2584 Edmond Cir · Auburndale, FL 33823

$214,900

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 107 Days on market

Built 1974 7,000 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 +12.6/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You better move quick, this 3BR 1.5BA home with spacious fenced yard wont last long! There is NO HOA in this community! Just minutes from major highways and sitting directly between Winter Haven and Lakeland, for easy access to both cities as well at I-4! Home is in great condition! Newer COLD A/C! This home will not last. Perfect first home or investment property! Call today for a showing of this lovely home before its gone!

Key facts

• Open floor plan
• Laundry room
• Fenced in backyard

Tags

• FENCED IN BACKYARD
• OPEN FLOOR PLAN
• KITCHEN DINING SPACE COMBO
• BONUS ROOM
• LAUNDRY ROOM

Property features AI

Finance

• Other: Homestead exempt; Zoned RE-2
• HOA & community: No HOA association indicated

Exterior

• Utilities: Public water; Septic tank sewer; Broadband/High-speed internet available; Cable connected; Electricity connected
• Home design: Single family residence; One story; East-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Private mailbox; Asphalt road access

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 3 bedrooms
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Living room and dining room combo; Inside utility / additional inside utility room
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-28 ($-332/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (14.0% below list).
• Recommended offer: $185k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#48 in FL, #905 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute C-.
• 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: Clarence Boswell Elementary School (math 45% / reading 35%, grade F, #1,491 of 2,144 statewide, top 70%, 636 students, 62% FRL); Jere L. Stambaugh Middle (math 23% / reading 26%, grade F, #522 of 571 statewide, top 93%, 1,127 students, 65% FRL); Auburndale Senior High School (math 25% / reading 31%, grade F, #464 of 667 statewide, top 70%, 1,716 students, 53% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 483 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 107 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,882 (14.0% 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 14% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-36,217
• Equity at exit: $32,042

10-year hold

• IRR: -8.5%
• Equity multiple: 0.46×
• Total profit: $-32,301
• Equity at exit: $18,581

Cash invested: $60,172 (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 33823

• Home prices YoY: -24.5%
• Rents YoY: 3.2%
• Active inventory: 483
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$272 /mo · $3,260/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-28

Break-even live

Break-even rent $1,884

Max offer price $210,020

Occupancy floor 96%

Sensitivity live

Price	-10% $94	-5% $33	+0% $-28	+5% $-88	+10% $-149
Rent	-10% $-174	-5% $-101	+0% $-28	+5% $45	+10% $118
Rate	-1.0pp $81	-0.5pp $27	base $-28	+0.5pp $-83	+1.0pp $-140

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $214,900 Active 107 DOM
2. 2026-06-18
   days on market $214,900 Active 104 DOM
3. 2026-06-17
   days on market $214,900 Active 103 DOM
4. 2026-06-16
   days on market $214,900 Active 102 DOM
5. 2026-06-15
   days on market $214,900 Active 101 DOM
6. 2026-06-13
   days on market $214,900 Active 99 DOM
7. 2026-06-10
   days on market $214,900 Active 96 DOM
8. 2026-06-09
   days on market $214,900 Active 95 DOM
9. 2026-06-08
   days on market $214,900 Active 94 DOM
10. 2026-06-07
    days on market $214,900 Active 93 DOM
11. 2026-06-05
    days on market $214,900 Active 90 DOM
12. 2026-06-03
    days on market $214,900 Active 88 DOM
13. 2026-06-01
    days on market $214,900 Active 87 DOM
14. 2026-05-31
    days on market $214,900 Active 86 DOM
15. 2026-04-09
    price $214,900
16. 2026-03-06
    listed $224,900 Active
17. 2025-01-28
    historical
18. 2025-01-23
    price $230,000
19. 2025-01-09
    price $240,000
20. 2025-01-02
    status Active
21. 2025-01-02
    price $244,900
22. 2024-09-16
    listed $249,900 Active
23. 2021-12-21
    soldstatus $200,000
24. 2021-12-17
    soldstatus $200,000 Closed 430-char remark

    Show marketing remark (430 chars)

    You better move quick, this 3BR 1.5BA home with spacious fenced yard wont last long! There is NO HOA in this community! Just minutes from major highways and sitting directly between Winter Haven and Lakeland, for easy access to both cities as well at I-4! Home is in great condition! Newer COLD A/C! This home will not last. Perfect first home or investment property! Call today for a showing of this lovely home before its gone!

25. 2021-11-15
    status Pending 430-char remark

    Show marketing remark (430 chars)

    You better move quick, this 3BR 1.5BA home with spacious fenced yard wont last long! There is NO HOA in this community! Just minutes from major highways and sitting directly between Winter Haven and Lakeland, for easy access to both cities as well at I-4! Home is in great condition! Newer COLD A/C! This home will not last. Perfect first home or investment property! Call today for a showing of this lovely home before its gone!

26. 2021-11-06
    status Active 430-char remark

    Show marketing remark (430 chars)

    You better move quick, this 3BR 1.5BA home with spacious fenced yard wont last long! There is NO HOA in this community! Just minutes from major highways and sitting directly between Winter Haven and Lakeland, for easy access to both cities as well at I-4! Home is in great condition! Newer COLD A/C! This home will not last. Perfect first home or investment property! Call today for a showing of this lovely home before its gone!

27. 2021-10-28
    status Pending 430-char remark

    Show marketing remark (430 chars)

    You better move quick, this 3BR 1.5BA home with spacious fenced yard wont last long! There is NO HOA in this community! Just minutes from major highways and sitting directly between Winter Haven and Lakeland, for easy access to both cities as well at I-4! Home is in great condition! Newer COLD A/C! This home will not last. Perfect first home or investment property! Call today for a showing of this lovely home before its gone!

28. 2021-10-25
    listed $199,900 Active 430-char remark

    Show marketing remark (430 chars)

    You better move quick, this 3BR 1.5BA home with spacious fenced yard wont last long! There is NO HOA in this community! Just minutes from major highways and sitting directly between Winter Haven and Lakeland, for easy access to both cities as well at I-4! Home is in great condition! Newer COLD A/C! This home will not last. Perfect first home or investment property! Call today for a showing of this lovely home before its gone!

29. 2011-10-31
    soldstatus $15,000
30. 1989-03-01
    soldstatus $37,900

ⓘ 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: $3,260 · $272/mo
• Projected year-2 tax: $3,260 · $272/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 5/10 Major
• 🌡 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: $22,186
• − Mortgage interest: −$12,038
• − Property taxes: −$3,260
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$6,252
• Taxable loss: −$3,988
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $626/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 — Auburndale

• Score: 83/100
• State rank: #48
• US rank: #905

Category grades

Amenities C- Commute C- Cost of living A+ Crime C+ Employment C 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: 41,779
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 41,779
• Household income: $71,485
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 821.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 7% Cuban 1%
• Common ancestry: Hispanic 3% Lithuanian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, Philippines
• Languages at home: 79% English-only · Spanish 15% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -102.70%
• Current HPI: 316.9436
• Rent YoY: ▲ 3.18%
• 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

+467.0% since first listed

16 events — show timeline

• 2026-04-09 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-23 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-02 Price Changed $244,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-16 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-21 Sold (Public Records) $200,000 Public Records
• 2021-12-17 Sold (MLS) $200,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-25 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2011-10-31 Sold (Public Records) $15,000 Public Records
• 1989-03-01 Sold (Public Records) $37,900 Public Records

Property tax history

+20.5%/yr

Latest (2025): $3,260 · +3.4% YoY. Source: county tax records.