885 N 9th St · Eagle Lake, FL 33839

$199,000

3 bd · 2.0 ba · 1,363 sqft · SingleFamily public records · 35 Days on market

Built 1960 7,884 sqft 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +5.9/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Call to setup an appointment to view this remarkable, well-renovated 3bed, 2bath home in the beautiful city of Eagle Lake. The home has high quality tiles throughout, brand new bathrooms, new kitchen, beautiful finishes, large front and backyard. You will enjoy the park and the breathtaking view of the lake which is walking distance from the home. Do not miss your opportunity to own this gem.

Key facts

• 7,884 sq ft lot
• Parking
• Built 1960

Property features AI

Finance

• Other: Homestead exemption present
• HOA & community: No association; Pets allowed (cats and dogs)

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Electricity connected/available; Water connected/available; Cable available
• Home design: Single family residence; One story; Faces west
• Construction: Stucco construction; Shingle roof; Concrete perimeter foundation; Built on a 0.18-acre lot (approx. 70 x 112)
• Exterior features: Sidewalk; Concrete road surface

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Exhaust fan
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Dishwasher; Electric water heater; Exhaust fan; Range; Refrigerator; Tile flooring; Central heating; Central air
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/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 $193k (2.8% below list).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#196 in FL, #3,096 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: 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: Pinewood Elementary School (math 48% / reading 40%, grade F, #1,330 of 2,144 statewide, top 63%, 709 students, 53% FRL); Lake Region High School (math 14% / reading 22%, grade F, #570 of 667 statewide, top 86%, 1,545 students, 61% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 167 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $5k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $143k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.47×
• Total profit: $26,300
• Equity at exit: $75,785

10-year hold

• IRR: 12.2%
• Equity multiple: 2.60×
• Total profit: $89,153
• Equity at exit: $107,090

Cash invested: $55,720 (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 33839

• Home prices YoY: 0.6%
• Active inventory: 167
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $239

Break-even live

Break-even rent $1,631

Max offer price $199,000

Occupancy floor 83%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Golden Beak Dr Eagle Lake, FL	3.0	2.0	1545	$1,990	$1.29	14d	1	0.72mi
2442 Taloncrest Ct Eagle Lake, FL	4.0	2.0	1851	$2,700	$1.46	23d	1	0.85mi
948 Craftsman Rd Eagle Lake, FL	3.0	2.0	1550	$1,895	$1.22	3d	1	1.19mi
588 Crown Rose Dr Bartow, FL	3.0	2.0	1350	$1,646	$1.22	14d	1	1.26mi
910 Sun Burst Rd Winter Haven, FL	3.0	2.0	1690	$2,000	$1.18	23d	1	1.27mi
217 Windsor Reserve Dr Eagle Lake, FL	4.0	2.0	1839	$1,896	$1.03	3d	1	1.30mi
1033 Holden Way Winter Haven, FL	3.0	2.0	1560	$1,950	$1.25	14d	1	1.30mi
209 Windsor Reserve Dr Bartow, FL	4.0	2.0	1839	$1,826	$0.99	3d	1	1.32mi
418 Reina Way Bartow, FL	3.0	2.0	1350	$1,666	$1.23	21d	1	1.35mi
531 Crown Rose Dr Bartow, FL	4.0	2.0	1839	$1,746	$0.95	21d	1	1.35mi
523 Crown Rose Dr Eagle Lake, FL	4.0	2.0	1839	$1,951	$1.06	11d	1	1.37mi
328 Corbel Ln Eagle Lake, FL	3.0	2.0	1589	$1,676	$1.05	21d	1	1.43mi
1975 Wilder Way Eagle Lake, FL	4.0	2.0	1733	$2,100	$1.21	10d	1	1.43mi
1469 Deepwater Cir Eagle Lake, FL	3.0	2.0	1461	$2,000	$1.37	23d	1	1.43mi
303 Corbel Ln Bartow, FL	3.0	2.0	1350	$1,731	$1.28	3d	1	1.45mi

Listing history 25 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   price $199,000
3. 2026-04-23
   price $210,000
4. 2026-04-10
   listed $225,000 Active
5. 2026-03-11
   status Pending
6. 2026-03-09
   listed $240,000 Active
7. 2026-03-09
   historical
8. 2018-05-03
   soldstatus $143,000
9. 2018-04-26
   soldstatus $143,000 Sold 395-char remark

   Show marketing remark (395 chars)

   Call to setup an appointment to view this remarkable, well-renovated 3bed, 2bath home in the beautiful city of Eagle Lake. The home has high quality tiles throughout, brand new bathrooms, new kitchen, beautiful finishes, large front and backyard. You will enjoy the park and the breathtaking view of the lake which is walking distance from the home. Do not miss your opportunity to own this gem.

