1600 W Lake Parker Dr Unit B4 · Lakeland, FL 33805

$119,900

2 bd · 1.0 ba · 816 sqft · Condo · 26 Days on market

Built 1964 Good condition $393/mo HOA · 26% of rent ↓ 28% since listing

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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
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEST OF FLORIDA in this 2 br 1 ba highly desired ground floor condo that is UPDATED and beautifully maintained! Gorgeous view of the pool and Lake Parker with private dock for residents. NEW countertops, cabinets, appliances in kitchen and updated toilet, sink, and walkin shower in bathroom. Painted just a few years ago. Windows are double pane installed 2016. The amenities at Lakeland Harbour offer all the fun without the maintenance. This 55+ community offers a beautiful pool, shuffleboard courts, private fishing dock, clubhouse, and BBQ area. Close to the historic district of downtown Lakeland and the Detroit Tigers Spring Training facility! Plenty of shops, restaurants, and hospitals nearby. Your WIFI, cable, water, trash, sewer, pool, grounds and exterior maintenance are all INCLUDED in the LOW monthly HOA fee. New roofs on the condos in 2016. All you need to do is relax and enjoy the sunshine. This is an age 55+ community no pets. Perfectly located in between Tampa and Orlando!

Key facts

• Private lake dock
• Lower property taxes
• Unbeatable location

Tags

• PRIVATE LAKE DOCK
• UNBEATABLE LOCATION
• LOWER PROPERTY TAXES

Property features AI

Finance

• Other: Unfurnished; Irrigation equipment included
• Financial info: Total annual HOA fees approximately $4,716
• HOA & community: HOA: Artemis Lifestyles (monthly fee $393); HOA covers cable TV, common area taxes, pool, escrow reserves, structure maintenance, grounds maintenance, sewer, trash and water; Community clubhouse and pool; Association recreation owned; Buyer approval required; Irrigation with reclaimed water; Senior community; No pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Residential property; Two stories; Facing south; Unit on floor 1
• Construction: Block construction; Shingle roof; Slab foundation; Built as Building B
• Exterior features: Sidewalk; Trees and landscaped grounds; Lakefront with lake access; Fishing pier

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-24 ($-291/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (2.9% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (2.9% below list) — sets the bar for cash-flow.

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: North Lakeland Elementary School of Choice (math 36% / reading 34%, grade F, #1,697 of 2,144 statewide, top 80%, 644 students, 61% FRL); Lake Gibson Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 1,218 students, 56% FRL); Tenoroc High School (math 12% / reading 25%, grade F, #568 of 667 statewide, top 85%, 1,127 students, 63% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents flat; 164 active listings in the ZIP; 25 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

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Watch-outs: HOA is 26% of rent.
• 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 $116,387 (2.9% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.26% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.28×
• Total profit: $-24,038
• Equity at exit: $17,877

10-year hold

• IRR: -24.7%
• Equity multiple: -0.04×
• Total profit: $-34,902
• Equity at exit: $10,367

Cash invested: $33,572 (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 33805

• Home prices YoY: -29.8%
• Rents YoY: 0.8%
• Active inventory: 164
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$393
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-24

Break-even live

Break-even rent $1,546

Max offer price $116,387

Occupancy floor 97%

Sensitivity live

Price	-10% $59	-5% $17	+0% $-24	+5% $-66	+10% $-107
Rent	-10% $-144	-5% $-84	+0% $-24	+5% $36	+10% $95
Rate	-1.0pp $36	-0.5pp $6	base $-24	+0.5pp $-55	+1.0pp $-87

