400 S Howard Ave · Lakeland, FL 33815

$237,000

3 bd · 3.0 ba · 1,844 sqft · Townhouse public records · 61 Days on market

Built 1981 1,132 sqft lot $483/mo HOA · 24% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

BACK ON THE MARKET AND TOTALLY REMODELED AND PRICE REDUCED!! This townhouse at Lone Palm overlooks the golf course, pool and tennis courts and is move-in ready. It has 3 master suites and a 13x12 loft that could accommodate extra guests or be a spacious home office. There is a 16x6 ceramic tiled porch off the master bedroom and a screened porch off the living room that is 16x5. All appliances, including the washer and dryer, are in place and are included in the price. This is a small condo association of 23 units so there are no crowds at the pool or long waits for the use of the tennis courts. CALL FOR AN APPOINTMENT TODAY!!

Key facts

• Two balconies
• Upgraded flooring
• Single car garage

Tags

• UPGRADED FLOORING
• CUSTOM BARN DOORS
• TWO BALCONIES
• LOFT SPACE
• COURTYARD
• SINGLE CAR GARAGE

Property features AI

Finance

• Other: Lease restrictions apply; Partially furnished
• Financial info: Total annual fees listed as $5,800
• HOA & community: HOA required; association approval required; Monthly HOA approximately $483.33 (quarterly fee $1,450); HOA covers common area taxes, structure maintenance, grounds maintenance, sewer, trash; Community amenities: clubhouse, golf course, pool, tennis courts, pickleball courts, sidewalks; golf carts allowed; deed restrictions; optional additional fees; Pets allowed with restrictions (breed restrictions apply)

Exterior

• Parking: Attached 1-car garage (13 x 12) with garage door opener; Driveway; Ground-level parking
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Attached townhouse; Two stories; Faces south
• Construction: Block construction; Shingle roof; Slab foundation; Completed condition; Built as part of Golfview building
• Exterior features: Covered, enclosed rear porch with screens; French doors

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (one on floor 1)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Kitchen/family room combo; Living room/dining room combo; Solid wood cabinets; Walk-in closets; Window treatments; Skylights; Great room; Loft; Inside utility
• Laundry & utility: Washer (hookup inside); Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $237k.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (33.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (13.6% below list).
• Recommended offer: $157k (33.6% 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: Dr. Ne Roberts Elementary School (math 45% / reading 34%, grade F, #1,513 of 2,144 statewide, top 73%, 691 students, 54% FRL); Kathleen Middle School (math 28% / reading 28%, grade F, #486 of 571 statewide, top 86%, 821 students, 68% FRL); Kathleen Senior High School (math 19% / reading 31%, grade F, #501 of 667 statewide, top 75%, 2,051 students, 59% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 74 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $2,049/mo this rent would consume 66% of the median local household income ($37k/yr) (locally 700% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $25k 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 61 days — a 6% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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.
• Current owner paid $95k; list at $237k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $157,481 (33.6% 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 61 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 4.01%
• Cash-on-cash: -8.14%
• DSCR: 0.64
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.62×
• Total profit: $107,379
• Equity at exit: $213,508

10-year hold

• IRR: 18.9%
• Equity multiple: 6.35×
• Total profit: $354,722
• Equity at exit: $460,439

Cash invested: $66,360 (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 33815

• Home prices YoY: 12.6%
• Rents YoY: 6.1%
• Active inventory: 74
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$1,243
• Tax from tax record: −$244 /mo · $2,929/yr
• Insurance: −$99
• HOA: −$483
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-450

Break-even live

Break-even rent $2,619

Max offer price $157,481

Occupancy floor —

Sensitivity live

Price	-10% $-316	-5% $-383	+0% $-450	+5% $-517	+10% $-584
Rent	-10% $-612	-5% $-531	+0% $-450	+5% $-369	+10% $-288
Rate	-1.0pp $-331	-0.5pp $-390	base $-450	+0.5pp $-512	+1.0pp $-574

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2480 Chestnut Woods Dr Lakeland, FL	3.0	2.0	2440	$1,300	$0.53	25d	1	0.27mi
3327 Old Tampa Hwy Unit N/A Lakeland, FL	3.0	2.0	1409	$2,290	$1.63	16d	1	1.17mi
1806 Dorothy St Lakeland, FL	3.0	2.0	2046	$1,695	$0.83	5d	1	1.18mi
2340 Shasta St Lakeland, FL	3.0–5.0	2.0–3.0	2098	$2,185	$1.04	5d	3	1.36mi
738 N Lorri Ave Lakeland, FL	4.0	2.5	1500	$2,600	$1.73	16d	1	1.38mi
1335 W Walnut St Lakeland, FL	3.0	2.0	1626	$1,800	$1.11	5d	1	1.46mi

