mi

HOA detail condo

• Monthly dues: $372 · $4,464/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $65,000 Active 31 DOM
2. 2026-06-17
   days on market $65,000 Active 30 DOM
3. 2026-06-16
   days on market $65,000 Active 29 DOM
4. 2026-06-15
   days on market $65,000 Active 28 DOM
5. 2026-06-13
   days on market $65,000 Active 26 DOM
6. 2026-06-10
   days on market $65,000 Active 23 DOM
7. 2026-06-09
   days on market $65,000 Active 22 DOM
8. 2026-06-08
   days on market $65,000 Active 21 DOM
9. 2026-06-07
   days on market $65,000 Active 20 DOM
10. 2026-06-05
    days on market $65,000 Active 17 DOM
11. 2026-06-03
    days on market $65,000 Active 16 DOM
12. 2026-06-03
    days on market $65,000 Active 15 DOM
13. 2026-06-01
    days on market $65,000 Active 14 DOM
14. 2026-05-31
    days on market $65,000 Active 13 DOM
15. 2026-05-18
    listed $65,000 Active
16. 2009-12-01
    soldstatus $30,500
17. 2009-11-16
    soldstatus $30,500 128-char remark

    Show marketing remark (128 chars)

    Unique unit at Grenelefe. Only "B" unit buit with full Kitchen, Sitting room, and bedroom. Private Balcony a must see.

18. 2009-09-23
    listed $34,900 128-char remark

    Show marketing remark (128 chars)

    Unique unit at Grenelefe. Only "B" unit buit with full Kitchen, Sitting room, and bedroom. Private Balcony a must see.

19. 2005-06-01
    soldstatus $37,500
20. 2005-05-26
    soldstatus $37,500 330-char remark

    Show marketing remark (330 chars)

    UNIQUE 'B' UNIT AT GRENELEFE. ONLY ONE LIKE IT. UNIT HAS FULL KITCHEN, SITTING ROOM, BEDROOM & BATH. PRIVATE BALCONY. OFFERED FURNISHED. CURRENTLY RENTED AT $450/MONTH. THIS UNIT HAS A SISTER UNIT THAT MAY BE PURCHASED WITH IT. A MOST UNIQUE SET-UP. BOTH UNITS ARE CURRENTLY RENTED. BUYER WILL RECEIVE $1050/MONTH IN INCOME.

21. 2005-03-25
    listed $39,900 330-char remark

    Show marketing remark (330 chars)

    UNIQUE 'B' UNIT AT GRENELEFE. ONLY ONE LIKE IT. UNIT HAS FULL KITCHEN, SITTING ROOM, BEDROOM & BATH. PRIVATE BALCONY. OFFERED FURNISHED. CURRENTLY RENTED AT $450/MONTH. THIS UNIT HAS A SISTER UNIT THAT MAY BE PURCHASED WITH IT. A MOST UNIQUE SET-UP. BOTH UNITS ARE CURRENTLY RENTED. BUYER WILL RECEIVE $1050/MONTH IN INCOME.

22. 2003-10-22
    soldstatus $50,000

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $915 · $76/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 8/10 Severe 7 d/yr ≥108°F today · 23 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,880
• − Mortgage interest: −$3,641
• − Property taxes: −$915
• − Insurance: −$325
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − HOA: −$4,464
• − Depreciation: −$1,891
• Taxable income: $1,263
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $1,657/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
• City population: 51,255
• 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

+30.0% since first listed

8 events — show timeline

• 2026-05-18 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-01 Sold (Public Records) $30,500 Public Records
• 2009-11-16 Sold (MLS) $30,500 Stellar MLS as Distributed by MLS Grid
• 2009-09-23 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-01 Sold (Public Records) $37,500 Public Records
• 2005-05-26 Sold (MLS) $37,500 Stellar MLS as Distributed by MLS Grid
• 2005-03-25 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2003-10-22 Sold (Public Records) $50,000 Public Records

Property tax history

+15.2%/yr

Latest (2025): $915 · +9.2% YoY. Source: county tax records.