2254 Lisa St · Lake Wales, FL 33898

$169,900

3 bd · 1.0 ba · 1,281 sqft · SingleFamily public records · 36 Days on market

Built 1975 8,024 sqft lot

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced!! Great Investment property!!! Wont Last!! 3 bedroom 1.5 bath home with fenced yard, garage converted to a family room, tile in the living area and home needs TLC.

Key facts

• Updated kitchen
• 8,024 sq ft lot
• 2 parking spots

Tags

• UPDATED KITCHEN
• NEW WOOD LAMINATE FLOORING
• EASY ACCESS FOR COMMUTING

Property features AI

Finance

• Other: Frontage length approximately 75 feet; Lot is approximately 0.18 acres

Exterior

• Parking: 2 parking spaces; Driveway and on-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Block, concrete, brick and stucco construction; Shingle roof
• Exterior features: Front porch; Fenced yard; Paved road frontage

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Laminate; Simulated wood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; High-speed internet
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#535 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment 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.
• Zoned schools: Frostproof Ben Hill Griffin Jr Elementary School (math 34% / reading 36%, grade F, #1,697 of 2,144 statewide, top 80%, 917 students, 66% FRL); Mclaughlin Academy of Excellence (math 34% / reading 32%, grade F, #437 of 571 statewide, top 77%, 542 students, 68% FRL).
• Market conditions: 501 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 43% 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 $1k of loan paydown is wiped out by about $5k 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 36 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 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 $23k; list at $170k implies a 647% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 7.0

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,519
• Equity at exit: $25,333

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $32,304
• Equity at exit: $14,690

Cash invested: $47,572 (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: 501
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$891
• Tax from tax record: −$173 /mo · $2,073/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $408

Break-even live

Break-even rent $1,520

Max offer price $169,900

Occupancy floor 75%

Sensitivity live

Price	-10% $504	-5% $456	+0% $408	+5% $360	+10% $312
Rent	-10% $247	-5% $327	+0% $408	+5% $488	+10% $569
Rate	-1.0pp $493	-0.5pp $451	base $408	+0.5pp $364	+1.0pp $319

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2436 Lilly St Lake Wales, FL	4.0	2.0	1325	$1,950	$1.47	4d	1	0.16mi
4622 Linda St Lake Wales, FL	3.0	2.5	1463	$1,850	$1.26	25d	1	0.24mi
2822 Pennachio Dr Lake Wales, FL	3.0	2.0	1484	$1,900	$1.28	25d	1	0.85mi
357 Artemis St Lake Wales, FL	4.0	2.0	1824	$2,000	$1.10	25d	1	0.86mi
359 Artemis St Lake Wales, FL	4.0	2.0	1824	$2,000	$1.10	25d	1	0.88mi
2838 Pennachio Dr Lake Wales, FL	4.0	2.0	1824	$2,100	$1.15	25d	1	0.89mi
383 Artemis St Lake Wales, FL	4.0	2.0	1824	$2,000	$1.10	25d	1	0.92mi
3362 Alexander Dr Lake Wales, FL	4.0	2.5	1874	$2,045	$1.09	22d	1	0.93mi
3386 Alexander Dr Lake Wales, FL	4.0	2.5	1874	$2,050	$1.09	25d	1	0.95mi
2398 McKinley Dr Lake Wales, FL	4.0	2.0	1824	$2,050	$1.12	4d	1	0.95mi
3367 Alexander Dr Lake Wales, FL	4.0	3.0	1874	$2,190	$1.17	25d	1	0.96mi
444 Taylor Groves St Lake Wales, FL	4.0	2.0	1828	$2,200	$1.20	25d	1	0.96mi
295 Taylor Groves St Lake Wales, FL	3.0	2.0	1671	$2,335	$1.40	16d	1	0.96mi
240 Taylor Groves St Lake Wales, FL	4.0	2.0	1828	$2,000	$1.09	25d	1	1.10mi
231 Taylor Groves St Lake Wales, FL	4.0	2.0	1828	$2,200	$1.20	22d	1	1.12mi
3634 Hardman Dr Lake Wales, FL	4.0	2.5	1874	$2,300	$1.23	25d	1	1.15mi
3619 Hardman Dr Lake Wales, FL	4.0	2.5	1874	$2,150	$1.15	25d	1	1.17mi
3031 Azalea Ave Lake Wales, FL	3.0	1.0	900	$1,400	$1.56	20d	1	1.34mi