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 Lakehurst St Lakeland, FL	3.0	2.0	1092	$1,750	$1.60	25d	1	0.30mi
617 Lakehurst St Lakeland, FL	3.0	2.0	1100	$1,900	$1.73	21d	1	0.30mi
123 Oconee St Unit 1368863P Lakeland, FL	2.0	1.0	990	$2,441	$2.47	13d	1	0.66mi
929 Gilmore Ave Lakeland, FL	2.0	1.0–1.5	620	$1,280	$2.06	4d	20	0.75mi
1704 Martin L King Jr Ave Lakeland, FL	2.0	2.0	1050	$5,000	$4.76	25d	1	0.82mi
310 Plum St Unit 7 Lakeland, FL	2.0	1.0	850	$1,200	$1.41	25d	1	0.86mi
1031 N Florence Ave Unit NA Lakeland, FL	3.0	2.0	1100	$1,495	$1.36	16d	1	0.88mi
921 E Parker St Lakeland, FL	1.0	1.0	715	$1,150	$1.61	15d	1	0.90mi
408 Bassedena Cir N Lakeland, FL	3.0	2.0	1075	$1,825	$1.70	25d	1	0.91mi
620 N Lake Ave Unit 3 Lakeland, FL	2.0	1.0	760	$1,175	$1.55	16d	1	0.94mi
620 N Lake Ave Unit 2 Lakeland, FL	2.0	1.0	760	$1,100	$1.45	5d	1	0.94mi
609 N Stella Ave Apt A Lakeland, FL	2.0	1.0	735	$1,100	$1.50	25d	1	0.97mi
321 Emma St Lakeland, FL	2.0	1.0	730	$1,395	$1.91	25d	1	1.01mi
711 N Virginia Ave Lakeland, FL	2.0	1.0	780	$1,100	$1.41	25d	1	1.02mi
131 Pear St Lakeland, FL	2.0	1.0	741	$950	$1.28	25d	1	1.04mi
820 W 13th St Lakeland, FL	2.0	1.0	950	$1,300	$1.37	25d	1	1.06mi
1216 E Myrtle St Lakeland, FL	3.0	1.0	864	$1,450	$1.68	25d	1	1.06mi
454 King Edward Ave Lakeland, FL	2.0	2.0	1048	$1,399	$1.33	4d	1	1.13mi
600 E Bay St Lakeland, FL	3.0	1.0–2.0	914	$2,166	$2.37	5d	29	1.19mi
270 E Bay St Lakeland, FL	2.0	1.0–2.0	892	$1,725	$1.93	5d	6	1.24mi
125 N Kentucky Ave #307 Lakeland, FL	1.0	1.5	911	$3,550	$3.90	25d	1	1.36mi
3215 Baird Ave Lakeland, FL	1.0–2.0	1.0	794	$1,250	$1.57	15d	4	1.39mi
130 S Massachusetts Ave Lakeland, FL	1.0	1.0	580	$1,400	$2.41	5d	8	1.47mi
915 E Lemon St Lakeland, FL	2.0	1.5	962	$1,599	$1.66	25d	1	1.49mi
923 E Lemon St Lakeland, FL	2.0	1.5	962	$1,599	$1.66	25d	1	1.49mi

HOA detail condo

• Monthly dues: $393 · $4,716/yr
• Likely covers: watersewertrashinternetcablelandscapingexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $119,900 Active 26 DOM
2. 2026-06-18
   days on market $119,900 Active 23 DOM
3. 2026-06-17
   days on market $119,900 Active 22 DOM
4. 2026-06-16
   days on market $119,900 Active 21 DOM
5. 2026-06-15
   days on market $119,900 Active 20 DOM
6. 2026-06-13
   days on market $119,900 Active 18 DOM
7. 2026-06-10
   days on market $119,900 Active 15 DOM
8. 2026-06-09
   days on market $119,900 Active 14 DOM
9. 2026-06-08
   days on market $119,900 Active 13 DOM
10. 2026-06-07
    days on market $119,900 Active 12 DOM
11. 2026-06-05
    days on market $119,900 Active 9 DOM
12. 2026-06-03
    days on market $119,900 Active 8 DOM
13. 2026-06-03
    days on market $119,900 Active 7 DOM
14. 2026-06-01
    days on market $119,900 Active 6 DOM
15. 2026-05-31
    days on market $119,900 Active 5 DOM
16. 2026-05-26
    listed $119,900 Active
17. 2023-06-16
    soldstatus $150,000 Closed 998-char remark

    Show marketing remark (998 chars)

    BEST OF FLORIDA in this 2 br 1 ba highly desired ground floor condo that is UPDATED and beautifully maintained! Gorgeous view of the pool and Lake Parker with private dock for residents. NEW countertops, cabinets, appliances in kitchen and updated toilet, sink, and walkin shower in bathroom. Painted just a few years ago. Windows are double pane installed 2016. The amenities at Lakeland Harbour offer all the fun without the maintenance. This 55+ community offers a beautiful pool, shuffleboard courts, private fishing dock, clubhouse, and BBQ area. Close to the historic district of downtown Lakeland and the Detroit Tigers Spring Training facility! Plenty of shops, restaurants, and hospitals nearby. Your WIFI, cable, water, trash, sewer, pool, grounds and exterior maintenance are all INCLUDED in the LOW monthly HOA fee. New roofs on the condos in 2016. All you need to do is relax and enjoy the sunshine. This is an age 55+ community no pets. Perfectly located in between Tampa and Orlando!

18. 2023-05-09
    status Pending 998-char remark

    Show marketing remark (998 chars)

    BEST OF FLORIDA in this 2 br 1 ba highly desired ground floor condo that is UPDATED and beautifully maintained! Gorgeous view of the pool and Lake Parker with private dock for residents. NEW countertops, cabinets, appliances in kitchen and updated toilet, sink, and walkin shower in bathroom. Painted just a few years ago. Windows are double pane installed 2016. The amenities at Lakeland Harbour offer all the fun without the maintenance. This 55+ community offers a beautiful pool, shuffleboard courts, private fishing dock, clubhouse, and BBQ area. Close to the historic district of downtown Lakeland and the Detroit Tigers Spring Training facility! Plenty of shops, restaurants, and hospitals nearby. Your WIFI, cable, water, trash, sewer, pool, grounds and exterior maintenance are all INCLUDED in the LOW monthly HOA fee. New roofs on the condos in 2016. All you need to do is relax and enjoy the sunshine. This is an age 55+ community no pets. Perfectly located in between Tampa and Orlando!

