749 Schoolhouse Rd · Medulla, FL 33813

$5,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 9 Days on market

Built 1995 0.25 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! HUGE PRICE IMPRIVEMENT. Here's a beautiful move-in ready home in the heart of Lakeland. A cozy Living room by the fireplace warmly welcomes you in. The casual dining room looks over the wood deck and huge backyard. This kitchen offers all granite countertops and light cabinets complimenting the space. A half bathroom downstairs is perfect for your guests. Located upstairs for privacy you will find 3 bedrooms and 2 bathrooms, including the master bedroom. There is also a bonus room downstairs that could be used as an additional bedroom, play room, home office or anything you need. The wood deck outside is perfect for family gatherings outdoors. This property has easy access to highways, close to shopping, restaurants and retail establishments. Call to schedule your appointment. NEW ROOF! NO HOA! NO CDD! This property is perfect for a first time home buyer, investor who wants to add to the rental portfolio, or use as short term rental.

Key facts

• 0.25 acre lot
• Built 1995
• Listed 8 days

Property features AI

Finance

• Other: Zoning: R-3

Exterior

• Parking: Driveway; On-street parking
• Utilities: Other water source; Other sewer
• Home design: Single family residence; One level; Residential property
• Construction: Construction: See remarks; Other roof
• Exterior features: Front porch

Interior

• Bedrooms: Total rooms: 1
• Flooring: Other
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).

Location & tenants

• Location reads 66/100 on livability (#601 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; 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 (+1.8%/yr); 344 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $35 of loan paydown is wiped out by about $150 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 + 1.8% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 41.32% ✓
• Cap rate: 389.74%
• Cash-on-cash: 1369.46%
• DSCR: 61.93
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 71.38×
• Total profit: $98,535
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 148.97×
• Total profit: $207,164
• Equity at exit: $432

Cash invested: $1,400 (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 33813

• Rents YoY: 1.8%
• Active inventory: 344
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $1,598

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

Sensitivity live

Price	-10% $1,601	-5% $1,599	+0% $1,598	+5% $1,596	+10% $1,594
Rent	-10% $1,434	-5% $1,516	+0% $1,598	+5% $1,679	+10% $1,761
Rate	-1.0pp $1,600	-0.5pp $1,599	base $1,598	+0.5pp $1,596	+1.0pp $1,595

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Krenson Woods Ln Lakeland, FL	4.0	2.0	1883	$2,350	$1.25	4d	1	0.18mi
5133 Old Road 37 Mulberry, FL	2.0	2.0	1050	$1,565	$1.49	4d	1	0.44mi
5662 Oakwood Knoll Dr Lakeland, FL	4.0	2.5	2236	$2,200	$0.98	22d	1	0.63mi
632 Cortez St Lakeland, FL	3.0	2.0	1510	$1,950	$1.29	24d	1	0.82mi
1105 Old South Dr Lakeland, FL	2.0	1.0	1456	$1,400	$0.96	24d	1	0.87mi
4629 Harden Blvd Lakeland, FL	4.0	2.0	1968	$2,261	$1.15	19d	1	0.92mi
1115 Dosseywood Ln Lakeland, FL	2.0	2.0	1239	$1,650	$1.33	4d	1	0.97mi
1113 Pogonia Dr Lakeland, FL	2.0	2.0	1408	$1,795	$1.27	24d	1	1.07mi
1106 Brook Meadow Dr Lakeland, FL	3.0	2.0	1459	$1,800	$1.23	4d	1	1.09mi
1106 Brook Meadow Dr Lakeland, FL	3.0	2.0	1459	$1,900	$1.30	24d	1	1.09mi
1424 Bramblewood Dr Lakeland, FL	3.0	2.0	1158	$1,700	$1.47	15d	1	1.23mi
1448 Marigold Dr Lakeland, FL	3.0	2.0	1055	$1,055	$1.00	4d	1	1.29mi
1454 Marigold Dr Lakeland, FL	3.0	2.0	1618	$2,071	$1.28	14d	1	1.30mi
4416 Highland Ln Lakeland, FL	2.0	1.5	1062	$1,500	$1.41	4d	1	1.45mi

Listing history 8 events

1. 2026-06-10
   days on market $5,000 Active 9 DOM
2. 2026-06-09
   days on market $5,000 Active 8 DOM
3. 2026-06-08
   days on market $5,000 Active 7 DOM
4. 2026-06-07
   days on market $5,000 Active 6 DOM
5. 2026-06-05
   days on market $5,000 Active 3 DOM
6. 2026-06-03
   days on market $5,000 Active 2 DOM
7. 2026-06-01
   remarks 297-char remark
8. 2026-06-01
   listed $5,000 Active 1 DOM

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,794
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$145
• Taxable income: $20,301
• Est. tax owed @ 24.0%: −$4,872
• After-tax cash flow: $14,300/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 — Medulla

• Score: 66/100
• State rank: #601
• US rank: #11528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medulla, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 38,674
• Household income: $99,497
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 778.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 10% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Chinese 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: ▼ -224.20%
• Current HPI: 296.1207
• Rent YoY: ▲ 1.81%
• 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

-93.9% since first listed

27 events — show timeline

• 2026-06-01 Listed $5,000 HAOR as distributed by MLS GRID
• 2023-09-07 Listed $292,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-27 Sold (Public Records) $291,400 Public Records
• 2022-09-15 Sold (MLS) $291,347 Stellar MLS as Distributed by MLS Grid
• 2022-08-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-17 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-10 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-02 Sold (Public Records) $204,000 Public Records
• 2020-08-28 Sold (MLS) $204,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-04-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-01-03 Price Changed $202,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-22 Listed $206,000 Stellar MLS as Distributed by MLS Grid
• 2019-06-28 Sold (MLS) $136,350 Stellar MLS as Distributed by MLS Grid
• 2019-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-05-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-04-11 Price Changed $150,100 Stellar MLS as Distributed by MLS Grid
• 2019-03-14 Price Changed $157,900 Stellar MLS as Distributed by MLS Grid
• 2019-03-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-03-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-02-13 Price Changed $166,200 Stellar MLS as Distributed by MLS Grid
• 2019-02-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-02-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-01-14 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 1999-07-15 Sold (Public Records) $81,500 Public Records

Property tax history

+17.5%/yr

Latest (2025): $3,662 · +1.9% YoY. Source: county tax records.