Listing history 31 events

1. 2026-06-19
   status $169,900 Pending 36 DOM
2. 2026-06-18
   days on market $169,900 Active 36 DOM
3. 2026-06-17
   days on market $169,900 Active 35 DOM
4. 2026-06-16
   days on market $169,900 Active 34 DOM
5. 2026-06-15
   days on market $169,900 Active 33 DOM
6. 2026-06-13
   days on market $169,900 Active 31 DOM
7. 2026-06-10
   days on market $169,900 Active 28 DOM
8. 2026-06-09
   days on market $169,900 Active 27 DOM
9. 2026-06-08
   days on market $169,900 Active 26 DOM
10. 2026-06-07
    days on market $169,900 Active 25 DOM
11. 2026-06-05
    days on market $169,900 Active 22 DOM
12. 2026-06-03
    days on market $169,900 Active 21 DOM
13. 2026-06-03
    days on market $169,900 Active 20 DOM
14. 2026-06-01
    days on market $169,900 Active 19 DOM
15. 2026-05-31
    days on market $169,900 Active 18 DOM
16. 2026-05-13
    listed $169,900 Active
17. 2014-12-31
    soldstatus $22,750 Sold 177-char remark

    Show marketing remark (177 chars)

    Price Reduced!! Great Investment property!!! Wont Last!! 3 bedroom 1.5 bath home with fenced yard, garage converted to a family room, tile in the living area and home needs TLC.

18. 2014-11-25
    status Pending 177-char remark

    Show marketing remark (177 chars)

    Price Reduced!! Great Investment property!!! Wont Last!! 3 bedroom 1.5 bath home with fenced yard, garage converted to a family room, tile in the living area and home needs TLC.

19. 2014-10-24
    price $22,950 177-char remark

    Show marketing remark (177 chars)

    Price Reduced!! Great Investment property!!! Wont Last!! 3 bedroom 1.5 bath home with fenced yard, garage converted to a family room, tile in the living area and home needs TLC.

20. 2014-10-23
    status Active 177-char remark

    Show marketing remark (177 chars)

    Price Reduced!! Great Investment property!!! Wont Last!! 3 bedroom 1.5 bath home with fenced yard, garage converted to a family room, tile in the living area and home needs TLC.

21. 2014-10-13
    status Pending 177-char remark

    Show marketing remark (177 chars)

    Price Reduced!! Great Investment property!!! Wont Last!! 3 bedroom 1.5 bath home with fenced yard, garage converted to a family room, tile in the living area and home needs TLC.

22. 2014-09-19
    price $23,900 177-char remark

    Show marketing remark (177 chars)

    Price Reduced!! Great Investment property!!! Wont Last!! 3 bedroom 1.5 bath home with fenced yard, garage converted to a family room, tile in the living area and home needs TLC.

23. 2014-09-02
    status Active 177-char remark

    Show marketing remark (177 chars)

    Price Reduced!! Great Investment property!!! Wont Last!! 3 bedroom 1.5 bath home with fenced yard, garage converted to a family room, tile in the living area and home needs TLC.

24. 2014-08-30
    historical 177-char remark

    Show marketing remark (177 chars)

    Price Reduced!! Great Investment property!!! Wont Last!! 3 bedroom 1.5 bath home with fenced yard, garage converted to a family room, tile in the living area and home needs TLC.

25. 2014-08-28
    listed $25,500 177-char remark

    Show marketing remark (177 chars)

    Price Reduced!! Great Investment property!!! Wont Last!! 3 bedroom 1.5 bath home with fenced yard, garage converted to a family room, tile in the living area and home needs TLC.

26. 2013-04-10
    historical
27. 2012-02-29
    listed $13,700
28. 2008-10-06
    listed $89,900
29. 2004-05-28
    soldstatus $60,000
30. 2004-05-28
    soldstatus $60,000
31. 1975-08-01
    soldstatus $20,000

ⓘ 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: $2,073 · $173/mo
• Projected year-2 tax: $2,073 · $173/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 7/10 Severe FEMA zone X (unshaded) · 75% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,435
• − Mortgage interest: −$9,517
• − Property taxes: −$2,073
• − Insurance: −$1,647
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$4,943
• Taxable income: $2,346
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $4,329/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 — Lake Wales

• Score: 68/100
• State rank: #535
• US rank: #10036

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment D+ 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: 30,351
• 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

+749.5% since first listed

16 events — show timeline

• 2026-05-13 Listed $169,900 HAOR as distributed by MLS GRID
• 2014-12-31 Sold (MLS) $22,750 Stellar MLS as Distributed by MLS Grid
• 2014-11-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-10-24 Price Changed $22,950 Stellar MLS as Distributed by MLS Grid
• 2014-10-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-10-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-09-19 Price Changed $23,900 Stellar MLS as Distributed by MLS Grid
• 2014-09-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-08-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-08-28 Listed $25,500 Stellar MLS as Distributed by MLS Grid
• 2013-04-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-02-29 Listed $13,700 Stellar MLS as Distributed by MLS Grid
• 2008-10-06 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2004-05-28 Sold (Public Records) $60,000 Public Records
• 2004-05-28 Sold (Public Records) $60,000 Public Records
• 1975-08-01 Sold (Public Records) $20,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $2,073 · +6.7% YoY. Source: county tax records.