2747 Eaton Ave · Lakeland, FL 33803

$150,000

2 bd · 2.0 ba · 1,174 sqft · SingleFamily public records · 41 Days on market

Built 1925 7,462 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Fix & Flip or Rental Opportunity! Unlock the potential in this 3-bedroom, 2-bath home on a spacious corner lot in Lakeland. With a carport, oversized 11' x 30' detached shed, and no HOA or CDD, this property offers flexibility and value. Conveniently located between Tampa and Orlando, this home is close to major highways, shopping, and dining, making it attractive for future buyers or tenants. With the right updates, this property could shine as a profitable flip or a long-term rental investment. Cash or renovation loan only.

Key facts

• No cdd
• No hoa
• Close to shopping

Tags

• CORNER LOT
• DETACHED SHED
• NO HOA
• NO CDD
• CLOSE TO MAJOR HIGHWAYS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Zoned R-3; Lot size about 0.17 acre (approx. 52 x 143); Asphalt road frontage; Living area ~1,174 sq ft; Corner location with sidewalk; Universal property ID available
• Financial info: No lease restrictions
• HOA & community: No HOA association indicated; Pets allowed

Exterior

• Parking: Covered parking; Driveway; Carport (1 space)
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; Residential property; One story; Faces east; Fixer condition
• Construction: Frame construction; Shingle roof; Pillar/post/pier and slab foundation; Built as one-story
• Exterior features: Rain gutters; Sidewalk; Shed(s); Wood fencing; Corner lot; Level lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms
• Flooring: Concrete; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window unit(s)
• Interior features: Eat-in kitchen; Storage; Concrete and laminate flooring
• Laundry & utility: Outdoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% 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: Oscar J. Pope Elementary School (math 32% / reading 27%, grade F, #1,896 of 2,144 statewide, top 90%, 410 students, 65% FRL); George W. Jenkins Senior High (math 25% / reading 49%, grade F, #340 of 667 statewide, top 52%, 2,451 students, 37% FRL).
• Market conditions: Rents soft (-0.1%/yr); 223 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 41 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $15k; list at $150k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 8.2

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: -6.8%
• Equity multiple: 0.76×
• Total profit: $-10,229
• Equity at exit: $22,365

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-2,443
• Equity at exit: $12,969

Cash invested: $42,000 (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 33803

• Home prices YoY: -26.4%
• Rents YoY: -0.1%
• Active inventory: 223
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$787
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $292

Break-even live

Break-even rent $1,155

Max offer price $150,000

Occupancy floor 76%

Sensitivity live

Price	-10% $377	-5% $334	+0% $292	+5% $250	+10% $207
Rent	-10% $172	-5% $232	+0% $292	+5% $352	+10% $412
Rate	-1.0pp $368	-0.5pp $330	base $292	+0.5pp $253	+1.0pp $214

