3284 Lynrock Ave · Dundee, FL 33838

$259,500

3 bd · 2.0 ba · 1,634 sqft · SingleFamily public records · 264 Days on market

Built 2014 10,764 sqft lot $34/mo HOA · 2% of rent

---

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 +11.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

"Model Perfect " truly captures this charming three-bedroom, two-bathroom home! Walk in and enjoy the bright and open feel of the split floor plan. The kitchen is a chef's delight with hardwood cabinets, granite countertops, and sleek black appliances. Sliding glass doors open to a fully screened and covered lanai. The family room showcases beautiful SPC flooring. The roomy master bedroom features an attached bathroom with a garden tub and separate shower. This home has also been freshly painted inside and out. Also included are Accordion Hurricane Shutters. The driveway was refinished in 2025. Enjoy low monthy utilites too! This lovely home is nestled on a private oversized and

Key facts

• Hardwood cabinets
• Split floor plan
• Fully screened lanai

Tags

• SPLIT FLOOR PLAN
• HARDWOOD CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY SCREENED LANAI
• LUXURY VINYL FLOORING

Property features AI

Finance

• Other: Homestead exempt; Association approval not required
• Financial info: Lease restrictions apply
• HOA & community: HOA with annual fee ($415, approx. $34.58/month); Deed restrictions; Street lights; Pets allowed with breed restrictions

Exterior

• Parking: Driveway; Attached garage with garage door opener; 2 garage spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; BB/HS internet available; Irrigation equipment
• Home design: Single family residence; One story; South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Covered, enclosed deck/patio; Sliding doors; Private mailbox; Trees and landscaped yard; Asphalt road access (publicly maintained)

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Kitchen/family room combo; Open floorplan; Stone counters; Walk-in closets; Blinds
• Laundry & utility: Dedicated laundry room; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-73 ($-876/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (22.3% below list).
• Recommended offer: $202k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#638 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools D, amenities 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: 149 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,757 (22.3% 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 264 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $136,635
• Equity at exit: $233,778

10-year hold

• IRR: 20.8%
• Equity multiple: 6.59×
• Total profit: $405,929
• Equity at exit: $504,151

Cash invested: $72,660 (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 33838

• Home prices YoY: 17.6%
• Active inventory: 149
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$1,361
• Tax from tax record: −$164 /mo · $1,967/yr
• Insurance: −$108
• HOA: −$34
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-73

Break-even live

Break-even rent $2,110

Max offer price $246,607

Occupancy floor 99%

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2163 Mandarin Loop Dundee, FL	3.0	2.0	1688	$2,049	$1.21	3d	1	0.91mi
1709 Hill Top Dr Dundee, FL	4.0	3.0	2072	$2,160	$1.04	3d	1	1.17mi
1804 Vista View Dr Dundee, FL	4.0	3.0	2066	$2,250	$1.09	23d	1	1.17mi
1378 Legatto Loop Dundee, FL	3.0	2.0	1397	$1,850	$1.32	3d	1	1.36mi
228 Hillcrest Dr Dundee, FL	4.0	2.0	1928	$2,075	$1.08	19d	1	1.37mi
403 Sol Vista Dr Dundee, FL	3.0	2.5	1630	$1,950	$1.20	23d	1	1.41mi
391 Sol Vista Dr Dundee, FL	3.0	2.5	1768	$1,950	$1.10	23d	1	1.41mi
1207 Coda Ct Dundee, FL	3.0	2.0	2040	$1,795	$0.88	14d	1	1.43mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 21 events

1. 2026-06-18
   days on market $259,500 Active 264 DOM
2. 2026-06-17
   days on market $259,500 Active 263 DOM
3. 2026-06-16
   days on market $259,500 Active 262 DOM
4. 2026-06-15
   days on market $259,500 Active 261 DOM
5. 2026-06-13
   days on market $259,500 Active 259 DOM
6. 2026-06-10
   days on market $259,500 Active 256 DOM
7. 2026-06-09
   days on market $259,500 Active 255 DOM
8. 2026-06-08
   days on market $259,500 Active 254 DOM
9. 2026-06-07
   days on market $259,500 Active 253 DOM
10. 2026-06-05
    days on market $259,500 Active 250 DOM
11. 2026-06-03
    days on market $259,500 Active 248 DOM
12. 2026-06-01
    days on market $259,500 Active 247 DOM
13. 2026-05-31
    days on market $259,500 Active 246 DOM
14. 2026-05-06
    price $259,500
15. 2026-04-18
    price $265,000
16. 2026-03-19
    price $275,000
17. 2026-03-16
    price $280,000
18. 2025-09-27
    listed $285,000 Active
19. 2014-05-28
    historical
20. 2014-04-08
    listed $127,900 Active
21. 2009-01-06
    soldstatus $786,000

ⓘ 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: $1,967 · $164/mo
• Projected year-2 tax: $2,154 · $179/mo
• Expected delta: +$187/yr (+$16/mo · 9.5%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,211
• − Mortgage interest: −$14,536
• − Property taxes: −$1,967
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − HOA: −$408
• − Depreciation: −$7,549
• Taxable loss: −$5,420
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $425/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 — Dundee

• Score: 65/100
• State rank: #638
• US rank: #12542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dundee, FL
• City population: 5,431
• Population (ZIP): 5,431

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 0.63)
• Race & ethnicity: Hispanic / Latino 50% White 30% Black 14% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 14% Puerto Rican 19% Dominican 6%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada, Guatemala
• Languages at home: 53% English-only · Spanish 47%

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: ▲ 54.34%
• Current HPI: 363.9764
• Rent YoY: —
• Metro: —
• 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

-67.0% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $259,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-27 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-08 Listed $127,900 Stellar MLS as Distributed by MLS Grid
• 2009-01-06 Sold (Public Records) $786,000 Public Records

Property tax history

+19.1%/yr

Latest (2025): $1,967 · +3.4% YoY. Source: county tax records.