218 Maple Ln · Fort Meade, FL 33841

$239,500

3 bd · 2.0 ba · 900 sqft · SingleFamily public records · 47 Days on market

Built 1966 0.32 ac lot

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Why this score? — see what drove the F 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
• ARV discount +7.5/15.0
• Cash flow +3.8/30.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

PRICE IMPROVEMENT. .. OWNERS ARE MOTIVATED!! Welcome home to this charming, move-in-ready 4-bedroom, 1-bath residence situated on an oversized corner lot! This property features a newly resurfaced in-ground pool and a brand-new wood privacy fence, creating the perfect setting for relaxing or entertaining. Enjoy the spacious backyard from your 16' x 14' screened lanai overlooking the pool, ideal for year-round outdoor living. LED exterior lighting adds a beautiful touch for evening gatherings and enhances the home’s curb appeal. Inside, you’ll find a functional layout with generously sized rooms, ready for your personal touch. The home boasts new waterproof laminate wood flooring

Key facts

• Durable metal roof
• New ceiling fans
• Screened lanai

Tags

• WOOD PRIVACY FENCE
• SCREENED LANAI
• LED EXTERIOR LIGHTING
• NEW CEILING FANS
• UPDATED LIGHTING
• DURABLE METAL ROOF

Property features AI

Finance

• Other: Homestead exempt; Zoning: RP
• HOA & community: No HOA association indicated

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Single family residence; Residential property; Facing west; One story; Entry level: One
• Construction: Block construction; Metal roof; Slab foundation; Built on approximately 0.32-acre lot (71 x 106)
• Exterior features: Storage; In-ground private pool

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Mini-split cooling units; Wall/window cooling units
• Interior features: Ceiling fans
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-697 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (51.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (52.8% below list).
• Recommended offer: $113k (52.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#779 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools 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: 119 active listings in the ZIP; 4 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

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,004 (52.8% 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 47 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.47% ✗
• Cap rate: 2.80%
• Cash-on-cash: -12.47%
• DSCR: 0.45
• GRM: 17.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.28×
• Total profit: $86,023
• Equity at exit: $215,761

10-year hold

• IRR: 15.1%
• Equity multiple: 5.30×
• Total profit: $288,187
• Equity at exit: $465,296

Cash invested: $67,060 (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 33841

• Home prices YoY: 7.7%
• Active inventory: 119
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$1,256
• Tax from tax record: −$234 /mo · $2,808/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-697

Break-even live

Break-even rent $2,012

Max offer price $116,373

Occupancy floor —

Sensitivity live

Price	-10% $-561	-5% $-629	+0% $-697	+5% $-765	+10% $-833
Rent	-10% $-786	-5% $-742	+0% $-697	+5% $-652	+10% $-608
Rate	-1.0pp $-576	-0.5pp $-636	base $-697	+0.5pp $-759	+1.0pp $-822

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 S Seminole Ave Fort Meade, FL	2.0	1.0	600	$995	$1.66	24d	1	0.38mi
1165 Meadowlawn St Fort Meade, FL	2.0	2.0	756	$1,250	$1.65	24d	1	1.19mi
1155 Meadowlawn St Fort Meade, FL	2.0	1.5	924	$1,150	$1.24	24d	1	1.21mi
1175 Meadowlawn St Fort Meade, FL	3.0	2.0	756	$1,325	$1.75	24d	1	1.21mi

Listing history 8 events

1. 2026-06-03
   days on market $239,500 Active 47 DOM
2. 2026-06-01
   days on market $239,500 Active 46 DOM
3. 2026-05-31
   days on market $239,500 Active 45 DOM
4. 2026-05-05
   price $239,500
5. 2026-04-14
   listed $250,000 Active
6. 2023-02-17
   soldstatus $226,000
7. 2020-10-07
   soldstatus $135,000
8. 2000-12-12
   soldstatus $69,500

ⓘ 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: $2,808 · $234/mo
• Projected year-2 tax: $2,808 · $234/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 26 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: $13,560
• − Mortgage interest: −$13,416
• − Property taxes: −$2,808
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$6,967
• Taxable loss: −$12,997
• Est. tax savings @ 24.0%: +$3,119
• After-tax cash flow: $-5,245/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 — Fort Meade

• Score: 61/100
• State rank: #779
• US rank: #17625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Meade, FL
• Population (ZIP): 8,268

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 0.59)
• Race & ethnicity: White 50% Hispanic / Latino 38% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 32% Puerto Rican 3%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 70% English-only · Spanish 30%

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: ▲ 26.92%
• Current HPI: 376.8183
• 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

+244.6% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $239,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-17 Sold (Public Records) $226,000 Public Records
• 2020-10-07 Sold (Public Records) $135,000 Public Records
• 2000-12-12 Sold (Public Records) $69,500 Public Records

Property tax history

+17.9%/yr

Latest (2025): $2,808 · +2.8% YoY. Source: county tax records.