1013 N Ruth Ave · Lakeland, FL 33805

$127,900

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 33 Days on market

Built 1958 7,789 sqft 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Lakeland with tenant already in place and producing immediate cash flow. This 3-bedroom, 1-bath home features a spacious open floor plan, large fenced backyard, solid subfloors, and a strong foundation. Roof was replaced approximately 2 years ago, and the HVAC system is under 10 years old and operating properly. Property is currently tenant occupied with lease in place through October 2026 and tenant paying market rent — offering investors stable income from day one. Priced well below comparable renovated properties, this is a great opportunity for a buy-and-hold investor looking to add to their rental portfolio. Property is being sold as-is, with strong upside

Key facts

• Strong foundation
• Replaced roof
• Fenced backyard

Tags

• FENCED BACKYARD
• STRONG FOUNDATION
• REPLACED ROOF
• OPERATING HVAC SYSTEM

Property features AI

Finance

• Other: Property zoning: RB-1
• Financial info: No lease restrictions reported; Homestead indicated
• HOA & community: No association indicated

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Single-family residence; One story; Faces east; Residential property
• Construction: Frame construction with wood siding; Shingle roof; Crawlspace foundation; Built area about 920 (public records)
• Exterior features: Asphalt road access; Lot approximately 0.18 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: No laundry room features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.

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 flat; 162 active listings in the ZIP; 33 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

• Local home prices are declining (-3.0%/yr); year-one equity from $884 of loan paydown is wiped out by about $4k 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 33 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $128k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $124,063 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-4,695
• Equity at exit: $19,070

10-year hold

• IRR: 3.5%
• Equity multiple: 1.23×
• Total profit: $8,297
• Equity at exit: $11,058

Cash invested: $35,812 (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 33805

• Home prices YoY: -29.8%
• Rents YoY: 0.8%
• Active inventory: 162
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$671
• Tax from tax record: −$96 /mo · $1,147/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $301

Break-even live

Break-even rent $1,037

Max offer price $127,900

Occupancy floor 74%

Sensitivity live

Price	-10% $373	-5% $337	+0% $301	+5% $265	+10% $228
Rent	-10% $189	-5% $245	+0% $301	+5% $357	+10% $413
Rate	-1.0pp $365	-0.5pp $333	base $301	+0.5pp $268	+1.0pp $234

