842 Channing Rd · Lakeland, FL 33805

$199,900

3 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 129 Days on market

Built 1925 0.31 ac 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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOT a Short Sale, NOT a bank owned property. Can Close IMMEDIATELY!!! Looking for home on a large lot?? This 4 bedroom 2 bath home in Lakeland has nearly 2000 sqft of living space and sits on an approx. 140’ x 100’ lot. It features a large kitchen with a cozy fireplace and plenty of room for the family. Home in need of TLC but has huge potential for either the investor or homeowner alike! Home sits in a nice quite neighborhood and you can enjoy a nice afternoon walk along a beautiful Lake Parker which is just a few steps from your home. Centrally located just North of Downtown Lakeland near schools, shopping, dining and much more! Call for a showing today before this one is gone!!

Key facts

• Long driveway
• Oversized lot
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• OVERSIZED LOT
• LONG DRIVEWAY

Property features AI

Finance

• Other: Lot size approximately 0.31 acres (0.25–0.5 acre range); Zoning: RA-1; Living area reported as 1,904 (public records)
• HOA & community: No association fees; No association approval required; Pets allowed

Exterior

• Parking: No designated parking
• Utilities: Public water; Public utilities; Sewer: Other
• Home design: Single family residence; Residential property; Two levels; South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation
• Exterior features: Other exterior features; Paved road access; Property located in county (in-county)

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating system specified; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $37 ($445/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 $178k (10.9% below list).
• Recommended offer: $176k (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: North Lakeland Elementary School of Choice (math 36% / reading 34%, grade F, #1,697 of 2,144 statewide, top 80%, 644 students, 61% FRL); Lake Gibson Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 1,218 students, 56% FRL); Tenoroc High School (math 12% / reading 25%, grade F, #568 of 667 statewide, top 85%, 1,127 students, 63% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents flat; 164 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($63k/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 $6k 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 129 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $200k implies a 263% 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.39×
• Total profit: $-33,920
• Equity at exit: $29,806

10-year hold

• IRR: -14.4%
• Equity multiple: 0.25×
• Total profit: $-41,752
• Equity at exit: $17,284

Cash invested: $55,972 (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 33805

• Home prices YoY: -29.8%
• Rents YoY: 0.8%
• Active inventory: 164
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$238 /mo · $2,853/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $37

Break-even live

Break-even rent $1,733

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $150	-5% $94	+0% $37	+5% $-20	+10% $-76
Rent	-10% $-104	-5% $-33	+0% $37	+5% $107	+10% $178
Rate	-1.0pp $138	-0.5pp $88	base $37	+0.5pp $-15	+1.0pp $-67

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 E Lowell St Lakeland, FL	3.0	2.0	1298	$1,595	$1.23	25d	1	0.28mi
1186 Oak Hammock Ln Lakeland, FL	3.0	2.5	1674	$1,850	$1.11	25d	1	0.49mi
1188 Oak Hammock Unit 1 Lakeland, FL	3.0	2.5	1674	$1,850	$1.11	25d	1	0.49mi
1134 Gilmore Ave Lakeland, FL	3.0	2.0	2275	$1,700	$0.75	25d	1	0.61mi
1127 N Vermont Ave Lakeland, FL	4.0	2.0	1495	$2,200	$1.47	16d	1	0.64mi
1615 N New York Ave Lakeland, FL	2.0	1.0	1300	$1,195	$0.92	25d	1	0.76mi
1306 Golconda Rd Lakeland, FL	2.0	1.0	1458	$1,400	$0.96	25d	1	1.01mi
321 Queen Mary Loop Lakeland, FL	2.0	2.0	1244	$1,599	$1.29	4d	1	1.17mi
513 Emma St Lakeland, FL	4.0	2.5	1899	$2,135	$1.12	21d	1	1.26mi
600 E Bay St Lakeland, FL	3.0	1.0–2.0	914	$2,417	$2.64	5d	29	1.35mi
270 E Bay St Lakeland, FL	2.0	1.0–2.0	892	$1,725	$1.93	5d	6	1.41mi

Listing history 31 events

1. 2026-06-22
   days on market $199,900 Active 129 DOM
2. 2026-06-18
   days on market $199,900 Active 126 DOM
3. 2026-06-17
   days on market $199,900 Active 125 DOM
4. 2026-06-16
   days on market $199,900 Active 124 DOM
5. 2026-06-15
   days on market $199,900 Active 123 DOM
6. 2026-06-13
   days on market $199,900 Active 121 DOM
7. 2026-06-10
   days on market $199,900 Active 118 DOM
8. 2026-06-09
   days on market $199,900 Active 117 DOM
9. 2026-06-08
   days on market $199,900 Active 116 DOM
10. 2026-06-07
    days on market $199,900 Active 115 DOM
11. 2026-06-05
    days on market $199,900 Active 112 DOM
12. 2026-06-03
    days on market $199,900 Active 110 DOM
13. 2026-06-01
    days on market $199,900 Active 109 DOM
14. 2026-05-31
    days on market $199,900 Active 108 DOM
15. 2026-05-22
    price $199,900
16. 2026-04-02
    price $224,900
17. 2026-03-08
    price $239,900
18. 2026-02-12
    listed $249,900 Active
19. 2017-01-20
    soldstatus $55,000
20. 2017-01-11
    soldstatus $55,000 Sold 703-char remark

