1213 Unitah Ave #2 · Lakeland, FL 33803

$155,000

3 bd · 2.0 ba · 950 sqft · Condo public records · 210 Days on market

Built 2004 $270/mo HOA · 17% 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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET! Don't miss your opportunity to own this 3 bedroom, 1 bathroom condo in Central Lakeland at Magnolia Pointe Condominiums! This unit consists of a spacious balcony overlooking conservation, and the laundry room is situated inside the unit. This location is ideal and is just minutes from the Polk Parkway, which connects to I-4. You will absolutely love the convenience of Lakeside Village which offers an array of restaurants, shopping, and even a movie theater for your entertainment. The community offers a playground shaded by Magnolia Trees, and a clubhouse where meetings are typically held. Take a stroll in downtown Lakeland and see why it is becoming one of the fastest growing cities in Florida because of its centralized location and accessibility to Florida attractions while still maintaining its small town atmosphere.

Key facts

• Lakeside village
• Local boutiques
• Downtown lakeland

Tags

• LAKE HUNTER
• TRANQUIL VIEWS
• LAKESIDE VILLAGE
• DOWNTOWN LAKELAND
• LOCAL BOUTIQUES
• WEEKEND MARKETS

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Magnolia Point Condominiums HOA with monthly fee required; Monthly condo/association fee: $270 (total monthly fees shown as $270); Annual fees shown as $3,240; Association approval required; Association fees include structure and grounds maintenance; Community mailbox, deed restrictions, sidewalks; Pets allowed (max ~40 lbs)

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Broadband/high-speed internet available; Lake Hunter is steps away (street view)
• Home design: Condominium; 2 total stories; Faces east; Unit on 2nd floor
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building number 1213
• Exterior features: Front porch; Rear porch; Patio; Balcony; Sidewalk; Storage

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Thermostat
• Laundry & utility: In-unit washer and dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-17 ($-209/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (0.2% below list).
• Recommended offer: $136k (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: Dixieland Elementary School (math 47% / reading 32%, grade F, #1,513 of 2,144 statewide, top 73%, 330 students, 65% FRL); Southwest Middle School (math 25% / reading 32%, grade F, #482 of 571 statewide, top 85%, 801 students, 63% FRL); Lakeland Senior High School (math 29% / reading 51%, grade F, #296 of 667 statewide, top 45%, 2,043 students, 44% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents soft (-0.1%/yr); 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 210 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $136,400 (12.0% 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. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-30,631
• Equity at exit: $23,111

10-year hold

• IRR: -25.4%
• Equity multiple: -0.04×
• Total profit: $-45,106
• Equity at exit: $13,402

Cash invested: $43,400 (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 33803

• Home prices YoY: -26.4%
• Rents YoY: -0.1%
• Active inventory: 227
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,547 high
• Mortgage (P&I): −$813
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$65
• HOA: −$270
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-17

Break-even live

Break-even rent $1,569

Max offer price $151,928

Occupancy floor 96%

Sensitivity live

Price	-10% $70	-5% $26	+0% $-17	+5% $-61	+10% $-105
Rent	-10% $-140	-5% $-79	+0% $-17	+5% $44	+10% $105
Rate	-1.0pp $61	-0.5pp $22	base $-17	+0.5pp $-58	+1.0pp $-98