HOA detail

• Monthly dues: $483 · $5,796/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-22
   days on market $237,000 Active 61 DOM
2. 2026-06-18
   days on market $237,000 Active 58 DOM
3. 2026-06-17
   days on market $237,000 Active 57 DOM
4. 2026-06-16
   days on market $237,000 Active 56 DOM
5. 2026-06-15
   days on market $237,000 Active 55 DOM
6. 2026-06-13
   days on market $237,000 Active 53 DOM
7. 2026-06-10
   days on market $237,000 Active 50 DOM
8. 2026-06-09
   days on market $237,000 Active 49 DOM
9. 2026-06-08
   days on market $237,000 Active 48 DOM
10. 2026-06-07
    days on market $237,000 Active 47 DOM
11. 2026-06-05
    days on market $237,000 Active 44 DOM
12. 2026-06-03
    days on market $237,000 Active 43 DOM
13. 2026-06-03
    days on market $237,000 Active 42 DOM
14. 2026-06-01
    days on market $237,000 Active 41 DOM
15. 2026-05-31
    days on market $237,000 Active 40 DOM
16. 2026-04-16
    listed $237,000 Active
17. 2014-08-20
    soldstatus $95,000
18. 2014-08-11
    soldstatus $94,900 Sold 633-char remark

    Show marketing remark (633 chars)

    BACK ON THE MARKET AND TOTALLY REMODELED AND PRICE REDUCED!! This townhouse at Lone Palm overlooks the golf course, pool and tennis courts and is move-in ready. It has 3 master suites and a 13x12 loft that could accommodate extra guests or be a spacious home office. There is a 16x6 ceramic tiled porch off the master bedroom and a screened porch off the living room that is 16x5. All appliances, including the washer and dryer, are in place and are included in the price. This is a small condo association of 23 units so there are no crowds at the pool or long waits for the use of the tennis courts. CALL FOR AN APPOINTMENT TODAY!!

19. 2014-06-14
    status Pending 633-char remark

    Show marketing remark (633 chars)

    BACK ON THE MARKET AND TOTALLY REMODELED AND PRICE REDUCED!! This townhouse at Lone Palm overlooks the golf course, pool and tennis courts and is move-in ready. It has 3 master suites and a 13x12 loft that could accommodate extra guests or be a spacious home office. There is a 16x6 ceramic tiled porch off the master bedroom and a screened porch off the living room that is 16x5. All appliances, including the washer and dryer, are in place and are included in the price. This is a small condo association of 23 units so there are no crowds at the pool or long waits for the use of the tennis courts. CALL FOR AN APPOINTMENT TODAY!!

20. 2014-04-04
    historical 633-char remark

    Show marketing remark (633 chars)

    BACK ON THE MARKET AND TOTALLY REMODELED AND PRICE REDUCED!! This townhouse at Lone Palm overlooks the golf course, pool and tennis courts and is move-in ready. It has 3 master suites and a 13x12 loft that could accommodate extra guests or be a spacious home office. There is a 16x6 ceramic tiled porch off the master bedroom and a screened porch off the living room that is 16x5. All appliances, including the washer and dryer, are in place and are included in the price. This is a small condo association of 23 units so there are no crowds at the pool or long waits for the use of the tennis courts. CALL FOR AN APPOINTMENT TODAY!!

21. 2009-03-01
    listed $109,900 Active 633-char remark

    Show marketing remark (633 chars)

    BACK ON THE MARKET AND TOTALLY REMODELED AND PRICE REDUCED!! This townhouse at Lone Palm overlooks the golf course, pool and tennis courts and is move-in ready. It has 3 master suites and a 13x12 loft that could accommodate extra guests or be a spacious home office. There is a 16x6 ceramic tiled porch off the master bedroom and a screened porch off the living room that is 16x5. All appliances, including the washer and dryer, are in place and are included in the price. This is a small condo association of 23 units so there are no crowds at the pool or long waits for the use of the tennis courts. CALL FOR AN APPOINTMENT TODAY!!

22. 2008-02-12
    listed $199,900

ⓘ 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: $2,929 · $244/mo
• Projected year-2 tax: $2,929 · $244/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,585
• − Mortgage interest: −$13,276
• − Property taxes: −$2,929
• − Insurance: −$1,185
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − HOA: −$5,796
• − Depreciation: −$6,895
• Taxable loss: −$9,428
• Est. tax savings @ 24.0%: +$2,263
• After-tax cash flow: $-3,139/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

• Census place: Lakeland, FL
• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 13,975
• Household income: $37,487
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 700.0

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 0.67)
• Race & ethnicity: White 43% Black 27% Hispanic / Latino 26% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 10%
• Common ancestry: Romanian 1% German 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 75% English-only · Spanish 23% German/W. Germanic 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: ▲ 47.45%
• Current HPI: 424.0956
• Rent YoY: ▲ 6.14%
• 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

+18.6% since first listed

7 events — show timeline

• 2026-04-16 Listed $237,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-20 Sold (Public Records) $95,000 Public Records
• 2014-08-11 Sold (MLS) $94,900 Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-04-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-03-01 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2008-02-12 Listed $199,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2025): $2,929 · +3.9% YoY. Source: county tax records.