1124 Avenue F · Haines City, FL 33844

$212,000

3 bd · 1.0 ba · 1,141 sqft · SingleFamily public records · 66 Days on market

Built 1931 4,818 sqft 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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! Great opportunity for a fixer upper property. Near by schools, churches, hospitals and shopping centers. Schedule you appointment today.

Key facts

• Renovated home
• Flexible bonus area
• Open living area

Tags

• RENOVATED HOME
• OPEN LIVING AREA
• FLEXIBLE BONUS AREA
• UPDATED KITCHEN
• NEW CABINETRY
• STAINLESS STEEL COOKTOP

Property features AI

Finance

• Other: Zoned R-2; Property type: Residential — Single Family Residence; Lot size about 0.11 acre
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; One story; Faces south
• Construction: Wood siding construction; Shingle roof; Crawlspace foundation; Built on lot of approximately 50 x 96
• Exterior features: Wood fencing; Other exterior features

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central air; Other heating
• Interior features: Ceiling fans; Bonus room; Den / office; Inside utility
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $1 ($11/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (11.7% below list).
• Recommended offer: $187k (11.7% 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: 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $1k of loan paydown is wiped out by about $6k 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 66 days — a 6% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $212k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• 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 $187,239 (11.7% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 9.4

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-37,661
• Equity at exit: $31,610

10-year hold

• IRR: -14.8%
• Equity multiple: 0.22×
• Total profit: $-46,031
• Equity at exit: $18,330

Cash invested: $59,360 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$278 /mo · $3,338/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1

Break-even live

Break-even rent $1,871

Max offer price $212,000

Occupancy floor 95%

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Avenue I Unit I Haines City, FL	3.0	1.0	836	$1,340	$1.60	14d	1	0.07mi
1125 Avenue L Unit L Haines City, FL	3.0	2.0	1496	$2,300	$1.54	24d	1	0.19mi
1016 Avenue A Unit A Haines City, FL	4.0	2.0	1282	$1,875	$1.46	14d	1	0.26mi
2109 N 13th St Haines City, FL	2.0	1.0	772	$1,300	$1.68	24d	1	0.30mi
2117 Winger Ave Haines City, FL	3.0	2.0	1200	$1,950	$1.62	24d	1	0.53mi
2492 Saint Augustine Blvd Haines City, FL	3.0	2.0	1368	$1,795	$1.31	14d	1	0.57mi
2492 Saint Augustine Blvd Haines City, FL	2.0	2.0	1368	$1,795	$1.31	24d	1	0.57mi
2474 Saint Augustine Blvd Haines City, FL	3.0	2.0	1393	$1,900	$1.36	3d	1	0.60mi
504 N 7th St Haines City, FL	3.0	2.0	1309	$1,870	$1.43	3d	1	0.61mi
608 Claude Holmes SR Ave Haines City, FL	2.0	1.0	748	$1,350	$1.80	3d	1	0.63mi
1140 Mariner Cay Dr Haines City, FL	3.0	2.0	1130	$2,200	$1.95	24d	1	0.65mi
325 N 5th St Unit 325-5 Haines City, FL	2.0	1.0	750	$945	$1.26	14d	1	0.77mi
425 Hammerstone Ave Haines City, FL	3.0	2.0	1443	$1,796	$1.24	14d	1	0.78mi
2896 Kokomo Loop Unit 1259817P Haines City, FL	3.0	2.0	1119	$6,692	$5.98	19d	1	0.79mi
2972 Kokomo Loop Haines City, FL	3.0	2.0	1130	$1,900	$1.68	24d	1	0.88mi
8013 Hemingway Cir #8013 Haines City, FL	2.0	2.0	1153	$1,600	$1.39	24d	1	0.89mi
8009 Hemingway Cir Haines City, FL	2.0	2.0	1152	$1,399	$1.21	24d	1	0.90mi
6003 Hemingway Cir #6003 Haines City, FL	2.0	2.0	1152	$1,550	$1.35	24d	1	0.93mi
6004 Hemingway Cir #6004 Haines City, FL	2.0	2.0	1152	$2,150	$1.87	24d	1	0.93mi
6016 Hemingway Cir Unit 6016 Haines City, FL	2.0	2.0	1153	$1,500	$1.30	24d	1	0.94mi
487 Eaglecrest Dr Haines City, FL	3.0	2.0	1414	$2,150	$1.52	24d	1	1.36mi
106 Reineke Rd Haines City, FL	3.0	2.0	1344	$1,495	$1.11	3d	1	1.38mi