19. 2023-04-20
    price $150,000 998-char remark

    Show marketing remark (998 chars)

    BEST OF FLORIDA in this 2 br 1 ba highly desired ground floor condo that is UPDATED and beautifully maintained! Gorgeous view of the pool and Lake Parker with private dock for residents. NEW countertops, cabinets, appliances in kitchen and updated toilet, sink, and walkin shower in bathroom. Painted just a few years ago. Windows are double pane installed 2016. The amenities at Lakeland Harbour offer all the fun without the maintenance. This 55+ community offers a beautiful pool, shuffleboard courts, private fishing dock, clubhouse, and BBQ area. Close to the historic district of downtown Lakeland and the Detroit Tigers Spring Training facility! Plenty of shops, restaurants, and hospitals nearby. Your WIFI, cable, water, trash, sewer, pool, grounds and exterior maintenance are all INCLUDED in the LOW monthly HOA fee. New roofs on the condos in 2016. All you need to do is relax and enjoy the sunshine. This is an age 55+ community no pets. Perfectly located in between Tampa and Orlando!

20. 2023-03-27
    price $159,000 998-char remark

    Show marketing remark (998 chars)

    BEST OF FLORIDA in this 2 br 1 ba highly desired ground floor condo that is UPDATED and beautifully maintained! Gorgeous view of the pool and Lake Parker with private dock for residents. NEW countertops, cabinets, appliances in kitchen and updated toilet, sink, and walkin shower in bathroom. Painted just a few years ago. Windows are double pane installed 2016. The amenities at Lakeland Harbour offer all the fun without the maintenance. This 55+ community offers a beautiful pool, shuffleboard courts, private fishing dock, clubhouse, and BBQ area. Close to the historic district of downtown Lakeland and the Detroit Tigers Spring Training facility! Plenty of shops, restaurants, and hospitals nearby. Your WIFI, cable, water, trash, sewer, pool, grounds and exterior maintenance are all INCLUDED in the LOW monthly HOA fee. New roofs on the condos in 2016. All you need to do is relax and enjoy the sunshine. This is an age 55+ community no pets. Perfectly located in between Tampa and Orlando!

21. 2023-02-01
    listed $167,000 Active 998-char remark

    Show marketing remark (998 chars)

    BEST OF FLORIDA in this 2 br 1 ba highly desired ground floor condo that is UPDATED and beautifully maintained! Gorgeous view of the pool and Lake Parker with private dock for residents. NEW countertops, cabinets, appliances in kitchen and updated toilet, sink, and walkin shower in bathroom. Painted just a few years ago. Windows are double pane installed 2016. The amenities at Lakeland Harbour offer all the fun without the maintenance. This 55+ community offers a beautiful pool, shuffleboard courts, private fishing dock, clubhouse, and BBQ area. Close to the historic district of downtown Lakeland and the Detroit Tigers Spring Training facility! Plenty of shops, restaurants, and hospitals nearby. Your WIFI, cable, water, trash, sewer, pool, grounds and exterior maintenance are all INCLUDED in the LOW monthly HOA fee. New roofs on the condos in 2016. All you need to do is relax and enjoy the sunshine. This is an age 55+ community no pets. Perfectly located in between Tampa and Orlando!

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $18,187
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − HOA: −$4,716
• − Depreciation: −$3,488
• Taxable loss: −$2,041
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $199/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming 2-bedroom, 1-bathroom condo is in good condition with cosmetic updates and a great location. It offers a private dock and access to a community pool, making it a perfect place to relax and enjoy the Florida lifestyle.

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and can increase both resale and rental value
• Both update flooring — New flooring can improve the overall look and feel of the home
• Both update kitchen appliances — Modern appliances can attract more buyers and renters
• Both update bathroom fixtures — Upgraded fixtures can make the bathroom more appealing and functional

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and can increase both resale and rental value ↑
• Both update flooring — New flooring can improve the overall look and feel of the home ↑
• Both update kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both update bathroom fixtures — Upgraded fixtures can make the bathroom more appealing and functional ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 28,751
• Household income: $62,661
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1179.0

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 0.68)
• Race & ethnicity: White 38% Black 37% Hispanic / Latino 20% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -158.44%
• Current HPI: 372.7317
• Rent YoY: ▲ 0.77%
• 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

-28.2% since first listed

6 events — show timeline

• 2026-05-26 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-16 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-20 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-27 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-01 Listed $167,000 Stellar MLS as Distributed by MLS Grid