230 LA Casa #230 · Highland Park, FL 33898

$89,900

2 bd · 2.0 ba · 954 sqft · Condo · 503 Days on market

Built 1975 $552/mo HOA · 38% of rent ↓ 35% since listing

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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 +11.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the beauty and tranquility of La Casa Condominiums, a serene retreat nestled among picturesque orange groves. This Mediterranean-style community is a hidden gem, offering lush landscaping, peaceful surroundings, and a relaxed way of life just minutes from town. This 2-bedroom, 2-bathroom condo features luxury vinyl plank flooring throughout, an open-concept living and dining area, with an indoor laundry space.  The furnishings, newer kitchen appliances, and washer/dryer are included with this home, but can be removed should a buyer want that.  Step onto the spacious screened-in porch to enjoy a peaceful pool view, perfect for unwinding with your morning coffee. The master

Key facts

• Shuffleboard courts
• Tennis courts
• Poolside clubhouse

Tags

• LUXURY VINYL PLANK FLOORING
• SPACIOUS SCREENED-IN PORCH
• POOLSIDE CLUBHOUSE
• TENNIS COURTS
• SHUFFLEBOARD COURTS
• BEAUTIFULLY MANICURED GROUNDS

Property features AI

Finance

• Other: Furnished; Homestead exemption claimed
• Financial info: Total annual HOA/association fees: $6,624; Lease/rent restrictions apply
• HOA & community: Monthly condo/association fee of $552 (includes pool, common area taxes, maintenance for structure and grounds, private road, sewer, trash, water, recreational facilities, escrow reserves); Association amenities: clubhouse, pool, shuffleboard courts, tennis courts; Association approval required; Pets allowed with restrictions (breed, number, size limits); Community features include clubhouse, pool, community mailbox, deed restrictions, tennis courts

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable available and connected; Water and sewer available/connected
• Home design: Condominium (attached); 2 total stories; unit on floor 2; Faces west; Completed condition
• Construction: Block and stucco construction; Other type roof; Slab foundation; Building number 7
• Exterior features: Rear screened porch; Balcony; Sliding doors; Sidewalk; Access to tennis courts

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floor plan; Living room/dining room combo; Split bedroom layout; 7 total rooms
• Laundry & utility: Washer and dryer included; Laundry located inside, in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $-36 ($-431/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (5.8% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#513 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F, health & safety D-.
• 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); Mclaughlin Academy of Excellence (math 34% / reading 32%, grade F, #437 of 571 statewide, top 77%, 542 students, 68% FRL); Frostproof Middle/Senior High (math 34% / reading 34%, grade F, #394 of 667 statewide, top 60%, 1,150 students, 60% FRL).
• Market conditions: 501 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 30% of the median local income ($57k/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 $622 of loan paydown is wiped out by about $3k 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 503 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% 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 $79,112 (12.0% 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 503 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.60% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.34×
• Total profit: $-16,494
• Equity at exit: $13,404

10-year hold

• IRR: -10.1%
• Equity multiple: 0.37×
• Total profit: $-15,841
• Equity at exit: $7,773

Cash invested: $25,172 (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 33898

• Home prices YoY: -15.1%
• Active inventory: 501
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$552
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-36

Break-even live

Break-even rent $1,485

Max offer price $84,704

Occupancy floor 97%

Sensitivity live

Price	-10% $26	-5% $-5	+0% $-36	+5% $-67	+10% $-98
Rent	-10% $-150	-5% $-93	+0% $-36	+5% $21	+10% $78
Rate	-1.0pp $9	-0.5pp $-13	base $-36	+0.5pp $-59	+1.0pp $-83

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $552 · $6,624/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-22
   days on market $89,900 Active 503 DOM
2. 2026-06-18
   days on market $89,900 Active 500 DOM
3. 2026-06-17
   days on market $89,900 Active 499 DOM
4. 2026-06-16
   days on market $89,900 Active 498 DOM
5. 2026-06-15
   days on market $89,900 Active 497 DOM
6. 2026-06-13
   days on market $89,900 Active 495 DOM
7. 2026-06-10
   days on market $89,900 Active 492 DOM
8. 2026-06-09
   days on market $89,900 Active 491 DOM
9. 2026-06-08
   days on market $89,900 Active 490 DOM
10. 2026-06-07
    days on market $89,900 Active 489 DOM
11. 2026-06-05
    days on market $89,900 Active 486 DOM
12. 2026-06-03
    days on market $89,900 Active 484 DOM
13. 2026-06-01
    days on market $89,900 Active 483 DOM
14. 2026-05-31
    days on market $89,900 Active 482 DOM
15. 2026-03-12
    price $89,900
16. 2025-12-17
    price $104,000
17. 2025-02-03
    listed $137,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 10/10 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: $17,277
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − HOA: −$6,624
• − Depreciation: −$2,615
• Taxable loss: −$1,561
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $-56/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 — Highland Park

• Score: 68/100
• State rank: #513
• US rank: #9447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 5,431
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 18,527
• Household income: $57,224
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 148.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -60.62%
• Current HPI: 340.6056
• Rent YoY: —
• 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

-34.8% since first listed

3 events — show timeline

• 2026-03-12 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $104,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-03 Listed $137,900 Stellar MLS as Distributed by MLS Grid