1049 Plateau Ave · Lakeland, FL 33815

$220,000

3 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 155 Days on market

Built 1952 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 +14.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0

Listing remarks

LARGE CORNER LOT! ENJOY THE PRIVACY AND FREEDOM OF NO HOA. 3 Bedroom, 2 Bathroom, Split Plan, Bonus room, Inside Laundry room, large storage shed. Lot is 0.33 acres plenty of space. “SOLD AS IS “Currently tenant occupied on Month-to-Month Lease.

Key facts

• 0.33 acre lot
• Built 1952
• Listed 155 days

Property features AI

Finance

• Other: Residential zoning R-3
• Financial info: No lease restrictions
• HOA & community: No association

Exterior

• Parking: No designated parking
• Utilities: Public water; Septic tank; Cable connected; Electricity available
• Home design: Single-family residence; One story; Faces east
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built on approximately 0.33-acre lot (110 x 130)
• Exterior features: Private mailbox; Sidewalk; Corner lot; In county location; Near public transit; Paved access; Mature landscaping; Asphalt road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Bonus room
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $58 ($696/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (14.1% below list).
• Recommended offer: $189k (14.1% below list) — sets the bar for 1% rule.

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: Jesse Keen Elementary School (math 20% / reading 21%, grade F, #2,094 of 2,144 statewide, top 98%, 649 students, 67% FRL); Sleepy Hill Middle School (math 29% / reading 34%, grade F, #453 of 571 statewide, top 81%, 1,090 students, 66% FRL); Kathleen Senior High School (math 19% / reading 31%, grade F, #501 of 667 statewide, top 75%, 2,051 students, 59% FRL) — zoned schools at 64% FRL track the district average.
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-15 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.1%/yr); 74 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 + 6.1% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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.
• Current owner paid $88k; list at $220k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $188,905 (14.1% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 0.86% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.10×
• Total profit: $129,645
• Equity at exit: $198,193

10-year hold

• IRR: 23.8%
• Equity multiple: 7.38×
• Total profit: $393,006
• Equity at exit: $427,412

Cash invested: $61,600 (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 33815

• Home prices YoY: 12.6%
• Rents YoY: 6.1%
• Active inventory: 74
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$189 /mo · $2,267/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $58

Break-even live

Break-even rent $1,816

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $183	-5% $120	+0% $58	+5% $-4	+10% $-67
Rent	-10% $-91	-5% $-17	+0% $58	+5% $133	+10% $207
Rate	-1.0pp $169	-0.5pp $114	base $58	+0.5pp $1	+1.0pp $-57

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1806 Dorothy St Lakeland, FL	3.0	2.0	2046	$1,695	$0.83	5d	1	0.33mi
1246 Dorothy St Lakeland, FL	3.0	2.0	1484	$2,300	$1.55	25d	1	0.81mi
1238 Herschell St Lakeland, FL	2.0	1.0	1323	$1,300	$0.98	25d	1	0.92mi
1335 W Walnut St Lakeland, FL	3.0	2.0	1626	$1,800	$1.11	5d	1	0.93mi
1040 Ruby St Lakeland, FL	3.0	2.0	1110	$1,595	$1.44	12d	1	1.13mi
2117 Ivey Ln Lakeland, FL	3.0	1.0	1160	$1,980	$1.71	25d	1	1.34mi
407 Enclave Pl #407 Lakeland, FL	2.0	2.0	1220	$2,125	$1.74	16d	1	1.35mi
447 Enclave Pl #447 Lakeland, FL	3.0	2.0	1349	$2,200	$1.63	25d	1	1.41mi
2127 Blue Highlands Dr Lakeland, FL	4.0	2.0	1872	$2,275	$1.22	25d	1	1.47mi

Listing history 19 events

1. 2026-06-22
   days on market $220,000 Active 155 DOM
2. 2026-06-18
   days on market $220,000 Active 152 DOM
3. 2026-06-17
   days on market $220,000 Active 151 DOM
4. 2026-06-16
   days on market $220,000 Active 150 DOM
5. 2026-06-15
   days on market $220,000 Active 149 DOM
6. 2026-06-13
   days on market $220,000 Active 147 DOM
7. 2026-06-10
   days on market $220,000 Active 144 DOM
8. 2026-06-09
   days on market $220,000 Active 143 DOM
9. 2026-06-08
   days on market $220,000 Active 142 DOM
10. 2026-06-07
    days on market $220,000 Active 141 DOM
11. 2026-06-05
    days on market $220,000 Active 138 DOM
12. 2026-06-03
    days on market $220,000 Active 136 DOM
13. 2026-01-15
    listed $220,000 Active
14. 2005-09-21
    soldstatus $88,000
15. 2005-05-19
    historical
16. 2005-04-05
    listed $84,500
17. 1999-08-17
    soldstatus $59,000
18. 1999-08-17
    soldstatus $59,000
19. 1995-11-22
    soldstatus $54,000

ⓘ 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: $2,267 · $189/mo
• Projected year-2 tax: $2,267 · $189/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 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,669
• − Mortgage interest: −$12,323
• − Property taxes: −$2,267
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$6,400
• Taxable loss: −$3,049
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $1,428/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): 13,975
• Household income: $37,487
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 700.0

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 0.67)
• Race & ethnicity: White 43% Black 27% Hispanic / Latino 26% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 10%
• Common ancestry: Romanian 1% German 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 75% English-only · Spanish 23% German/W. Germanic 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: ▲ 47.45%
• Current HPI: 424.0956
• Rent YoY: ▲ 6.14%
• 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

+307.4% since first listed

7 events — show timeline

• 2026-01-15 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-21 Sold (Public Records) $88,000 Public Records
• 2005-05-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-04-05 Listed $84,500 Stellar MLS as Distributed by MLS Grid
• 1999-08-17 Sold (Public Records) $59,000 Public Records
• 1999-08-17 Sold (Public Records) $59,000 Public Records
• 1995-11-22 Sold (Public Records) $54,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $2,267 · +8.2% YoY. Source: county tax records.