133 LA Casa #133 · Highland Park, FL 33898

$94,900

2 bd · 2.0 ba · 1,260 sqft · Condo · 239 Days on market

Built 1975 $640/mo HOA · 41% of rent

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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).

• 1% rule +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OMG. .. .. HUGE PRICE REDUCTION ON THIS OUTSTANDING CONDO UNIT. .. .UNDER $95000. LOVE LIVING AT LA CASA CONDO'S!!! THIS IS A GREAT BUY ON A GROUND LEVEL END UNIT WITH NICE VIEWS. THIS 2 BEDROOM 2 BATH UNIT HAS BEEN BEAUTIFULLY DONE AND IS MOVE IN READY. IT IS LIGHT AND BRIGHT WITH ALL TILED FLOORS, OPEN LIVING. THE ROOF ON THE BUILDING WAS REDONE IN 2023. THE AMENITIES ARE A POOL, CLUBHOUSE, TENNIS COURT AND SHUFFLEBOARD AND INCLUDED IN CONDO FEE IS WATER, GARBAGE AND SEWER. DON'T DELAY CALL TODAY FOR CAREFREE LIVING IN A GREAT SETTING.

Key facts

• Ground level
• Tiled floors
• Open living

Tags

• GROUND LEVEL
• NICE VIEWS
• TILED FLOORS
• OPEN LIVING
• ROOF REDONE
• POOL

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee: $640 (includes common area taxes, pool, escrow reserves, insurance, building & grounds maintenance, management, private road, recreational facilities, sewer, trash and water); Total annual fees approximately $7,680; Community amenities: clubhouse, community mailbox, pool, sidewalks, tennis courts, street lights; Senior community; Pets allowed with restrictions (cats and dogs allowed, breed restrictions and number limit)

Exterior

• Parking: Assigned parking and guest parking
• Security: Private community with deed restrictions
• Utilities: Private water; Private sewer; Cable connected; Electricity connected; Sewer connected; Water connected; Fire hydrant on site
• Home design: Attached condominium; Residential condominium property; Completed condition; One-level living (listed as One level, Stories total: 2); Faces southwest
• Construction: Block and stucco construction; Built-up and membrane roof; Slab foundation; Building identified as BLDG 7
• Exterior features: Enclosed rear porch; Exterior lighting; Private mailbox; Sidewalk; Sliding doors; Tennis courts (community)

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Blinds and curtain rods; Decorative living room fireplace
• Laundry & utility: Washer and dryer; Laundry located in kitchen / laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-75 ($-905/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (11.5% below list).
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (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.
• Market conditions: 500 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 32% 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 $656 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 239 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• 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 $83,512 (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 239 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: 1.63% ✓
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 5.1

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-19,767
• Equity at exit: $14,150

10-year hold

• IRR: -13.8%
• Equity multiple: 0.18×
• Total profit: $-21,709
• Equity at exit: $8,205

Cash invested: $26,572 (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: 500
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$640
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-75

Break-even live

Break-even rent $1,640

Max offer price $83,981

Occupancy floor 100%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $640 · $7,680/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $94,900 Active 239 DOM
2. 2026-06-17
   days on market $94,900 Active 238 DOM
3. 2026-06-16
   days on market $94,900 Active 237 DOM
4. 2026-06-15
   remarks 544-char remark
5. 2026-06-15
   pricedays on market $94,900 Active 236 DOM
6. 2026-06-13
   days on market $99,900 Active 234 DOM
7. 2026-06-10
   days on market $99,900 Active 231 DOM
8. 2026-06-09
   days on market $99,900 Active 230 DOM
9. 2026-06-08
   days on market $99,900 Active 229 DOM
10. 2026-06-07
    days on market $99,900 Active 228 DOM
11. 2026-06-05
    days on market $99,900 Active 225 DOM
12. 2026-06-03
    days on market $99,900 Active 223 DOM
13. 2026-06-01
    days on market $99,900 Active 222 DOM
14. 2026-05-31
    days on market $99,900 Active 221 DOM
15. 2026-02-23
    price $99,900
16. 2026-01-05
    price $114,900
17. 2025-10-22
    listed $119,900 Active
18. 2025-09-30
    historical
19. 2025-07-25
    price $120,000
20. 2025-07-10
    price $124,999
21. 2025-06-12
    price $129,999
22. 2025-06-12
    price $129,990
23. 2025-05-29
    price $134,999
24. 2025-05-16
    price $145,000
25. 2025-05-08
    status Active
26. 2025-03-21
    status Pending
27. 2025-03-12
    listed $149,999 Active
28. 2024-10-18
    historical
29. 2024-06-12
    price $164,500
30. 2024-03-26
    listed $169,500 Active
31. 2020-09-05
    soldstatus $96,500 Sold
32. 2020-06-18
    status Pending
33. 2020-06-12
    listed $99,700 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 · 24 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: $18,537
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − HOA: −$7,680
• − Depreciation: −$2,761
• Taxable loss: −$2,083
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $-406/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
• 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

+0.2% since first listed

19 events — show timeline

• 2026-02-23 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $124,999 Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $129,999 Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $129,990 Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $134,999 Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-12 Listed $149,999 Stellar MLS as Distributed by MLS Grid
• 2024-10-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-12 Price Changed $164,500 Stellar MLS as Distributed by MLS Grid
• 2024-03-26 Listed $169,500 Stellar MLS as Distributed by MLS Grid
• 2020-09-05 Sold (MLS) $96,500 Stellar MLS as Distributed by MLS Grid
• 2020-06-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-12 Listed $99,700 Stellar MLS as Distributed by MLS Grid