1427 Pleasant Pl · Combee Settlement, FL 33801

$175,000

3 bd · 1.0 ba · 786 sqft · SingleFamily public records · 47 Days on market

Built 1957 9,801 sqft lot

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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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD HOME FOR SALE. Sold "AS IS". Buyer to verify all information. This 2 bedroom, 1 bath home has an updated kitchen and bathroom, tile floors in the living areas, carpet in the bedrooms and a spacious florida room that can be used as a den or guest room. Perfect for first time home buyers!

Key facts

• 9,801 sq ft lot
• Parking
• Built 1957

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public utilities; Sewer: Other
• Home design: Single-family residence; One story; Faces east
• Construction: Block construction; Shingle roof; Block foundation; Built on a 0.23-acre lot (approx. 70 x 140)
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $15 ($183/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 $155k (11.3% below list).
• Recommended offer: $155k (11.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#476 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment 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: Rents rising (+1.1%/yr); 253 active listings in the ZIP; 8 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).
• This rent runs 35% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 47 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $175k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $155,247 (11.3% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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?
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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.38×
• Total profit: $-30,347
• Equity at exit: $26,093

10-year hold

• IRR: -14.3%
• Equity multiple: 0.25×
• Total profit: $-36,862
• Equity at exit: $15,131

Cash invested: $49,000 (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 33801

• Home prices YoY: -15.9%
• Rents YoY: 1.1%
• Active inventory: 253
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$918
• Tax from tax record: −$221 /mo · $2,646/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $15

Break-even live

Break-even rent $1,533

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $114	-5% $65	+0% $15	+5% $-34	+10% $-84
Rent	-10% $-107	-5% $-46	+0% $15	+5% $77	+10% $138
Rate	-1.0pp $103	-0.5pp $60	base $15	+0.5pp $-30	+1.0pp $-76

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2415 Idlewild St Lakeland, FL	2.0	1.0	900	$1,300	$1.44	24d	1	0.35mi
1452 Ridge Lake Ct Lakeland, FL	2.0	1.5	960	$1,700	$1.77	22d	1	0.41mi
832 N Combee Rd Lakeland, FL	2.0	1.0	560	$1,195	$2.13	24d	1	0.67mi
2417 Golfview St Lakeland, FL	3.0	1.0	798	$1,395	$1.75	11d	1	0.77mi
2248 Weber St Lakeland, FL	2.0	1.0	640	$1,335	$2.09	4d	1	0.94mi
2400 Timbercreek Loop W Lakeland, FL	4.0	2.0	1108	$1,910	$1.72	24d	1	1.17mi
3245 E Main St Lakeland, FL	2.0	1.0	750	$1,100	$1.47	24d	1	1.44mi
3245 E Main St Unit 2 Lakeland, FL	2.0	2.0	700	$1,250	$1.79	15d	1	1.44mi

Listing history 29 events

1. 2026-06-18
   days on market $175,000 Active 47 DOM
2. 2026-06-17
   days on market $175,000 Active 46 DOM
3. 2026-06-16
   days on market $175,000 Active 45 DOM
4. 2026-06-15
   days on market $175,000 Active 44 DOM
5. 2026-06-13
   pricedays on market $175,000 Active 42 DOM
6. 2026-06-10
   days on market $194,000 Active 39 DOM
7. 2026-06-09
   days on market $194,000 Active 38 DOM
8. 2026-06-08
   days on market $194,000 Active 37 DOM
9. 2026-06-07
   days on market $194,000 Active 36 DOM
10. 2026-06-05
    days on market $194,000 Active 33 DOM
11. 2026-06-03
    days on market $194,000 Active 32 DOM
12. 2026-06-03
    days on market $194,000 Active 31 DOM
13. 2026-06-01
    days on market $194,000 Active 30 DOM
14. 2026-05-31
    days on market $194,000 Active 29 DOM
15. 2026-05-21
    price $194,000
16. 2026-05-11
    price $199,000
17. 2026-05-02
    listed $204,990 Active
18. 2021-07-16
    soldstatus $100,010
19. 2017-10-12
    soldstatus $68,000
20. 2017-09-22
    soldstatus $62,000
21. 2013-10-18
    soldstatus $35,500 301-char remark

    Show marketing remark (301 chars)

    HUD HOME FOR SALE. Sold "AS IS". Buyer to verify all information. This 2 bedroom, 1 bath home has an updated kitchen and bathroom, tile floors in the living areas, carpet in the bedrooms and a spacious florida room that can be used as a den or guest room. Perfect for first time home buyers!

22. 2013-08-23
    listed $33,000 301-char remark

    Show marketing remark (301 chars)

    HUD HOME FOR SALE. Sold "AS IS". Buyer to verify all information. This 2 bedroom, 1 bath home has an updated kitchen and bathroom, tile floors in the living areas, carpet in the bedrooms and a spacious florida room that can be used as a den or guest room. Perfect for first time home buyers!

23. 2011-03-11
    historical
24. 2010-11-02
    soldstatus $69,000
25. 2010-05-07
    listed $69,000
26. 2010-03-31
    soldstatus $25,100
27. 2010-02-04
    listed $25,000
28. 2006-03-15
    soldstatus $61,800
29. 1977-05-01
    soldstatus $22,500

ⓘ 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: $2,646 · $221/mo
• Projected year-2 tax: $2,646 · $221/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: $18,630
• − Mortgage interest: −$9,803
• − Property taxes: −$2,646
• − Insurance: −$875
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$5,091
• Taxable loss: −$2,766
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $847/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 — Combee Settlement

• Score: 69/100
• State rank: #476
• US rank: #8672

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

• Census place: Combee Settlement, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 35,394
• Household income: $53,061
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1291.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Black 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -70.91%
• Current HPI: 373.7159
• Rent YoY: ▲ 1.05%
• 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

+762.2% since first listed

15 events — show timeline

• 2026-05-21 Price Changed $194,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Listed $204,990 Stellar MLS as Distributed by MLS Grid
• 2021-07-16 Sold (Public Records) $100,010 Public Records
• 2017-10-12 Sold (Public Records) $68,000 Public Records
• 2017-09-22 Sold (Public Records) $62,000 Public Records
• 2013-10-18 Sold (MLS) $35,500 Stellar MLS as Distributed by MLS Grid
• 2013-08-23 Listed $33,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-11-02 Sold (Public Records) $69,000 Public Records
• 2010-05-07 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2010-03-31 Sold (MLS) $25,100 Stellar MLS as Distributed by MLS Grid
• 2010-02-04 Listed $25,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-15 Sold (Public Records) $61,800 Public Records
• 1977-05-01 Sold (Public Records) $22,500 Public Records

Property tax history

+43.4%/yr

Latest (2025): $2,646 · +1.4% YoY. Source: county tax records.