710 Highland Ave · Dundee, FL 33838

$250,000

3 bd · 2.0 ba · 2,008 sqft · SingleFamily public records

Built 1974 0.53 ac lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

Under contract-accepting backup offers. Short Sale. Short sale. Under Contract

Key facts

• 0.53 acre lot
• Garage
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (17.8% below list).
• Recommended offer: $201k (19.5% below list) — sets the bar for cash-flow.

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+, 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: Elbert Elementary School (math 35% / reading 37%, grade F, #1,670 of 2,144 statewide, top 78%, 601 students, 62% FRL); Denison Middle School (math 24% / reading 25%, grade F, #522 of 571 statewide, top 93%, 738 students, 69% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL) — zoned schools at 63% FRL track the district average.
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-14 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: 150 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,340 (19.5% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.82% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 10.1

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: 20.9%
• Equity multiple: 2.70×
• Total profit: $118,749
• Equity at exit: $225,220

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $363,763
• Equity at exit: $485,695

Cash invested: $70,000 (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: 150
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$484 /mo · $5,804/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-275

Break-even live

Break-even rent $2,404

Max offer price $201,340

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-205	+0% $-275	+5% $-346	+10% $-417
Rent	-10% $-438	-5% $-357	+0% $-275	+5% $-194	+10% $-113
Rate	-1.0pp $-150	-0.5pp $-212	base $-275	+0.5pp $-340	+1.0pp $-406

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1207 Coda Ct Dundee, FL	3.0	2.0	2040	$1,795	$0.88	16d	1	0.53mi
1709 Hill Top Dr Dundee, FL	4.0	3.0	2072	$2,160	$1.04	5d	1	0.63mi
1804 Vista View Dr Dundee, FL	4.0	3.0	2066	$2,250	$1.09	25d	1	0.67mi
391 Sol Vista Dr Dundee, FL	3.0	2.5	1768	$1,950	$1.10	25d	1	0.71mi
403 Sol Vista Dr Dundee, FL	3.0	2.5	1630	$1,950	$1.20	25d	1	0.72mi
228 Hillcrest Dr Dundee, FL	4.0	2.0	1928	$2,075	$1.08	21d	1	0.80mi
2163 Mandarin Loop Dundee, FL	3.0	2.0	1688	$2,049	$1.21	5d	1	0.93mi
604 Lime Ave Dundee, FL	3.0	3.0	1694	$2,400	$1.42	25d	1	1.07mi

Listing history 19 events

1. 2025-11-21
   historical
2. 2025-11-19
   listed $250,000
3. 2025-11-13
   historical
4. 2025-10-16
   price $330,000
5. 2025-09-26
   price $340,000
6. 2025-09-11
   listed $350,000 Active
7. 2025-02-04
   historical
8. 2024-12-27
   listed $349,500 Active
9. 2023-09-22
   soldstatus $290,000
10. 2023-09-15
    soldstatus $290,000 Closed
11. 2023-08-17
    status Pending
12. 2023-08-11
    price $290,000
13. 2023-08-01
    listed $300,000 Active
14. 2014-10-24
    soldstatus $115,000 Sold
15. 2014-10-24
    soldstatus $115,000
16. 2014-08-14
    status Pending
17. 2014-07-17
    listed $110,000 Active
18. 2012-04-17
    historical
19. 2012-03-27
    listed $89,900

ⓘ 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: $5,804 · $484/mo
• Projected year-2 tax: $5,804 · $484/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $24,659
• − Mortgage interest: −$14,004
• − Property taxes: −$5,804
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$7,273
• Taxable loss: −$7,617
• Est. tax savings @ 24.0%: +$1,828
• After-tax cash flow: $-1,477/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

+178.1% since first listed

19 events — show timeline

• 2025-11-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $330,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $340,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-27 Listed $349,500 Stellar MLS as Distributed by MLS Grid
• 2023-09-22 Sold (Public Records) $290,000 Public Records
• 2023-09-15 Sold (MLS) $290,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-11 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-01 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-24 Sold (Public Records) $115,000 Public Records
• 2014-10-24 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-07-17 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-03-27 Listed $89,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.6%/yr

Latest (2025): $5,804 · +2.3% YoY. Source: county tax records.