935 Doreen Dr · Lakeland, FL 33810

$168,300

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 5 Days on market

Built 1961 0.26 ac 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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors—this is the kind of opportunity that gets attention fast. Located in the popular central Lakeland area, this 3-bedroom, 2-bath single-family residence offers the combination investors are always searching for: a long-term tenant already in place, major updates completed, and upside potential moving forward. The property features a new roof installed August 2020, helping reduce one of the biggest future capital expenses for the next owner. Inside, the home offers a desirable and functional floor plan with updated laminate flooring throughout and an interior that shows great overall. The kitchen is also in great condition, creating strong appeal for both current an

Key facts

• No rear neighbors
• Large lot
• New roof

Tags

• NEW ROOF
• UPDATED LAMINATE FLOORING
• 2 CAR COVERED CARPORT
• EXTENDED LONG DRIVEWAY
• LARGE LOT
• NO REAR NEIGHBORS

Property features AI

Finance

• Other: Lot approximately 0.26 acres (1/4 to less than 1/2 acre); Asphalt road access
• Financial info: No lease restrictions indicated
• HOA & community: No association (HOA) indicated; Pets allowed

Exterior

• Parking: Covered driveway parking; 2-space carport
• Utilities: Public water; Septic tank sewer; Cable available and connected; Electricity available and connected
• Home design: Single family residence; Residential property in completed condition; One story; Facing northwest
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built area listed (per public records)
• Exterior features: Covered front porch; Covered patio/porch; Level, oversized lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Storage rooms
• Laundry & utility: Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).

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.
• Market conditions: Rents rising (+2.8%/yr); 504 active listings in the ZIP; 6 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).
• This rent runs 30% of the median local income ($70k/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 $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $109k; list at $168k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $168,300

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-13,985
• Equity at exit: $25,094

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,936
• Equity at exit: $14,552

Cash invested: $47,124 (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 33810

• Rents YoY: 2.8%
• Active inventory: 504
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$883
• Tax from tax record: −$220 /mo · $2,644/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $214

Break-even live

Break-even rent $1,485

Max offer price $168,300

Occupancy floor 83%

Sensitivity live

Price	-10% $309	-5% $262	+0% $214	+5% $167	+10% $119
Rent	-10% $75	-5% $145	+0% $214	+5% $284	+10% $353
Rate	-1.0pp $299	-0.5pp $257	base $214	+0.5pp $171	+1.0pp $126

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: $42,075
• Closing costs: $5,049
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3552 Doreen Dr Lakeland, FL	3.0	2.0	1105	$1,730	$1.57	24d	1	0.25mi
712 Bryon Ct Lakeland, FL	2.0	1.0	1026	$1,095	$1.07	20d	1	0.49mi
2735 W 10th St Unit 7 Lakeland, FL	2.0	1.0	576	$925	$1.61	24d	1	1.15mi
2559 Chestnut Woods Dr Lakeland, FL	2.0	1.0	1001	$1,500	$1.50	15d	1	1.20mi
2463 Chestnut Woods Dr Lakeland, FL	2.0	1.0	910	$1,500	$1.65	24d	1	1.30mi
2259 Chestnut Woods Dr Lakeland, FL	2.0	1.0	1001	$1,400	$1.40	15d	1	1.35mi

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-05-15
   listed $168,300 Active
3. 2026-03-31
   soldstatus $108,600
4. 1996-03-20
   soldstatus $39,500

ⓘ 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: $2,644 · $220/mo
• Projected year-2 tax: $2,644 · $220/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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,072
• − Mortgage interest: −$9,427
• − Property taxes: −$2,644
• − Insurance: −$842
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$4,896
• Taxable loss: −$109
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $2,596/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

• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 55,137
• Household income: $69,986
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1208.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Black 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 5%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 17% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -194.94%
• Current HPI: 320.7366
• Rent YoY: ▲ 2.78%
• 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

+326.1% since first listed

4 events — show timeline

• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Listed $168,300 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Sold (Public Records) $108,600 Public Records
• 1996-03-20 Sold (Public Records) $39,500 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,644 · +7.1% YoY. Source: county tax records.