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Ariana St Lakeland, FL	2.0	2.0	819	$1,395	$1.70	5d	1	0.09mi
101 Lake Hunter Dr #8 Lakeland, FL	2.0	1.0	905	$1,400	$1.55	25d	1	0.12mi
1545 King Ave Lakeland, FL	2.0	2.0	1020	$1,450	$1.42	5d	1	0.25mi
1113 S Central Ave Lakeland, FL	3.0	1.0	672	$1,700	$2.53	13d	1	0.32mi
1213 W Patterson St Lakeland, FL	3.0	1.0	840	$1,350	$1.61	16d	1	0.37mi
1206 W Highland St Lakeland, FL	2.0	1.0	972	$1,495	$1.54	25d	1	0.44mi
305 W Hancock St Lakeland, FL	2.0	1.0	821	$1,195	$1.46	25d	1	0.58mi
302 W Park St Lakeland, FL	3.0	2.0	1100	$2,200	$2.00	16d	1	0.60mi
830 W Beacon Rd #13 Lakeland, FL	2.0	1.0	750	$1,295	$1.73	13d	1	0.61mi
830 W Beacon Rd Lakeland, FL	1.0–2.0	1.0	690	$1,295	$1.88	25d	2	0.61mi
808 S Central Ave Lakeland, FL	2.0	1.0	700	$1,100	$1.57	25d	1	0.62mi
1040 Ruby St Lakeland, FL	3.0	2.0	1110	$1,595	$1.44	12d	1	0.64mi
1005 S New York Ave Unit 2 Lakeland, FL	2.0	1.0	800	$1,350	$1.69	16d	1	0.66mi
1005 S New York Ave Unit 6 Lakeland, FL	2.0	1.0	900	$1,275	$1.42	16d	1	0.66mi
400 W Beacon Rd Lakeland, FL	1.0–2.0	1.0–2.0	862	$2,001	$2.32	5d	6	0.81mi
1061 S Tennessee Ave Lakeland, FL	2.0	2.5	1100	$2,100	$1.91	16d	1	0.82mi
1116 S Tennessee Ave Lakeland, FL	2.0	1.0	761	$1,250	$1.64	25d	1	0.83mi
518 Pinewood Ave Lakeland, FL	2.0	1.0	891	$1,175	$1.32	25d	1	0.83mi
510 Dade Ave Lakeland, FL	2.0	1.0	936	$1,149	$1.23	16d	1	0.88mi
512 Dade Ave Lakeland, FL	2.0	1.0	936	$1,149	$1.23	25d	1	0.88mi
1139 Olive St Lakeland, FL	2.0	2.0	984	$1,725	$1.75	5d	1	0.90mi
2610 S San Gully Rd Lakeland, FL	2.0	1.0	950	$1,375	$1.45	25d	1	0.90mi
1301 W Walnut St Lakeland, FL	3.0	1.0	756	$1,300	$1.72	16d	1	0.90mi
1112 South Blvd Unit E Lakeland, FL	2.0	1.0	729	$1,250	$1.71	25d	1	0.93mi
1149 Sycamore St Unit 1149 Lakeland, FL	2.0	2.0	970	$1,700	$1.75	25d	1	0.95mi
926 W Carole St Lakeland, FL	2.0	1.0	840	$1,100	$1.31	25d	1	0.95mi
920 W Carole St Lakeland, FL	2.0	1.0	840	$1,200	$1.43	25d	1	0.95mi
411 E Park St Unit B Lakeland, FL	2.0	1.5	1063	$1,500	$1.41	5d	1	0.95mi
411 E Park St Unit A Lakeland, FL	2.0	1.5	1063	$1,500	$1.41	25d	1	0.95mi
1514 Alice Ave Lakeland, FL	3.0	2.0	924	$1,250	$1.35	16d	1	0.96mi
1618 Wayman St Lakeland, FL	3.0	1.0	994	$1,750	$1.76	25d	1	0.97mi
524 Montana Ave Lakeland, FL	2.0	1.0	817	$1,300	$1.59	25d	1	1.00mi
515 Oregon Ave Lakeland, FL	3.0	2.0	1024	$1,500	$1.46	5d	1	1.01mi
607 Kansas Ave Lakeland, FL	2.0	1.0	829	$1,150	$1.39	25d	1	1.05mi
519 Charles St Unit 1 Lakeland, FL	2.0	1.5	1000	$1,795	$1.79	25d	1	1.08mi
122 E Hibiscus Dr Unit 1 Lakeland, FL	2.0	1.0	768	$1,395	$1.82	25d	1	1.08mi
457 Arapahoe Ave Lakeland, FL	2.0	1.0	750	$1,095	$1.46	4d	1	1.24mi
455 Arapahoe Ave Lakeland, FL	2.0	1.0	750	$1,199	$1.60	21d	1	1.24mi
728 Johnson Ave Unit 1234479P Lakeland, FL	2.0	1.0	893	$6,611	$7.40	16d	1	1.33mi
2206 W Highland St Unit 2208 Lakeland, FL	2.0	1.0	756	$1,125	$1.49	12d	1	1.38mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $155,000 Active 210 DOM
2. 2026-06-18
   days on market $155,000 Active 207 DOM
3. 2026-06-17
   days on market $155,000 Active 206 DOM
4. 2026-06-16
   days on market $155,000 Active 205 DOM
5. 2026-06-15
   statusdays on market $155,000 Active 204 DOM
6. 2026-06-05
   statusdays on market $155,000 Pending 203 DOM
7. 2026-06-03
   days on market $155,000 Active 202 DOM
8. 2026-06-01
   days on market $155,000 Active 201 DOM
9. 2026-05-31
   days on market $155,000 Active 200 DOM
10. 2026-05-12
    price $155,000
11. 2026-04-20
    status Active
12. 2026-02-10
    status Pending
13. 2025-11-22
    price $153,000
14. 2025-09-04
    listed $155,000 Active
15. 2022-06-27
    soldstatus $135,000
16. 2022-06-24
    soldstatus $135,000 Closed 850-char remark

    Show marketing remark (850 chars)

    BACK ON THE MARKET! Don't miss your opportunity to own this 3 bedroom, 1 bathroom condo in Central Lakeland at Magnolia Pointe Condominiums! This unit consists of a spacious balcony overlooking conservation, and the laundry room is situated inside the unit. This location is ideal and is just minutes from the Polk Parkway, which connects to I-4. You will absolutely love the convenience of Lakeside Village which offers an array of restaurants, shopping, and even a movie theater for your entertainment. The community offers a playground shaded by Magnolia Trees, and a clubhouse where meetings are typically held. Take a stroll in downtown Lakeland and see why it is becoming one of the fastest growing cities in Florida because of its centralized location and accessibility to Florida attractions while still maintaining its small town atmosphere.

