1058 N Davis Ave · Lakeland, FL 33805

$119,900

2 bd · 1.0 ba · 564 sqft · SingleFamily public records · 526 Days on market

Built 1955 5,990 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 bedroom 1 bath home sits on corner lot. Updated flooring. Washer and dryer hookup on porch. Easy access to I-4. Cash Only!!

Key facts

• Updated flooring
• Easy access to i-4
• Corner lot

Tags

• CORNER LOT
• UPDATED FLOORING
• NEW HVAC SYSTEM
• EASY ACCESS TO I-4

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: R-3
• Financial info: Lease restrictions: none indicated
• HOA & community: No HOA

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water available; Septic tank; Electricity available; Sewer available; Water available
• Home design: Single family residence; One story; Faces east
• Construction: Frame construction; Metal roof; Pillar/post/pier foundation; Built on 0.14-acre lot (60 x 100)
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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: Lincoln Avenue Academy (math 76% / reading 85%, grade A+, #104 of 2,144 statewide, top 5%, 526 students, 24% FRL); Kathleen Senior High School (math 19% / reading 31%, grade F, #501 of 667 statewide, top 75%, 2,051 students, 59% FRL) — zoned schools average 41% FRL vs 60% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 162 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 526 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask is 8464% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $80k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 526 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 1955 — 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. 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.
6. 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.
7. 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: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-9,987
• Equity at exit: $17,877

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-3,893
• Equity at exit: $10,367

Cash invested: $33,572 (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 33805

• Home prices YoY: -29.8%
• Rents YoY: 0.8%
• Active inventory: 162
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$629
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $192

Break-even live

Break-even rent $1,034

Max offer price $119,900

Occupancy floor 80%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1031 Neville Ave Lakeland, FL	2.0	2.0	728	$1,375	$1.89	19d	1	0.36mi
2735 W 10th St Unit 7 Lakeland, FL	2.0	1.0	576	$925	$1.61	23d	1	1.04mi
214 N Chestnut Rd Lakeland, FL	1.0	1.0	500	$1,000	$2.00	23d	1	1.22mi
455 Arapahoe Ave Lakeland, FL	2.0	1.0	750	$1,199	$1.60	19d	1	1.27mi
2245 New Tampa Hwy Lakeland, FL	1.0	1.0	500	$977	$1.95	23d	1	1.27mi
457 Arapahoe Ave Lakeland, FL	2.0	1.0	750	$1,095	$1.46	3d	1	1.28mi
321 Emma St Lakeland, FL	2.0	1.0	730	$1,395	$1.91	23d	1	1.41mi

Listing history 46 events

1. 2026-06-18
   days on market $119,900 Active 526 DOM
2. 2026-06-17
   price $119,900 Active 525 DOM
3. 2026-06-17
   days on market $125,900 Active 525 DOM
4. 2026-06-16
   days on market $125,900 Active 524 DOM
5. 2026-06-15
   days on market $125,900 Active 523 DOM
6. 2026-06-13
   days on market $125,900 Active 521 DOM
7. 2026-06-10
   days on market $125,900 Active 518 DOM
8. 2026-06-09
   days on market $125,900 Active 517 DOM
9. 2026-06-08
   days on market $125,900 Active 516 DOM
10. 2026-06-07
    days on market $125,900 Active 515 DOM
11. 2026-06-05
    days on market $125,900 Active 512 DOM
12. 2026-06-03
    days on market $125,900 Active 510 DOM
13. 2026-06-01
    days on market $125,900 Active 509 DOM
14. 2026-05-31
    days on market $125,900 Active 508 DOM
15. 2026-04-08
    status Active
16. 2026-03-30
    status Pending
17. 2026-03-19
    status Active
18. 2026-01-22
    price $125,900
19. 2026-01-16
    price $135,900
20. 2026-01-13
    status Active
21. 2025-12-11
    status Pending
22. 2025-12-02
    price $145,900
23. 2025-11-09
    price $149,900
24. 2025-11-03
    status Active
25. 2025-10-29
    historical
26. 2025-07-11
    historical $1,300
27. 2025-06-09
    price $154,900
28. 2025-04-29
    status Active
29. 2025-04-28
    price $1,300
30. 2025-04-28
    historical
31. 2025-04-27
    price $161,900
32. 2025-04-13
    price $165,000
33. 2025-04-10
    listed $1,400
34. 2025-03-24
    price $169,999
35. 2025-02-21
    price $171,999
36. 2025-02-05
    price $175,999
37. 2025-01-14
    price $179,900
38. 2024-12-30
    price $181,000
39. 2024-12-09
    price $189,900
40. 2024-11-29
    price $195,900
41. 2024-11-15
    price $199,900
42. 2024-10-28
    listed $205,000 Active
43. 2024-08-01
    soldstatus $80,000
44. 2024-07-29
    soldstatus $80,000 Closed 125-char remark

    Show marketing remark (125 chars)

    1 bedroom 1 bath home sits on corner lot. Updated flooring. Washer and dryer hookup on porch. Easy access to I-4. Cash Only!!

45. 2024-07-11
    status Pending 125-char remark

    Show marketing remark (125 chars)

    1 bedroom 1 bath home sits on corner lot. Updated flooring. Washer and dryer hookup on porch. Easy access to I-4. Cash Only!!

46. 2024-07-02
    listed $86,000 Active 125-char remark

    Show marketing remark (125 chars)

    1 bedroom 1 bath home sits on corner lot. Updated flooring. Washer and dryer hookup on porch. Easy access to I-4. Cash Only!!

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $1,655 · $138/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 1/10 Low
• 🌡 Heat 9/10 Extreme 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,322
• − Mortgage interest: −$6,716
• − Property taxes: −$1,655
• − Insurance: −$600
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,488
• Taxable income: $412
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $2,206/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 — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ 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: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 28,751
• Household income: $62,661
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1179.0

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 0.68)
• Race & ethnicity: White 38% Black 37% Hispanic / Latino 20% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -158.44%
• Current HPI: 372.7317
• Rent YoY: ▲ 0.77%
• 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

+46.4% since first listed

32 events — show timeline

• 2026-04-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $125,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $135,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $145,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-09 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Rental Removed $1,300 STELLARMLS
• 2025-06-09 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-28 Price Changed $1,300 STELLARMLS
• 2025-04-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-27 Price Changed $161,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-13 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Listed for Rent $1,400 STELLARMLS
• 2025-03-24 Price Changed $169,999 Stellar MLS as Distributed by MLS Grid
• 2025-02-21 Price Changed $171,999 Stellar MLS as Distributed by MLS Grid
• 2025-02-05 Price Changed $175,999 Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-30 Price Changed $181,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-09 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-29 Price Changed $195,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-15 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-28 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-01 Sold (Public Records) $80,000 Public Records
• 2024-07-29 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-02 Listed $86,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.5%/yr

Latest (2025): $1,655 · +52.6% YoY. Source: county tax records.