1223 Sycamore St · Lakeland, FL 33815

$210,000

2 bd · 1.0 ba · 1,291 sqft · SingleFamily public records · 107 Days on market

Built 1922 6,016 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).

• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.3/10.0

Listing remarks MLS

HOME SOLD AS IS. NEEDS EXTENSIVE WORK MUST HAVE PROOF OF FUNDS LETTER WITH OFFER

Key facts

• Updated electrical
• Inside laundry area
• Central air and heat

Tags

• UPDATED ELECTRICAL
• CENTRAL AIR AND HEAT
• DOUBLE-PANE WINDOWS
• SPACIOUS KITCHEN
• UPDATED BATHROOM
• INSIDE LAUNDRY AREA

Property features AI

Finance

• Other: Unfurnished; No home warranty; No lease restrictions indicated
• HOA & community: No association fees

Exterior

• Parking: Has a 1-car carport; No driveway/garage listed
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Faces west; Residential property
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built area and living area per public records
• Exterior features: Deck; Patio; Porch; Screened porch; Private mailbox; Located within city limits; Asphalt/paved road access

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; Thermostat; Inside utility room
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (27.0% below list).
• Recommended offer: $153k (27.0% 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.
• Zoned schools: Scott Lake Elementary School (math 67% / reading 56%, grade B, #634 of 2,144 statewide, top 30%, 727 students, 36% FRL); Southwest Middle School (math 25% / reading 32%, grade F, #482 of 571 statewide, top 85%, 801 students, 63% FRL); Kathleen Senior High School (math 19% / reading 31%, grade F, #501 of 667 statewide, top 75%, 2,051 students, 59% FRL).
• Market conditions: Rents rising fast (+6.1%/yr); 74 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• At $1,534/mo this rent would consume 49% of the median local household income ($37k/yr) (locally 700% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $55k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $210k implies a 2797% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,394 (27.0% 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 107 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 1922 — 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: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• 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: 22.5%
• Equity multiple: 2.83×
• Total profit: $107,698
• Equity at exit: $189,185

10-year hold

• IRR: 20.9%
• Equity multiple: 6.75×
• Total profit: $337,813
• Equity at exit: $407,984

Cash invested: $58,800 (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: 74
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$206 /mo · $2,473/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-183

Break-even live

Break-even rent $1,766

Max offer price $177,659

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-124	+0% $-183	+5% $-243	+10% $-302
Rent	-10% $-304	-5% $-244	+0% $-183	+5% $-122	+10% $-62
Rate	-1.0pp $-77	-0.5pp $-130	base $-183	+0.5pp $-237	+1.0pp $-293

