3411 Rover Rd · Eagle Lake, FL 33839

$256,990

4 bd · 2.0 ba · 1,733 sqft · SingleFamily · 4 Days on market

Built 2026 5,662 sqft lot $118/mo HOA · 6% 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).

• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This single-story Gehrig offers a spacious and inviting layout, with three secondary bedrooms conveniently located at the front of the house. The open-concept floorplan seamlessly connects the living areas, creating a perfect space for family gatherings and entertainment, while the luxe owner's suite, situated at the back of the home, provides a private and serene retreat. Ranches at Lake McLeod is a masterplan community located in the lovely city of Eagle Lake, FL. This tranquil community provides quality block construction, innovative designs, with brand-new appliances. All homes come standard with Connected Home features. Amenities include: Club house, fitness center, pool, dog park, vol

Key facts

• Fitness center
• Luxe owner's suite
• Brand-new appliances

Tags

• OPEN-CONCEPT FLOORPLAN
• LUXE OWNER'S SUITE
• QUALITY BLOCK CONSTRUCTION
• BRAND-NEW APPLIANCES
• CONNECTED HOME FEATURES
• FITNESS CENTER

Property features AI

Finance

• Other: Listing status: Active
• Financial info: Listing price: $256,990

Exterior

• Parking: Two-car garage (2 garage spaces, 2 total parking spaces)
• Home design: Single-family new-construction home (Plan: Gehrig); Spec inventory type
• Exterior features: Address: 3411 Rover Rd, Eagle Lake, FL 33839

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms
• Interior features: Open living area of approximately 1,733 sq ft

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $257k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (16.8% below list).
• Recommended offer: $214k (16.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#196 in FL, #3,096 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: 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: Chain of Lakes Elementary School (math 63% / reading 60%, grade B, #634 of 2,144 statewide, top 30%, 1,130 students, 37% FRL); Westwood Middle School (math 19% / reading 26%, grade F, #546 of 571 statewide, top 96%, 878 students, 70% FRL); Lake Region High School (math 14% / reading 22%, grade F, #570 of 667 statewide, top 86%, 1,545 students, 61% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 171 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $6k of equity ($2k loan paydown + $4k appreciation (1.8% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $213,829 (16.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,399
• Equity at exit: $97,870

10-year hold

• IRR: 4.7%
• Equity multiple: 1.63×
• Total profit: $45,220
• Equity at exit: $138,297

Cash invested: $71,957 (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 33839

• Home prices YoY: 0.6%
• Active inventory: 171
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$1,348
• Tax est. 1.5%: −$321 /mo · $3,855/yr
• Insurance: −$107
• HOA: −$118
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-205

Break-even live

Break-even rent $2,397

Max offer price $227,362

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-116	+0% $-205	+5% $-294	+10% $-382
Rent	-10% $-374	-5% $-289	+0% $-205	+5% $-120	+10% $-36
Rate	-1.0pp $-75	-0.5pp $-139	base $-205	+0.5pp $-271	+1.0pp $-339

