3 bd · 2.5 ba ·
1,378 sqft ·
Built 2026
· Townhouse
· Active
· 25 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,160/mo
Mortgage (P&I)
−$1,274
Tax + insurance
−$405
HOA
−$82
Vac / Maint / Mgmt
−$454
Net cashflow
$-55/mo
Annual
$-657/yr
Cap rate
6.02%
Cash-on-cash
-0.97%
DSCR
0.96
1% rule
0.89%
Cash to close
$68,040
Investor read
This is a 3-bed/2.5-bath townhouse listed at $243k.
At list price, monthly cash flow is $-55 ($-657/yr) — negative.
To cash-flow at today's rent, offer at most $235k (3.3% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (11.1% below list).
It's been on market 25 days — a 2% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $216k (11.1% below list) — sets the bar for 1% rule.
Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
Location reads 74/100 on livability (#285 in FL, #4,575 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Eastside Elementary School (math 33% / reading 29%, grade F, #1,854 of 2,144 statewide, top 87%, 615 students, 66% FRL); Shelley S. Boone Middle School (math 25% / reading 25%, grade F, #517 of 571 statewide, top 91%, 1,403 students, 52% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL) — zoned schools at 55% FRL track the district average.
Zoned-school proficiency averages 26% at this address vs 41% district-wide (-15 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
Market conditions: Rents rising (+1.2%/yr); 1344 active listings in the ZIP; 16 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).
Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
This rent runs 41% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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.
CashFlowRE · CFR-MHRR9C2VDCKV24
· Data 3 weeks agocashflowre.app · 2026-05-29