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1149 Sycamore St Unit 1149 Lakeland, FL	2.0	2.0	970	$1,700	$1.75	25d	1	0.10mi
1335 W Walnut St Lakeland, FL	3.0	2.0	1626	$1,800	$1.11	5d	1	0.13mi
1139 Olive St Lakeland, FL	2.0	2.0	984	$1,725	$1.75	5d	1	0.13mi
510 Dade Ave Lakeland, FL	2.0	1.0	936	$1,149	$1.23	16d	1	0.14mi
512 Dade Ave Lakeland, FL	2.0	1.0	936	$1,149	$1.23	25d	1	0.15mi
518 Pinewood Ave Lakeland, FL	2.0	1.0	891	$1,175	$1.32	25d	1	0.15mi
1238 Herschell St Lakeland, FL	2.0	1.0	1323	$1,300	$0.98	25d	1	0.21mi
515 Oregon Ave Lakeland, FL	3.0	2.0	1024	$1,500	$1.46	5d	1	0.31mi
1040 Ruby St Lakeland, FL	3.0	2.0	1110	$1,595	$1.44	12d	1	0.36mi
1618 Wayman St Lakeland, FL	3.0	1.0	994	$1,750	$1.76	25d	1	0.38mi
1246 Dorothy St Lakeland, FL	3.0	2.0	1484	$2,300	$1.55	25d	1	0.46mi
1206 W Highland St Lakeland, FL	2.0	1.0	972	$1,495	$1.54	25d	1	0.59mi
815 N Davis Ave Lakeland, FL	3.0	2.0	960	$1,450	$1.51	25d	1	0.91mi
101 Lake Hunter Dr #8 Lakeland, FL	2.0	1.0	905	$1,400	$1.55	25d	1	0.92mi
806 N Swindell Ave Lakeland, FL	3.0	2.0	995	$1,450	$1.46	25d	1	0.96mi
809 Adams St Lakeland, FL	3.0	1.0	1164	$1,525	$1.31	16d	1	1.02mi
1005 S New York Ave Unit 9 Lakeland, FL	1.0	1.0	900	$1,150	$1.28	16d	1	1.13mi
1005 S New York Ave Unit 6 Lakeland, FL	2.0	1.0	900	$1,275	$1.42	16d	1	1.13mi
2117 Ivey Ln Lakeland, FL	3.0	1.0	1160	$1,980	$1.71	25d	1	1.17mi
1105 Jewel Ave Lakeland, FL	2.0	1.0	987	$1,200	$1.22	25d	1	1.21mi
850 Martin L King Jr Ave Lakeland, FL	3.0	1.0	1222	$1,495	$1.22	25d	1	1.22mi
1545 King Ave Lakeland, FL	2.0	2.0	1020	$1,450	$1.42	5d	1	1.22mi
2259 Chestnut Woods Dr Lakeland, FL	2.0	1.0	1001	$1,400	$1.40	16d	1	1.24mi
302 W Park St Lakeland, FL	3.0	2.0	1100	$2,200	$2.00	16d	1	1.25mi
1128 Neville Ave Lakeland, FL	3.0	2.0	1245	$1,900	$1.53	16d	1	1.25mi
125 N Kentucky Ave #307 Lakeland, FL	1.0	1.5	911	$3,550	$3.90	25d	1	1.27mi
270 E Bay St Lakeland, FL	2.0	1.0–2.0	892	$1,725	$1.93	5d	6	1.29mi
2463 Chestnut Woods Dr Lakeland, FL	2.0	1.0	910	$1,500	$1.65	25d	1	1.29mi
1137 Edith Ave Lakeland, FL	3.0	1.0	1100	$1,800	$1.64	5d	1	1.36mi
1061 S Tennessee Ave Lakeland, FL	2.0	2.5	1100	$2,100	$1.91	16d	1	1.40mi
2559 Chestnut Woods Dr Lakeland, FL	2.0	1.0	1001	$1,500	$1.50	16d	1	1.40mi
1031 N Florence Ave Unit NA Lakeland, FL	3.0	2.0	1100	$1,495	$1.36	16d	1	1.42mi
1514 Alice Ave Lakeland, FL	3.0	2.0	924	$1,250	$1.35	16d	1	1.44mi
600 E Bay St Lakeland, FL	3.0	1.0–2.0	914	$2,166	$2.37	5d	29	1.48mi
519 Charles St Unit 1 Lakeland, FL	2.0	1.5	1000	$1,795	$1.79	25d	1	1.49mi

Listing history 12 events

1. 2026-05-31
   status $210,000 Pending 107 DOM
2. 2026-05-21
   status Active
3. 2026-05-12
   status Pending
4. 2026-05-08
   price $210,000
5. 2026-04-10
   price $219,000
6. 2026-03-21
   price $229,000
7. 2026-02-27
   price $249,000
8. 2026-02-03
   price $259,000
9. 2026-02-03
   listed $265,000 Active
10. 2012-04-13
    soldstatus $7,250 81-char remark

    Show marketing remark (81 chars)

    HOME SOLD AS IS. NEEDS EXTENSIVE WORK MUST HAVE PROOF OF FUNDS LETTER WITH OFFER

11. 2012-03-02
    listed $7,500 81-char remark

    Show marketing remark (81 chars)

    HOME SOLD AS IS. NEEDS EXTENSIVE WORK MUST HAVE PROOF OF FUNDS LETTER WITH OFFER

12. 1994-05-01
    soldstatus $11,513

ⓘ 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: $2,473 · $206/mo
• Projected year-2 tax: $2,473 · $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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $18,407
• − Mortgage interest: −$11,763
• − Property taxes: −$2,473
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$6,109
• Taxable loss: −$5,934
• Est. tax savings @ 24.0%: +$1,424
• After-tax cash flow: $-773/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): 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

+1724.0% since first listed

11 events — show timeline

• 2026-05-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $229,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-13 Sold (MLS) $7,250 Stellar MLS as Distributed by MLS Grid
• 2012-03-02 Listed $7,500 Stellar MLS as Distributed by MLS Grid
• 1994-05-01 Sold (Public Records) $11,513 Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,473 · -3.4% YoY. Source: county tax records.