17. 2022-06-10
    status Pending 850-char remark

    Show marketing remark (850 chars)

    BACK ON THE MARKET! Don't miss your opportunity to own this 3 bedroom, 1 bathroom condo in Central Lakeland at Magnolia Pointe Condominiums! This unit consists of a spacious balcony overlooking conservation, and the laundry room is situated inside the unit. This location is ideal and is just minutes from the Polk Parkway, which connects to I-4. You will absolutely love the convenience of Lakeside Village which offers an array of restaurants, shopping, and even a movie theater for your entertainment. The community offers a playground shaded by Magnolia Trees, and a clubhouse where meetings are typically held. Take a stroll in downtown Lakeland and see why it is becoming one of the fastest growing cities in Florida because of its centralized location and accessibility to Florida attractions while still maintaining its small town atmosphere.

18. 2022-06-05
    status Active 850-char remark

    Show marketing remark (850 chars)

    BACK ON THE MARKET! Don't miss your opportunity to own this 3 bedroom, 1 bathroom condo in Central Lakeland at Magnolia Pointe Condominiums! This unit consists of a spacious balcony overlooking conservation, and the laundry room is situated inside the unit. This location is ideal and is just minutes from the Polk Parkway, which connects to I-4. You will absolutely love the convenience of Lakeside Village which offers an array of restaurants, shopping, and even a movie theater for your entertainment. The community offers a playground shaded by Magnolia Trees, and a clubhouse where meetings are typically held. Take a stroll in downtown Lakeland and see why it is becoming one of the fastest growing cities in Florida because of its centralized location and accessibility to Florida attractions while still maintaining its small town atmosphere.

19. 2022-06-02
    status Pending 850-char remark

    Show marketing remark (850 chars)

    BACK ON THE MARKET! Don't miss your opportunity to own this 3 bedroom, 1 bathroom condo in Central Lakeland at Magnolia Pointe Condominiums! This unit consists of a spacious balcony overlooking conservation, and the laundry room is situated inside the unit. This location is ideal and is just minutes from the Polk Parkway, which connects to I-4. You will absolutely love the convenience of Lakeside Village which offers an array of restaurants, shopping, and even a movie theater for your entertainment. The community offers a playground shaded by Magnolia Trees, and a clubhouse where meetings are typically held. Take a stroll in downtown Lakeland and see why it is becoming one of the fastest growing cities in Florida because of its centralized location and accessibility to Florida attractions while still maintaining its small town atmosphere.

20. 2022-05-27
    listed $140,000 Active 850-char remark

    Show marketing remark (850 chars)

    BACK ON THE MARKET! Don't miss your opportunity to own this 3 bedroom, 1 bathroom condo in Central Lakeland at Magnolia Pointe Condominiums! This unit consists of a spacious balcony overlooking conservation, and the laundry room is situated inside the unit. This location is ideal and is just minutes from the Polk Parkway, which connects to I-4. You will absolutely love the convenience of Lakeside Village which offers an array of restaurants, shopping, and even a movie theater for your entertainment. The community offers a playground shaded by Magnolia Trees, and a clubhouse where meetings are typically held. Take a stroll in downtown Lakeland and see why it is becoming one of the fastest growing cities in Florida because of its centralized location and accessibility to Florida attractions while still maintaining its small town atmosphere.

21. 2004-09-13
    soldstatus $47,000

ⓘ 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: $1,106 · $92/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$180/yr (+$15/mo · 16.3%)

ⓘ 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 2/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,565
• − Mortgage interest: −$8,682
• − Property taxes: −$1,106
• − Insurance: −$775
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − HOA: −$3,240
• − Depreciation: −$4,509
• Taxable loss: −$2,718
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $444/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

• Census place: Lakeland, FL
• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 29,321
• Household income: $65,807
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1128.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 20% Two or more races 11% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 2% Dominican 1%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 17% Other Indo-European 1% 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: ▼ -110.05%
• Current HPI: 306.9789
• Rent YoY: ▼ -0.06%
• 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

+229.8% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-22 Price Changed $153,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-04 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-27 Sold (Public Records) $135,000 Public Records
• 2022-06-24 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-06-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-27 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2004-09-13 Sold (Public Records) $47,000 Public Records

Property tax history

+17.5%/yr

Latest (2025): $1,106 · -9.0% YoY. Source: county tax records.