    Show marketing remark (703 chars)

    NOT a Short Sale, NOT a bank owned property. Can Close IMMEDIATELY!!! Looking for home on a large lot?? This 4 bedroom 2 bath home in Lakeland has nearly 2000 sqft of living space and sits on an approx. 140’ x 100’ lot. It features a large kitchen with a cozy fireplace and plenty of room for the family. Home in need of TLC but has huge potential for either the investor or homeowner alike! Home sits in a nice quite neighborhood and you can enjoy a nice afternoon walk along a beautiful Lake Parker which is just a few steps from your home. Centrally located just North of Downtown Lakeland near schools, shopping, dining and much more! Call for a showing today before this one is gone!!

21. 2016-12-06
    status Pending 703-char remark

    Show marketing remark (703 chars)

    NOT a Short Sale, NOT a bank owned property. Can Close IMMEDIATELY!!! Looking for home on a large lot?? This 4 bedroom 2 bath home in Lakeland has nearly 2000 sqft of living space and sits on an approx. 140’ x 100’ lot. It features a large kitchen with a cozy fireplace and plenty of room for the family. Home in need of TLC but has huge potential for either the investor or homeowner alike! Home sits in a nice quite neighborhood and you can enjoy a nice afternoon walk along a beautiful Lake Parker which is just a few steps from your home. Centrally located just North of Downtown Lakeland near schools, shopping, dining and much more! Call for a showing today before this one is gone!!

22. 2016-12-03
    price $57,900 703-char remark

    Show marketing remark (703 chars)

    NOT a Short Sale, NOT a bank owned property. Can Close IMMEDIATELY!!! Looking for home on a large lot?? This 4 bedroom 2 bath home in Lakeland has nearly 2000 sqft of living space and sits on an approx. 140’ x 100’ lot. It features a large kitchen with a cozy fireplace and plenty of room for the family. Home in need of TLC but has huge potential for either the investor or homeowner alike! Home sits in a nice quite neighborhood and you can enjoy a nice afternoon walk along a beautiful Lake Parker which is just a few steps from your home. Centrally located just North of Downtown Lakeland near schools, shopping, dining and much more! Call for a showing today before this one is gone!!

23. 2016-11-23
    price $59,900 703-char remark

    Show marketing remark (703 chars)

    NOT a Short Sale, NOT a bank owned property. Can Close IMMEDIATELY!!! Looking for home on a large lot?? This 4 bedroom 2 bath home in Lakeland has nearly 2000 sqft of living space and sits on an approx. 140’ x 100’ lot. It features a large kitchen with a cozy fireplace and plenty of room for the family. Home in need of TLC but has huge potential for either the investor or homeowner alike! Home sits in a nice quite neighborhood and you can enjoy a nice afternoon walk along a beautiful Lake Parker which is just a few steps from your home. Centrally located just North of Downtown Lakeland near schools, shopping, dining and much more! Call for a showing today before this one is gone!!

24. 2016-11-09
    status Active 703-char remark

    Show marketing remark (703 chars)

    NOT a Short Sale, NOT a bank owned property. Can Close IMMEDIATELY!!! Looking for home on a large lot?? This 4 bedroom 2 bath home in Lakeland has nearly 2000 sqft of living space and sits on an approx. 140’ x 100’ lot. It features a large kitchen with a cozy fireplace and plenty of room for the family. Home in need of TLC but has huge potential for either the investor or homeowner alike! Home sits in a nice quite neighborhood and you can enjoy a nice afternoon walk along a beautiful Lake Parker which is just a few steps from your home. Centrally located just North of Downtown Lakeland near schools, shopping, dining and much more! Call for a showing today before this one is gone!!

25. 2016-11-07
    status Pending 703-char remark

    Show marketing remark (703 chars)

    NOT a Short Sale, NOT a bank owned property. Can Close IMMEDIATELY!!! Looking for home on a large lot?? This 4 bedroom 2 bath home in Lakeland has nearly 2000 sqft of living space and sits on an approx. 140’ x 100’ lot. It features a large kitchen with a cozy fireplace and plenty of room for the family. Home in need of TLC but has huge potential for either the investor or homeowner alike! Home sits in a nice quite neighborhood and you can enjoy a nice afternoon walk along a beautiful Lake Parker which is just a few steps from your home. Centrally located just North of Downtown Lakeland near schools, shopping, dining and much more! Call for a showing today before this one is gone!!