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2919 Maine Ave Lakeland, FL	3.0	1.0	1134	$1,275	$1.12	14d	1	0.29mi
3061 Crystal Hills Dr Lakeland, FL	2.0	2.0	720	$1,400	$1.94	24d	1	0.70mi
1803 Venus St Lakeland, FL	3.0	2.0	1259	$1,645	$1.31	3d	1	0.93mi
1922 Crystal Grove Dr #1922 Lakeland, FL	2.0	2.0	1014	$1,547	$1.53	24d	1	0.93mi
3306 Peachtree Hill Rd Lakeland, FL	2.0	1.0	742	$1,195	$1.61	15d	1	0.99mi
3321 Peachtree Hill Rd Lakeland, FL	3.0	2.0	960	$1,475	$1.54	15d	1	1.00mi
1969 Crystal Grove Dr Lakeland, FL	2.0	1.0–2.0	576	$1,415	$2.46	3d	8	1.01mi
2524 Kiwanis Ave Lakeland, FL	3.0	1.5	1468	$1,670	$1.14	12d	1	1.03mi
2402 Kiwanis Ave Unit 1258725P Lakeland, FL	3.0	1.0	1194	$3,262	$2.73	15d	1	1.08mi
1505 Goodyear Ave Unit 17 Lakeland, FL	2.0	1.0	792	$950	$1.20	24d	1	1.23mi
2020 E Edgewood Dr Lakeland, FL	2.0	1.5	1200	$1,395	$1.16	3d	1	1.24mi
2025 Sylvester Rd Unit N109 Lakeland, FL	2.0	2.0	1099	$1,750	$1.59	3d	1	1.25mi
2830 Skyview Dr Lakeland, FL	2.0	1.0	850	$1,175	$1.38	24d	1	1.26mi
2839 8 Iron Dr Unit 2841 Lakeland, FL	2.0	1.5	900	$1,397	$1.55	24d	1	1.28mi
4116 Winding Vine Dr Lakeland, FL	2.0	2.5	1224	$1,499	$1.22	3d	1	1.30mi
2025 Sylvester Rd Lakeland, FL	1.0–2.0	1.0–2.0	1099	$1,850	$1.68	24d	2	1.31mi
4154 Winding Vine Dr Lakeland, FL	2.0	2.5	1224	$1,600	$1.31	24d	1	1.34mi
2929 Nine Iron Dr Lakeland, FL	2.0	1.0	850	$875	$1.03	3d	1	1.40mi
3021 Balfour Ave Lakeland, FL	2.0	1.0	816	$1,275	$1.56	3d	1	1.40mi
1920 E Edgewood Dr Lakeland, FL	2.0	1.0–2.0	831	$1,388	$1.67	3d	2	1.42mi
1323 Tom Watson Rd Lakeland, FL	2.0	1.0	800	$1,350	$1.69	24d	1	1.47mi

Listing history 34 events

1. 2026-06-18
   days on market $150,000 Active 41 DOM
2. 2026-06-17
   days on market $150,000 Active 40 DOM
3. 2026-06-16
   days on market $150,000 Active 39 DOM
4. 2026-06-15
   days on market $150,000 Active 38 DOM
5. 2026-06-13
   days on market $150,000 Active 36 DOM
6. 2026-06-10
   days on market $150,000 Active 33 DOM
7. 2026-06-09
   days on market $150,000 Active 32 DOM
8. 2026-06-08
   days on market $150,000 Active 31 DOM
9. 2026-06-07
   days on market $150,000 Active 30 DOM
10. 2026-06-05
    days on market $150,000 Active 27 DOM
11. 2026-06-03
    days on market $150,000 Active 26 DOM
12. 2026-06-03
    days on market $150,000 Active 25 DOM
13. 2026-06-01
    days on market $150,000 Active 24 DOM
14. 2026-05-31
    days on market $150,000 Active 23 DOM
15. 2026-05-22
    status Active
16. 2026-05-07
    status Pending
17. 2026-04-23
    listed $150,000 Active
18. 2026-03-17
    historical
19. 2025-12-17
    price $150,000
20. 2025-12-17
    status Active
21. 2025-12-16
    historical
22. 2025-12-10
    status Active
23. 2025-12-09
    historical
24. 2025-10-13
    price $159,000
25. 2025-09-09
    listed $165,000 Active
26. 2022-08-18
    status Pending
27. 2022-08-18
    historical
28. 2022-08-01
    price $150,000
29. 2022-08-01
    status Active
30. 2022-07-15
    status Pending
31. 2022-06-24
    listed $175,000 Active
32. 2011-07-14
    historical
33. 2011-05-09
    listed $9,900
34. 2000-04-12
    soldstatus $15,000

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$485/yr (+$40/mo · 63.8%)

ⓘ 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 · 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: $18,296
• − Mortgage interest: −$8,402
• − Property taxes: −$760
• − Insurance: −$750
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$4,364
• Taxable income: $1,092
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,242/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): 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

+900.0% since first listed

20 events — show timeline

• 2026-05-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-09 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-08-01 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-07-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-24 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2011-07-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-05-09 Listed $9,900 Stellar MLS as Distributed by MLS Grid
• 2000-04-12 Sold (Public Records) $15,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $760 · +19.8% YoY. Source: county tax records.