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1027 N Brunnell Pkwy Lakeland, FL	2.0	1.0	826	$1,050	$1.27	3d	1	0.06mi
1035 N Davis Ave Lakeland, FL	2.0	2.0	870	$1,150	$1.32	20d	1	0.07mi
1105 Jewel Ave Lakeland, FL	2.0	1.0	987	$1,200	$1.22	24d	1	0.14mi
1137 Edith Ave Lakeland, FL	3.0	1.0	1100	$1,800	$1.64	4d	1	0.21mi
1128 Roselle Ave Unit 1130 Lakeland, FL	2.0	1.0	780	$1,200	$1.54	3d	1	0.22mi
1031 Neville Ave Lakeland, FL	2.0	2.0	728	$1,375	$1.89	20d	1	0.24mi
815 N Davis Ave Lakeland, FL	3.0	2.0	960	$1,450	$1.51	24d	1	0.30mi
806 N Swindell Ave Lakeland, FL	3.0	2.0	995	$1,450	$1.46	24d	1	0.37mi
1480 Kathleen Rd Lakeland, FL	2.0	1.0	868	$1,345	$1.55	4d	1	0.61mi
1211 Robert King High Dr Lakeland, FL	3.0	1.5	1050	$1,625	$1.55	24d	1	1.05mi
820 W 13th St Lakeland, FL	2.0	1.0	950	$1,300	$1.37	24d	1	1.08mi
2259 Chestnut Woods Dr Lakeland, FL	2.0	1.0	1001	$1,400	$1.40	15d	1	1.13mi
2463 Chestnut Woods Dr Lakeland, FL	2.0	1.0	910	$1,500	$1.65	24d	1	1.18mi
2735 W 10th St Unit 7 Lakeland, FL	2.0	1.0	576	$925	$1.61	24d	1	1.18mi
1149 Sycamore St Unit 1149 Lakeland, FL	2.0	2.0	970	$1,700	$1.75	24d	1	1.18mi
455 Arapahoe Ave Lakeland, FL	2.0	1.0	750	$1,199	$1.60	20d	1	1.21mi
457 Arapahoe Ave Lakeland, FL	2.0	1.0	750	$1,095	$1.46	3d	1	1.22mi
515 Oregon Ave Lakeland, FL	3.0	2.0	1024	$1,500	$1.46	4d	1	1.23mi
1301 W Walnut St Lakeland, FL	3.0	1.0	756	$1,300	$1.72	15d	1	1.23mi
1139 Olive St Lakeland, FL	2.0	2.0	984	$1,725	$1.75	4d	1	1.24mi
524 Montana Ave Lakeland, FL	2.0	1.0	817	$1,300	$1.59	24d	1	1.26mi
1031 N Florence Ave Unit NA Lakeland, FL	3.0	2.0	1100	$1,495	$1.36	15d	1	1.26mi
2559 Chestnut Woods Dr Lakeland, FL	2.0	1.0	1001	$1,500	$1.50	15d	1	1.26mi
607 Kansas Ave Lakeland, FL	2.0	1.0	829	$1,150	$1.39	24d	1	1.27mi
510 Dade Ave Lakeland, FL	2.0	1.0	936	$1,149	$1.23	15d	1	1.27mi
512 Dade Ave Lakeland, FL	2.0	1.0	936	$1,149	$1.23	24d	1	1.27mi
711 N Virginia Ave Lakeland, FL	2.0	1.0	780	$1,100	$1.41	24d	1	1.27mi
321 Emma St Lakeland, FL	2.0	1.0	730	$1,395	$1.91	24d	1	1.28mi
518 Pinewood Ave Lakeland, FL	2.0	1.0	891	$1,175	$1.32	24d	1	1.30mi
1618 Wayman St Lakeland, FL	3.0	1.0	994	$1,750	$1.76	24d	1	1.31mi
131 Pear St Lakeland, FL	2.0	1.0	741	$950	$1.28	24d	1	1.41mi
1704 Martin L King Jr Ave Lakeland, FL	2.0	2.0	1050	$5,000	$4.76	24d	1	1.44mi
1040 Ruby St Lakeland, FL	3.0	2.0	1110	$1,595	$1.44	11d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $127,900 Active 33 DOM
2. 2026-06-17
   days on market $127,900 Active 32 DOM
3. 2026-06-16
   days on market $127,900 Active 31 DOM
4. 2026-06-15
   days on market $127,900 Active 30 DOM
5. 2026-06-13
   days on market $127,900 Active 28 DOM
6. 2026-06-10
   days on market $127,900 Active 25 DOM
7. 2026-06-09
   days on market $127,900 Active 24 DOM
8. 2026-06-08
   days on market $127,900 Active 23 DOM
9. 2026-06-07
   pricedays on market $127,900 Active 22 DOM
10. 2026-06-05
    days on market $132,900 Active 19 DOM
11. 2026-06-03
    days on market $132,900 Active 18 DOM
12. 2026-06-03
    days on market $132,900 Active 17 DOM
13. 2026-06-01
    days on market $132,900 Active 16 DOM
14. 2026-05-31
    days on market $132,900 Active 15 DOM
15. 2026-05-21
    price $132,900
16. 2026-05-16
    listed $139,900 Active
17. 2007-08-27
    historical
18. 2007-03-23
    listed $118,000
19. 2007-03-21
    historical
20. 2007-02-27
    listed $128,900
21. 2005-02-17
    soldstatus $28,000
22. 2004-08-26
    listed $32,000
23. 1999-07-01
    soldstatus $30,600
24. 1986-08-01
    soldstatus $30,600

ⓘ 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: $1,147 · $96/mo
• Projected year-2 tax: $1,147 · $96/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 1/10 Low
• 🌡 Heat 9/10 Extreme 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,020
• − Mortgage interest: −$7,164
• − Property taxes: −$1,147
• − Insurance: −$640
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,721
• Taxable income: $1,625
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $3,220/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): 28,751
• Household income: $62,661
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1179.0

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 0.68)
• Race & ethnicity: White 38% Black 37% Hispanic / Latino 20% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -158.44%
• Current HPI: 372.7317
• Rent YoY: ▲ 0.77%
• 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

+334.3% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $132,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2007-08-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-03-23 Listed $118,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-02-27 Listed $128,900 Stellar MLS as Distributed by MLS Grid
• 2005-02-17 Sold (MLS) $28,000 Stellar MLS as Distributed by MLS Grid
• 2004-08-26 Listed $32,000 Stellar MLS as Distributed by MLS Grid
• 1999-07-01 Sold (Public Records) $30,600 Public Records
• 1986-08-01 Sold (Public Records) $30,600 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,147 · +7.6% YoY. Source: county tax records.