673 Ruth Ave · Grenelefe, FL 33844

$271,890

4 bd · 2.0 ba · 1,733 sqft · SingleFamily · 21 Days on market

Built 2026 Excellent condition 6,098 sqft lot $91/mo HOA · 4% 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 +12.2/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. This single-story Gehrig offers a spacious and inviting layout, with three secondary bedrooms conveniently located at the front of the house. The open-concept floorplan seamlessly connects the living areas, creating a perfect space for family gatherings and entertainment, while the luxe owner's suite, situated at the back of the home, provides a private and serene retreat. Each home comes with Lennar’s Everything’s Included® promise, which includes new appliances as well as quartz countertops, blinds, and more in the price of your home. Groves at Grenelefe is one of the most modern and anticipated new communities. At Groves at Grenelefe, R19 insulation is

Key facts

• R19 insulation
• Luxe owner's suite
• Prime location

Tags

• OPEN CONCEPT FLOORPLAN
• LUXE OWNER'S SUITE
• R19 INSULATION
• LP SIDING
• RESORT STYLE SWIMMING POOL
• PRIME LOCATION

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $284,890

Exterior

• Parking: 2 total parking spaces, including 2 garage spaces
• Home design: New construction (Spec), Gehrig plan
• Exterior features: Address: 673 Ruth Ave, Haines City, FL 33844

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,733 finished area)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $272k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-57 ($-686/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (10.9% below list).
• Recommended offer: $242k (10.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#728 in FL) — 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; 2 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $2,421/mo this rent would consume 46% of the median local household income ($64k/yr) (locally 1107% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 21 days — a 2% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,129 (10.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.4

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: -19.9%
• Equity multiple: 0.32×
• Total profit: $-52,008
• Equity at exit: $40,540

10-year hold

• IRR: -17.6%
• Equity multiple: 0.12×
• Total profit: $-67,007
• Equity at exit: $23,508

Cash invested: $76,129 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,421 medium
• Mortgage (P&I): −$1,426
• Tax est. 1.5%: −$340 /mo · $4,078/yr
• Insurance: −$113
• HOA: −$91
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-57

Break-even live

Break-even rent $2,494

Max offer price $263,620

Occupancy floor 97%

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: $67,972
• Closing costs: $8,157
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Pine Forest Ln Haines City, FL	4.0	2.0	1880	$1,790	$0.95	3d	1	0.81mi
2837 Pond View Dr Haines City, FL	3.0	2.0	1739	$1,985	$1.14	23d	1	1.33mi

HOA detail

• Monthly dues: $91 · $1,092/yr

Listing history 16 events

1. 2026-06-18
   days on market $271,890 Active 21 DOM
2. 2026-06-17
   price $271,890 Active 20 DOM
3. 2026-06-17
   days on market $289,890 Active 20 DOM
4. 2026-06-16
   days on market $289,890 Active 19 DOM
5. 2026-06-15
   price $289,890 Active 18 DOM
6. 2026-06-15
   days on market $284,890 Active 18 DOM
7. 2026-06-13
   days on market $284,890 Active 16 DOM
8. 2026-06-10
   days on market $284,890 Active 13 DOM
9. 2026-06-09
   days on market $284,890 Active 12 DOM
10. 2026-06-08
    days on market $284,890 Active 11 DOM
11. 2026-06-07
    days on market $284,890 Active 10 DOM
12. 2026-06-05
    days on market $284,890 Active 7 DOM
13. 2026-06-03
    days on market $284,890 Active 6 DOM
14. 2026-06-03
    days on market $284,890 Active 5 DOM
15. 2026-06-01
    pricedays on market $284,890 Active 4 DOM
16. 2026-05-31
    days on market $289,890 Active 3 DOM

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

Taxation est. · year 1

• Rental income: $29,055
• − Mortgage interest: −$15,230
• − Property taxes: −$4,078
• − Insurance: −$1,359
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − HOA: −$1,092
• − Depreciation: −$7,910
• Taxable loss: −$5,263
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $577/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This single-story home is under construction and is expected to be move-in ready upon completion. The listing includes Lennar’s Everything’s Included® promise, which includes new appliances and quartz countertops. The home is part of a modern community with R19 insulation.

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 — Grenelefe

• Score: 63/100
• State rank: #728
• US rank: #15600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grenelefe, FL
• County: Polk County · 740,051 people
• 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