2215 Emma St · Lakeland, FL 33815

$190,000

2 bd · 2.0 ba · 984 sqft · SingleFamily public records · 116 Days on market

Built 1979 5,881 sqft 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 +12.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

Under contract-accepting backup offers. Step into your dream lifestyle at 2215 Emma St! Move-in ready and full of warmth, this inviting home is filled with natural light and offers flexible living spaces perfect for entertaining, relaxing, or working from home. Imagine weekend gatherings in the private backyard, cozy evenings with family, and creating memories that last a lifetime. Located in a friendly Lakeland neighborhood, you’ll enjoy easy access to schools, shopping, parks, and all the conveniences of everyday life. Homes like this don’t stay on the market long—schedule your showing today and start envisioning your next chapter!

Key facts

• Private backyard
• Easy access to parks
• 5,881 sq ft lot

Tags

• PRIVATE BACKYARD
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO PARKS

Property features AI

Finance

• Other: Turnkey / furnished; No waterfront
• Financial info: No lease restrictions; Homestead status indicated

Exterior

• Utilities: Public water; Septic tank sewer; Cable connected; Electricity connected
• Home design: Single-family residence; One story; Home faces south; Residential property
• Construction: Block construction; Shingle roof; Slab foundation; Built area about 1,212 square feet
• Exterior features: Asphalt road access; Lot size approximately 0.13 acres

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-38 ($-460/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (26.6% below list).
• Recommended offer: $139k (26.6% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents rising fast (+6.1%/yr); 72 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 45% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k 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 + 6.1% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $190k implies a 443% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $139,496 (26.6% 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. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.98×
• Total profit: $105,496
• Equity at exit: $171,167

10-year hold

• IRR: 22.4%
• Equity multiple: 7.07×
• Total profit: $322,890
• Equity at exit: $369,128

Cash invested: $53,200 (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 33815

• Home prices YoY: 12.6%
• Rents YoY: 6.1%
• Active inventory: 72
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$996
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-38

Break-even live

Break-even rent $1,444

Max offer price $183,223

Occupancy floor 98%

Sensitivity live

Price	-10% $69	-5% $15	+0% $-38	+5% $-92	+10% $-146
Rent	-10% $-149	-5% $-93	+0% $-38	+5% $17	+10% $72
Rate	-1.0pp $57	-0.5pp $10	base $-38	+0.5pp $-88	+1.0pp $-138

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 N Swindell Ave Lakeland, FL	3.0	2.0	995	$1,450	$1.46	24d	1	0.43mi
815 N Davis Ave Lakeland, FL	3.0	2.0	960	$1,450	$1.51	24d	1	0.55mi
1035 N Davis Ave Lakeland, FL	2.0	2.0	870	$1,150	$1.32	20d	1	0.58mi
2259 Chestnut Woods Dr Lakeland, FL	2.0	1.0	1001	$1,400	$1.40	15d	1	0.61mi
1137 Edith Ave Lakeland, FL	3.0	1.0	1100	$1,800	$1.64	4d	1	0.61mi
2463 Chestnut Woods Dr Lakeland, FL	2.0	1.0	910	$1,500	$1.65	24d	1	0.63mi
2559 Chestnut Woods Dr Lakeland, FL	2.0	1.0	1001	$1,500	$1.50	15d	1	0.68mi
1027 N Brunnell Pkwy Lakeland, FL	2.0	1.0	826	$1,050	$1.27	3d	1	0.71mi
1105 Jewel Ave Lakeland, FL	2.0	1.0	987	$1,200	$1.22	24d	1	0.78mi
1128 Roselle Ave Unit 1130 Lakeland, FL	2.0	1.0	780	$1,200	$1.54	3d	1	0.84mi
2735 W 10th St Unit 7 Lakeland, FL	2.0	1.0	576	$925	$1.61	24d	1	0.85mi
1031 Neville Ave Lakeland, FL	2.0	2.0	728	$1,375	$1.89	20d	1	0.88mi
455 Arapahoe Ave Lakeland, FL	2.0	1.0	750	$1,199	$1.60	20d	1	1.07mi
457 Arapahoe Ave Lakeland, FL	2.0	1.0	750	$1,095	$1.46	3d	1	1.07mi
1480 Kathleen Rd Lakeland, FL	2.0	1.0	868	$1,345	$1.55	4d	1	1.13mi
607 Kansas Ave Lakeland, FL	2.0	1.0	829	$1,150	$1.39	24d	1	1.22mi
515 Oregon Ave Lakeland, FL	3.0	2.0	1024	$1,500	$1.46	4d	1	1.23mi
524 Montana Ave Lakeland, FL	2.0	1.0	817	$1,300	$1.59	24d	1	1.25mi
1618 Wayman St Lakeland, FL	3.0	1.0	994	$1,750	$1.76	24d	1	1.29mi
1301 W Walnut St Lakeland, FL	3.0	1.0	756	$1,300	$1.72	15d	1	1.36mi
512 Dade Ave Lakeland, FL	2.0	1.0	936	$1,149	$1.23	24d	1	1.37mi
510 Dade Ave Lakeland, FL	2.0	1.0	936	$1,149	$1.23	15d	1	1.37mi
1149 Sycamore St Unit 1149 Lakeland, FL	2.0	2.0	970	$1,700	$1.75	24d	1	1.39mi
518 Pinewood Ave Lakeland, FL	2.0	1.0	891	$1,175	$1.32	24d	1	1.43mi
1139 Olive St Lakeland, FL	2.0	2.0	984	$1,725	$1.75	4d	1	1.44mi

Listing history 9 events

1. 2026-06-02
   remarks 641-char remark
2. 2026-06-02
   status $190,000 Pending 116 DOM
3. 2026-06-01
   days on market $190,000 Active 116 DOM
4. 2026-05-31
   days on market $190,000 Active 115 DOM
5. 2026-03-30
   price $190,000
6. 2026-03-25
   price $195,000
7. 2026-03-06
   price $200,000
8. 2026-02-05
   listed $205,000 Active
9. 1982-04-01
   soldstatus $35,000

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$799/yr (+$67/mo · 102.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,740
• − Mortgage interest: −$10,643
• − Property taxes: −$778
• − Insurance: −$950
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$5,527
• Taxable loss: −$3,837
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $461/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): 13,975
• Household income: $37,487
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 700.0

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 0.67)
• Race & ethnicity: White 43% Black 27% Hispanic / Latino 26% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 10%
• Common ancestry: Romanian 1% German 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 75% English-only · Spanish 23% German/W. Germanic 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: ▲ 47.45%
• Current HPI: 424.0956
• Rent YoY: ▲ 6.14%
• 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

+442.9% since first listed

5 events — show timeline

• 2026-03-30 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 1982-04-01 Sold (Public Records) $35,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $778 · +19.3% YoY. Source: county tax records.