108 E Broadway St · Fort Meade, FL 33841

$225,000

2 bd · 1.0 ba · 1,088 sqft · MultiFamily public records · 67 Days on market

Built 1941 0.28 ac 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 +15.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.8/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor Special! Check out this amazing opportunity. Both sides are currently occupied. Needs some loving, but with low rehab costs could ask for higher rent.

Key facts

• Functional kitchen
• Bright living area
• Private bedroom

Tags

• UPDATED FLOORING
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE
• BRIGHT LIVING AREA
• NATURAL LIGHT
• PRIVATE BEDROOM

Property features AI

Finance

• Financial info: Gross income reported at $19,200; Annual net income reported at $18,000; Tenant responsibility: electricity
• HOA & community: No HOA/association

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Duplex residential income property; One-story
• Construction: Block construction; Shingle roof; Block foundation; Built as a single building containing both units
• Exterior features: Patio; Sidewalk; Paved surfaces

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 2 bedrooms (configured as two 1-bedroom units)
• Bathrooms: Two 1-bath units (one bathroom per unit)
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fans
• Laundry & utility: No on-site laundry (none listed); Tenants pay electricity

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive. Per door: $44/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (11.8% below list).
• Recommended offer: $198k (11.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#779 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Lewis Anna Woodbury Elementary School (math 33% / reading 38%, grade F, #1,684 of 2,144 statewide, top 79%, 525 students, 67% FRL); Fort Meade Middle/Senior High School (math 38% / reading 41%, grade F, #304 of 667 statewide, top 47%, 786 students, 68% FRL).
• Market conditions: 122 active listings in the ZIP; 3 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).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $74k; list at $225k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,500 (11.8% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.88% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.03×
• Total profit: $128,171
• Equity at exit: $202,698

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $372,970
• Equity at exit: $437,126

Cash invested: $63,000 (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 33841

• Home prices YoY: 7.7%
• Active inventory: 122
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$206 /mo · $2,470/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $89

Break-even live

Break-even rent $1,873

Max offer price $225,000

Occupancy floor 91%

Sensitivity live

Price	-10% $216	-5% $152	+0% $89	+5% $25	+10% $-39
Rent	-10% $-68	-5% $10	+0% $89	+5% $167	+10% $245
Rate	-1.0pp $202	-0.5pp $146	base $89	+0.5pp $30	+1.0pp $-29

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,984
Total (2 units)			$1,985

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1165 Meadowlawn St Fort Meade, FL	2.0	2.0	756	$1,250	$1.65	25d	1	1.05mi
1155 Meadowlawn St Fort Meade, FL	2.0	1.5	924	$1,150	$1.24	25d	1	1.06mi
1175 Meadowlawn St Fort Meade, FL	3.0	2.0	756	$1,325	$1.75	25d	1	1.06mi

Listing history 23 events

1. 2026-06-22
   days on market $225,000 Active 67 DOM
2. 2026-06-18
   days on market $225,000 Active 64 DOM
3. 2026-06-17
   days on market $225,000 Active 63 DOM
4. 2026-06-16
   days on market $225,000 Active 62 DOM
5. 2026-06-15
   days on market $225,000 Active 61 DOM
6. 2026-06-13
   days on market $225,000 Active 59 DOM
7. 2026-06-10
   days on market $225,000 Active 56 DOM
8. 2026-06-09
   days on market $225,000 Active 55 DOM
9. 2026-06-08
   days on market $225,000 Active 54 DOM
10. 2026-06-07
    days on market $225,000 Active 53 DOM
11. 2026-06-05
    days on market $225,000 Active 50 DOM
12. 2026-06-03
    days on market $225,000 Active 49 DOM
13. 2026-06-03
    days on market $225,000 Active 48 DOM
14. 2026-06-01
    days on market $225,000 Active 47 DOM
15. 2026-05-31
    days on market $225,000 Active 46 DOM
16. 2026-04-15
    listed $225,000 Active
17. 2019-03-29
    soldstatus $74,000 Sold 159-char remark

    Show marketing remark (159 chars)

    Investor Special! Check out this amazing opportunity. Both sides are currently occupied. Needs some loving, but with low rehab costs could ask for higher rent.

18. 2019-02-18
    status Pending 159-char remark

    Show marketing remark (159 chars)

    Investor Special! Check out this amazing opportunity. Both sides are currently occupied. Needs some loving, but with low rehab costs could ask for higher rent.

19. 2019-02-15
    price $79,000 159-char remark

    Show marketing remark (159 chars)

    Investor Special! Check out this amazing opportunity. Both sides are currently occupied. Needs some loving, but with low rehab costs could ask for higher rent.

20. 2019-01-28
    status Active 159-char remark

    Show marketing remark (159 chars)

    Investor Special! Check out this amazing opportunity. Both sides are currently occupied. Needs some loving, but with low rehab costs could ask for higher rent.

21. 2019-01-28
    historical 159-char remark

    Show marketing remark (159 chars)

    Investor Special! Check out this amazing opportunity. Both sides are currently occupied. Needs some loving, but with low rehab costs could ask for higher rent.

22. 2019-01-28
    listed $95,000 Active 159-char remark

    Show marketing remark (159 chars)

    Investor Special! Check out this amazing opportunity. Both sides are currently occupied. Needs some loving, but with low rehab costs could ask for higher rent.

23. 1993-12-28
    soldstatus $17,500

ⓘ 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: $2,470 · $206/mo
• Projected year-2 tax: $2,470 · $206/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,820
• − Mortgage interest: −$12,603
• − Property taxes: −$2,470
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$6,545
• Taxable loss: −$2,735
• Est. tax savings @ 24.0%: +$656
• After-tax cash flow: $1,720/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 — Fort Meade

• Score: 61/100
• State rank: #779
• US rank: #17625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Meade, FL
• Population (ZIP): 8,268

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 0.59)
• Race & ethnicity: White 50% Hispanic / Latino 38% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 32% Puerto Rican 3%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 70% English-only · Spanish 30%

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: ▲ 26.92%
• Current HPI: 376.8183
• Rent YoY: —
• Metro: —
• 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

+1185.7% since first listed

8 events — show timeline

• 2026-04-15 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-29 Sold (MLS) $74,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-02-15 Price Changed $79,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-01-28 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 1993-12-28 Sold (Public Records) $17,500 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,470 · +9.9% YoY. Source: county tax records.