10. 2018-04-14
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Call to setup an appointment to view this remarkable, well-renovated 3bed, 2bath home in the beautiful city of Eagle Lake. The home has high quality tiles throughout, brand new bathrooms, new kitchen, beautiful finishes, large front and backyard. You will enjoy the park and the breathtaking view of the lake which is walking distance from the home. Do not miss your opportunity to own this gem.

11. 2018-03-24
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Call to setup an appointment to view this remarkable, well-renovated 3bed, 2bath home in the beautiful city of Eagle Lake. The home has high quality tiles throughout, brand new bathrooms, new kitchen, beautiful finishes, large front and backyard. You will enjoy the park and the breathtaking view of the lake which is walking distance from the home. Do not miss your opportunity to own this gem.

12. 2018-03-22
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Call to setup an appointment to view this remarkable, well-renovated 3bed, 2bath home in the beautiful city of Eagle Lake. The home has high quality tiles throughout, brand new bathrooms, new kitchen, beautiful finishes, large front and backyard. You will enjoy the park and the breathtaking view of the lake which is walking distance from the home. Do not miss your opportunity to own this gem.

13. 2018-03-20
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Call to setup an appointment to view this remarkable, well-renovated 3bed, 2bath home in the beautiful city of Eagle Lake. The home has high quality tiles throughout, brand new bathrooms, new kitchen, beautiful finishes, large front and backyard. You will enjoy the park and the breathtaking view of the lake which is walking distance from the home. Do not miss your opportunity to own this gem.

14. 2018-02-26
    listed $140,000 Active 395-char remark

    Show marketing remark (395 chars)

    Call to setup an appointment to view this remarkable, well-renovated 3bed, 2bath home in the beautiful city of Eagle Lake. The home has high quality tiles throughout, brand new bathrooms, new kitchen, beautiful finishes, large front and backyard. You will enjoy the park and the breathtaking view of the lake which is walking distance from the home. Do not miss your opportunity to own this gem.

15. 2017-06-22
    soldstatus $68,000 Sold
16. 2017-06-06
    status Pending
17. 2017-05-25
    status Active
18. 2017-05-24
    listed $59,000 Active
19. 2017-05-24
    historical
20. 2015-12-31
    historical
21. 2015-08-05
    price $69,741
22. 2015-08-05
    listed $82,000 Active
23. 2005-11-04
    soldstatus $125,000
24. 2000-06-06
    soldstatus $59,600
25. 1993-11-09
    soldstatus $32,000

ⓘ 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: $1,948 · $162/mo
• Projected year-2 tax: $1,948 · $162/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 ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,208
• − Mortgage interest: −$11,147
• − Property taxes: −$1,948
• − Insurance: −$995
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$5,789
• Taxable loss: −$385
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $2,961/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 — Eagle Lake

• Score: 77/100
• State rank: #196
• US rank: #3096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Lake, FL
• City population: 4,397
• Population (ZIP): 4,397

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 8% Black 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 23% Cuban 1%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▲ 1.75%
• Current HPI: 317.0642
• 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

+521.9% since first listed

25 events — show timeline

• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-03 Sold (Public Records) $143,000 Public Records
• 2018-04-26 Sold (MLS) $143,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-02-26 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-22 Sold (MLS) $68,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-05-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-05-24 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-08-05 Price Changed $69,741 Stellar MLS as Distributed by MLS Grid
• 2015-08-05 Listed $82,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-04 Sold (Public Records) $125,000 Public Records
• 2000-06-06 Sold (Public Records) $59,600 Public Records
• 1993-11-09 Sold (Public Records) $32,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,948 · +9.5% YoY. Source: county tax records.