Listing history 47 events

1. 2026-06-18
   days on market $212,000 Active 66 DOM
2. 2026-06-17
   days on market $212,000 Active 65 DOM
3. 2026-06-16
   days on market $212,000 Active 64 DOM
4. 2026-06-15
   days on market $212,000 Active 63 DOM
5. 2026-06-13
   days on market $212,000 Active 61 DOM
6. 2026-06-10
   days on market $212,000 Active 58 DOM
7. 2026-06-09
   days on market $212,000 Active 57 DOM
8. 2026-06-08
   days on market $212,000 Active 56 DOM
9. 2026-06-07
   days on market $212,000 Active 55 DOM
10. 2026-06-05
    pricedays on market $212,000 Active 52 DOM
11. 2026-06-03
    days on market $215,000 Active 51 DOM
12. 2026-06-03
    days on market $215,000 Active 50 DOM
13. 2026-06-01
    days on market $215,000 Active 49 DOM
14. 2026-05-31
    days on market $215,000 Active 48 DOM
15. 2026-05-06
    price $215,000
16. 2026-04-13
    listed $225,000 Active
17. 2020-09-02
    soldstatus $92,000
18. 2020-09-01
    soldstatus $92,000 Sold 152-char remark

    Show marketing remark (152 chars)

    Investor Alert! Great opportunity for a fixer upper property. Near by schools, churches, hospitals and shopping centers. Schedule you appointment today.

19. 2020-07-08
    status Pending 152-char remark

    Show marketing remark (152 chars)

    Investor Alert! Great opportunity for a fixer upper property. Near by schools, churches, hospitals and shopping centers. Schedule you appointment today.

20. 2020-05-13
    price $89,900 152-char remark

    Show marketing remark (152 chars)

    Investor Alert! Great opportunity for a fixer upper property. Near by schools, churches, hospitals and shopping centers. Schedule you appointment today.

21. 2020-03-05
    listed $99,900 Active 152-char remark

    Show marketing remark (152 chars)

    Investor Alert! Great opportunity for a fixer upper property. Near by schools, churches, hospitals and shopping centers. Schedule you appointment today.

22. 2016-06-20
    soldstatus $37,000 Sold 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

23. 2016-06-13
    status Pending 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

24. 2016-06-08
    price $37,900 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

25. 2016-05-31
    price $38,000 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

26. 2016-05-31
    status Active 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

27. 2016-05-23
    status Pending 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

28. 2016-05-12
    price $38,900 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

29. 2016-05-02
    price $39,400 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

30. 2016-04-14
    price $39,900 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

31. 2016-03-24
    price $41,000 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

32. 2016-03-03
    status Active 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

33. 2016-03-03
    price $44,000 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

34. 2016-02-18
    historical Contingent - Inspections 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

35. 2015-12-11
    listed $44,900 Active 95-char remark

    Show marketing remark (95 chars)

    Ready to move in. New paint , blinds , Appliances & fence. 3/2 under 40k. Come see today!

36. 2015-09-29
    soldstatus $20,000 Sold
37. 2015-09-08
    status Pending
38. 2015-08-27
    status Active
39. 2015-08-27
    price $24,000
40. 2015-08-13
    historical
41. 2015-08-11
    price $29,000
42. 2015-07-21
    status Active
43. 2015-06-29
    status Pending
44. 2015-06-16
    listed $35,000 Active
45. 2015-06-08
    historical
46. 2015-05-04
    price $35,000
47. 2015-03-17
    listed $42,000 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: $3,338 · $278/mo
• Projected year-2 tax: $3,338 · $278/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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,469
• − Mortgage interest: −$11,875
• − Property taxes: −$3,338
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$6,167
• Taxable loss: −$3,567
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $867/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: 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

+411.9% since first listed

33 events — show timeline

• 2026-05-06 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-02 Sold (Public Records) $92,000 Public Records
• 2020-09-01 Sold (MLS) $92,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-13 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2020-03-05 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2016-06-20 Sold (MLS) $37,000 Stellar MLS as Distributed by MLS Grid
• 2016-06-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-06-08 Price Changed $37,900 Stellar MLS as Distributed by MLS Grid
• 2016-05-31 Price Changed $38,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-05-12 Price Changed $38,900 Stellar MLS as Distributed by MLS Grid
• 2016-05-02 Price Changed $39,400 Stellar MLS as Distributed by MLS Grid
• 2016-04-14 Price Changed $39,900 Stellar MLS as Distributed by MLS Grid
• 2016-03-24 Price Changed $41,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-03-03 Price Changed $44,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-18 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-12-11 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 2015-09-29 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-08-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-08-27 Price Changed $24,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-08-11 Price Changed $29,000 Stellar MLS as Distributed by MLS Grid
• 2015-07-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-06-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-06-16 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-05-04 Price Changed $35,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-17 Listed $42,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+42.1%/yr

Latest (2025): $3,338 · +4.8% YoY. Source: county tax records.