120 Silver Crest Dr · Haines City, FL 33844

$72,000

2 bd · 2.0 ba · 1,300 sqft · SingleFamily · 240 Days on market

Built 1993

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Open, Spacious 2BR / 2Bath Split-Plan Home is move-in ready. Home has Brand New Roof, A/C recently replaced, gas hot water heater, Complete Interior Paint, Including all Cabinets, New Faucets and Light Fixtures. This Home also Features: Kitchen with loads of Cabinet and Counter space, along with an Island cooktop with Breakfast Bar. All Appliances including a new washer and dryer. Tape and Textured Finishes throughout. Laminate Floors throughout with Ceramic Tile in kitchen and bathrooms. A Spacious Primary Bedroom and Walk-In Closet are also a plus. Home also features a Large Screen Room on Front for you to relax and enjoy. Also a Large Carport with Storage Shed. Conveniently located in pa

Key facts

• Gas hot water heater
• Laminate floors
• Brand new roof

Tags

• BRAND NEW ROOF
• A/C RECENTLY REPLACED
• GAS HOT WATER HEATER
• COMPLETE INTERIOR PAINT
• TAPE AND TEXTURED FINISHES
• LAMINATE FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#285 in FL, #4,575 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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.
• Market conditions: Rents rising (+1.2%/yr); 1333 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($64k/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 $498 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.51% ✓
• Cap rate: 21.82%
• Cash-on-cash: 55.44%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 1.87×
• Total profit: $17,485
• Equity at exit: $10,735

10-year hold

• IRR: 28.3%
• Equity multiple: 3.22×
• Total profit: $44,796
• Equity at exit: $6,225

Cash invested: $20,160 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1333
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $505

Break-even live

Break-even rent $1,170

Max offer price $72,000

Occupancy floor 67%

Sensitivity live

Price	-10% $555	-5% $530	+0% $505	+5% $480	+10% $455
Rent	-10% $362	-5% $433	+0% $505	+5% $576	+10% $648
Rate	-1.0pp $541	-0.5pp $523	base $505	+0.5pp $486	+1.0pp $467

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Reineke Rd Haines City, FL	3.0	2.0	1344	$1,495	$1.11	4d	1	0.14mi
2393 Paulette Dr Haines City, FL	3.0	2.0	1546	$1,875	$1.21	4d	1	0.40mi
6004 Hemingway Cir #6004 Haines City, FL	2.0	2.0	1152	$2,150	$1.87	25d	1	0.49mi
6003 Hemingway Cir #6003 Haines City, FL	2.0	2.0	1152	$1,550	$1.35	25d	1	0.50mi
6016 Hemingway Cir Unit 6016 Haines City, FL	2.0	2.0	1153	$1,500	$1.30	25d	1	0.50mi
8009 Hemingway Cir Haines City, FL	2.0	2.0	1152	$1,399	$1.21	25d	1	0.53mi
8013 Hemingway Cir #8013 Haines City, FL	2.0	2.0	1153	$1,600	$1.39	25d	1	0.54mi
2301 Paulette Dr Haines City, FL	3.0	2.0	1562	$2,150	$1.38	20d	1	0.60mi
1140 Mariner Cay Dr Haines City, FL	3.0	2.0	1130	$2,200	$1.95	25d	1	0.76mi
2972 Kokomo Loop Haines City, FL	3.0	2.0	1130	$1,900	$1.68	25d	1	0.76mi
2474 Saint Augustine Blvd Haines City, FL	3.0	2.0	1393	$1,900	$1.36	4d	1	0.85mi
2487 Saint Augustine Blvd Haines City, FL	3.0	2.5	1626	$2,000	$1.23	25d	1	0.88mi
3521 Yarian Dr Haines City, FL	3.0	2.0	1695	$1,800	$1.06	13d	1	0.89mi
2492 Saint Augustine Blvd Haines City, FL	2.0	2.0	1368	$1,795	$1.31	25d	1	0.89mi
2492 Saint Augustine Blvd Haines City, FL	3.0	2.0	1368	$1,795	$1.31	15d	1	0.89mi
2896 Kokomo Loop Unit 1259817P Haines City, FL	3.0	2.0	1119	$6,692	$5.98	20d	1	0.91mi
3707 Eisel Way Haines City, FL	3.0	2.0	1407	$2,065	$1.47	15d	1	0.99mi
3593 Yarian Dr Haines City, FL	3.0	2.0	1672	$1,900	$1.14	11d	1	1.01mi
3593 Yarian Dr Haines City, FL	3.0	2.0	1672	$1,900	$1.14	25d	1	1.01mi
849 Sheen Cir Haines City, FL	3.0	2.0	1769	$1,850	$1.05	25d	1	1.01mi
566 Pawnee Ct Haines City, FL	3.0	2.0	1505	$1,995	$1.33	25d	1	1.12mi
1125 Avenue L Unit L Haines City, FL	3.0	2.0	1496	$2,300	$1.54	25d	1	1.29mi
504 N 7th St Haines City, FL	3.0	2.0	1309	$1,870	$1.43	4d	1	1.36mi
666 Persian Dr Haines City, FL	3.0	2.0	1572	$2,000	$1.27	25d	1	1.47mi

Listing history 4 events

1. 2026-06-03
   days on market $72,000 Active 240 DOM
2. 2026-06-01
   days on market $72,000 Active 239 DOM
3. 2026-05-31
   days on market $72,000 Active 238 DOM
4. 2025-10-05
   listed $72,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,705
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$5,478
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$2,095
• Taxable income: $5,546
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $4,726/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 — Haines City

• Score: 74/100
• State rank: #285
• US rank: #4575

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haines City, FL
• County: Polk County · 740,051 people
• City population: 51,255
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• 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

1 event — show timeline

• 2025-10-05 Listed $72,000 ForSaleByOwner.com