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: $64,248
• Closing costs: $7,710
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2831 Pioneer Trl Eloise, FL	3.0	2.0	1843	$2,300	$1.25	12d	1	0.04mi
2831 Pioneer Trl Eloise, FL	3.0	2.0	1843	$2,300	$1.25	5d	1	0.04mi
2782 Pioneer Trl Eagle Lake, FL	3.0	2.0	1486	$1,940	$1.31	25d	1	0.06mi
3451 Rover Rd Eloise, FL	4.0	2.5	1910	$2,199	$1.15	5d	1	0.11mi
3443 Rover Rd Eloise, FL	4.0	2.0	1600	$2,099	$1.31	5d	1	0.11mi
2057 Lasso Loop Eagle Lake, FL	4.0	3.0	2205	$2,275	$1.03	5d	1	0.16mi
2711 Pioneer Trl Eagle Lake, FL	4.0	2.0	1836	$2,050	$1.12	25d	1	0.17mi
3103 Totem Rd Eagle Lake, FL	4.0	3.0	2186	$2,198	$1.01	23d	1	0.25mi
1623 Marksman Rd Eagle Lake, FL	4.0	3.0	2150	$2,700	$1.26	25d	1	0.29mi
1204 Deepwater Cir Eagle Lake, FL	3.0	2.0	1444	$1,900	$1.32	16d	1	0.34mi
1727 Foreman Rd Eagle Lake, FL	4.0	2.5	1879	$1,925	$1.02	5d	1	0.41mi
1975 Wilder Way Eagle Lake, FL	4.0	2.0	1733	$2,100	$1.21	12d	1	0.45mi
608 Trotters Dr Eagle Lake, FL	4.0	3.0	2140	$2,400	$1.12	25d	1	0.49mi
1469 Deepwater Cir Eagle Lake, FL	3.0	2.0	1461	$2,000	$1.37	25d	1	0.49mi
1033 Holden Way Winter Haven, FL	3.0	2.0	1560	$1,950	$1.25	16d	1	0.56mi
740 Trotters Dr Eagle Lake, FL	4.0	2.0	1973	$2,295	$1.16	25d	1	0.61mi
948 Craftsman Rd Eagle Lake, FL	3.0	2.0	1550	$1,895	$1.22	5d	1	0.67mi
327 MacArthur St Bartow, FL	4.0	2.0	1936	$2,260	$1.17	25d	1	1.08mi
519 Patton Loop Bartow, FL	3.0	2.0	1560	$1,998	$1.28	5d	1	1.11mi
212 Pershing St Bartow, FL	4.0	2.0	1826	$2,100	$1.15	25d	1	1.16mi
217 Windsor Reserve Dr Eagle Lake, FL	4.0	2.0	1839	$1,896	$1.03	5d	1	1.34mi
209 Windsor Reserve Dr Bartow, FL	4.0	2.0	1839	$1,826	$0.99	5d	1	1.34mi
910 Sun Burst Rd Winter Haven, FL	3.0	2.0	1690	$2,000	$1.18	25d	1	1.37mi
418 Reina Way Bartow, FL	3.0	2.0	1350	$1,666	$1.23	23d	1	1.39mi
519 Crown Rose Dr Eagle Lake, FL	4.0	2.0	2001	$1,956	$0.98	5d	1	1.40mi
523 Crown Rose Dr Eagle Lake, FL	4.0	2.0	1839	$1,951	$1.06	13d	1	1.41mi
303 Corbel Ln Bartow, FL	3.0	2.0	1350	$1,731	$1.28	5d	1	1.41mi
588 Crown Rose Dr Bartow, FL	3.0	2.0	1350	$1,646	$1.22	16d	1	1.42mi
531 Crown Rose Dr Bartow, FL	4.0	2.0	1839	$1,746	$0.95	23d	1	1.42mi
543 Crown Rose Dr Bartow, FL	4.0	2.0	2001	$2,091	$1.04	5d	1	1.44mi
328 Corbel Ln Eagle Lake, FL	3.0	2.0	1589	$1,676	$1.05	23d	1	1.47mi

HOA detail

• Monthly dues: $118 · $1,416/yr
• Likely covers: poolgym

Listing history 7 events

1. 2026-06-22
   pricedays on market $256,990 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   days on marketlisting id $261,990 Active 1 DOM
4. 2026-06-17
   days on market $261,990 Active 2 DOM
5. 2026-06-16
   price $261,990 Active 1 DOM
6. 2026-06-15
   remarks 397-char remark
7. 2026-06-15
   listed $256,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,659
• − Mortgage interest: −$14,395
• − Property taxes: −$3,855
• − Insurance: −$1,285
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$1,416
• − Depreciation: −$7,476
• Taxable loss: −$6,873
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $-807/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 — Eagle Lake

• Score: 77/100
• State rank: #196
• US rank: #3096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Lake, FL
• City population: 4,397
• Population (ZIP): 4,397

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 8% Black 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 23% Cuban 1%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▲ 1.75%
• Current HPI: 317.0642
• 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