2293 Pump Rd · Mulberry, FL 33860

$140,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 372 Days on market

Built 1961 0.33 ac 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This solid 2-bedroom, 1-bath block home sits on a spacious 0.33-acre lot in the heart of Mulberry. With a long-term tenant in place through October, this property offers immediate rental income and future potential—perfect for investors or future homeowners looking to secure property now and move in later. Located in a quiet neighborhood with convenient access to schools, shopping, and major roadways, this home offers both peace and practicality.

Key facts

• Quiet neighborhood
• 0.33 acre lot
• Built 1961

Tags

• SPACIOUS 0.33-ACRE LOT
• QUIET NEIGHBORHOOD
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING

Property features AI

Finance

• Other: Property type: Residential (single-family); Total living area reported as 720 square feet; Lot approximately 0.33 acre (about 100 x 140); Universal property ID on record
• Financial info: No lease restrictions; Property zoned RC
• HOA & community: No HOA/association reported; Pets allowed

Exterior

• Parking: No parking details reported
• Security: No security features reported
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available; Phone service available; One well and one septic system on property
• Home design: Single-family residence; One story; Faces west
• Construction: Block construction; Metal roof; Slab foundation; Built on one level
• Exterior features: Private mailbox; Shed(s) and storage structures; Barbed wire, chain link, and vinyl fencing; Paved lot and paved road access

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms (total)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: No notable built-in interior features reported
• Laundry & utility: No laundry hookups or room reported

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#311 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Purcell Elementary School (math 41% / reading 34%, grade F, #1,596 of 2,144 statewide, top 75%, 516 students, 64% FRL); Mulberry Senior High School (math 21% / reading 36%, grade F, #458 of 667 statewide, top 69%, 1,315 students, 57% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 180 active listings in the ZIP; 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 $968 of loan paydown is wiped out by about $4k 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 372 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $140k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 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 1961 — 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. 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: 1.06% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.59% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-8,444
• Equity at exit: $20,874

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,345
• Equity at exit: $12,105

Cash invested: $39,200 (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 33860

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 180
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$126 /mo · $1,511/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $256

Break-even live

Break-even rent $1,163

Max offer price $140,000

Occupancy floor 78%

Sensitivity live

Price	-10% $336	-5% $296	+0% $256	+5% $217	+10% $177
Rent	-10% $139	-5% $198	+0% $256	+5% $315	+10% $374
Rate	-1.0pp $327	-0.5pp $292	base $256	+0.5pp $220	+1.0pp $183

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $140,000 Active 372 DOM
2. 2026-06-17
   days on market $140,000 Active 371 DOM
3. 2026-06-16
   days on market $140,000 Active 370 DOM
4. 2026-06-15
   days on market $140,000 Active 369 DOM
5. 2026-06-13
   days on market $140,000 Active 367 DOM
6. 2026-06-10
   days on market $140,000 Active 364 DOM
7. 2026-06-09
   days on market $140,000 Active 363 DOM
8. 2026-06-08
   days on market $140,000 Active 362 DOM
9. 2026-06-07
   days on market $140,000 Active 361 DOM
10. 2026-06-05
    days on market $140,000 Active 358 DOM
11. 2026-06-03
    days on market $140,000 Active 356 DOM
12. 2026-06-01
    days on market $140,000 Active 355 DOM
13. 2026-05-31
    days on market $140,000 Active 354 DOM
14. 2025-06-11
    listed $140,000 Active
15. 1995-07-18
    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: $1,511 · $126/mo
• Projected year-2 tax: $1,511 · $126/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 8/10 Severe
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,845
• − Mortgage interest: −$7,842
• − Property taxes: −$1,511
• − Insurance: −$700
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$4,073
• Taxable income: $864
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $2,869/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 — Mulberry

• Score: 73/100
• State rank: #311
• US rank: #5311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 24,892
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 24,892
• Household income: $65,710
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 583.0

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 0.60)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 12% Black 10% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 70% English-only · Spanish 28% 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: ▼ -101.08%
• Current HPI: 349.7266
• Rent YoY: ▲ 1.59%
• 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

+600.0% since first listed

2 events — show timeline

• 2025-06-11 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 1995-07-18 Sold (Public Records) $20,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,511 · +10.9% YoY. Source: county tax records.