26. 2016-10-28
    price $64,900 703-char remark

    Show marketing remark (703 chars)

    NOT a Short Sale, NOT a bank owned property. Can Close IMMEDIATELY!!! Looking for home on a large lot?? This 4 bedroom 2 bath home in Lakeland has nearly 2000 sqft of living space and sits on an approx. 140’ x 100’ lot. It features a large kitchen with a cozy fireplace and plenty of room for the family. Home in need of TLC but has huge potential for either the investor or homeowner alike! Home sits in a nice quite neighborhood and you can enjoy a nice afternoon walk along a beautiful Lake Parker which is just a few steps from your home. Centrally located just North of Downtown Lakeland near schools, shopping, dining and much more! Call for a showing today before this one is gone!!

27. 2016-10-24
    status Active 703-char remark

    Show marketing remark (703 chars)

    NOT a Short Sale, NOT a bank owned property. Can Close IMMEDIATELY!!! Looking for home on a large lot?? This 4 bedroom 2 bath home in Lakeland has nearly 2000 sqft of living space and sits on an approx. 140’ x 100’ lot. It features a large kitchen with a cozy fireplace and plenty of room for the family. Home in need of TLC but has huge potential for either the investor or homeowner alike! Home sits in a nice quite neighborhood and you can enjoy a nice afternoon walk along a beautiful Lake Parker which is just a few steps from your home. Centrally located just North of Downtown Lakeland near schools, shopping, dining and much more! Call for a showing today before this one is gone!!

28. 2016-10-18
    status Pending 703-char remark

    Show marketing remark (703 chars)

    NOT a Short Sale, NOT a bank owned property. Can Close IMMEDIATELY!!! Looking for home on a large lot?? This 4 bedroom 2 bath home in Lakeland has nearly 2000 sqft of living space and sits on an approx. 140’ x 100’ lot. It features a large kitchen with a cozy fireplace and plenty of room for the family. Home in need of TLC but has huge potential for either the investor or homeowner alike! Home sits in a nice quite neighborhood and you can enjoy a nice afternoon walk along a beautiful Lake Parker which is just a few steps from your home. Centrally located just North of Downtown Lakeland near schools, shopping, dining and much more! Call for a showing today before this one is gone!!

29. 2016-09-27
    listed $69,900 Active 703-char remark

    Show marketing remark (703 chars)

    NOT a Short Sale, NOT a bank owned property. Can Close IMMEDIATELY!!! Looking for home on a large lot?? This 4 bedroom 2 bath home in Lakeland has nearly 2000 sqft of living space and sits on an approx. 140’ x 100’ lot. It features a large kitchen with a cozy fireplace and plenty of room for the family. Home in need of TLC but has huge potential for either the investor or homeowner alike! Home sits in a nice quite neighborhood and you can enjoy a nice afternoon walk along a beautiful Lake Parker which is just a few steps from your home. Centrally located just North of Downtown Lakeland near schools, shopping, dining and much more! Call for a showing today before this one is gone!!

30. 1978-12-01
    soldstatus $22,000
31. 1978-03-01
    soldstatus $23,500

ⓘ 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: $2,853 · $238/mo
• Projected year-2 tax: $2,853 · $238/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 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $21,363
• − Mortgage interest: −$11,198
• − Property taxes: −$2,853
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$5,815
• Taxable loss: −$2,920
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $1,146/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): 28,751
• Household income: $62,661
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1179.0

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 0.68)
• Race & ethnicity: White 38% Black 37% Hispanic / Latino 20% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% French/Haitian/Cajun 2% 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: ▼ -158.44%
• Current HPI: 372.7317
• Rent YoY: ▲ 0.77%
• 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

+750.6% since first listed

17 events — show timeline

• 2026-05-22 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2017-01-20 Sold (Public Records) $55,000 Public Records
• 2017-01-11 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2016-12-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-12-03 Price Changed $57,900 Stellar MLS as Distributed by MLS Grid
• 2016-11-23 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2016-11-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-11-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-10-28 Price Changed $64,900 Stellar MLS as Distributed by MLS Grid
• 2016-10-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-10-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-09-27 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 1978-12-01 Sold (Public Records) $22,000 Public Records
• 1978-03-01 Sold (Public Records) $23,500 Public Records

Property tax history

+18.9%/yr

Latest (2025): $2,853 · +7.5% YoY. Source: county tax records.