230 Halstead Dr · Four Corners, FL 33897

$334,000

4 bd · 2.0 ba · 1,639 sqft · SingleFamily public records · 204 Days on market

Built 2003 6,050 sqft lot Est $395k · 15% under $42/mo HOA · 2% 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).

• ARV discount +14.4/15.0
• Cash flow +11.5/30.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +1.8/5.0

Listing remarks MLS

Enjoy all Florida has to offer in this exceptional clean 4 bedroom home. Featuring a large screened lanai, screened garage with skylights allowing outdoor living inside your home. Monitored alarm system, surround sound intercom with a split floor plan. Large master bedroom and bath suite. NOT A SHORT SALE !!!

Key facts

• Sky light
• Tile flooring
• Screened in lanai

Tags

• FLORIDA PINES COMMUNITY
• TILE FLOORING
• SKY LIGHT
• SCREENED IN LANAI
• HURRICANE STORM PANELS

Property features AI

Finance

• Other: Homestead exemption applied
• Financial info: Lease restrictions apply
• HOA & community: Florida Pines Homeowners Association; HOA required; Association fee $256 semi-annually (approx. $42.67/month); Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single family residence; One story; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0 to less than 1/4 acre lot
• Exterior features: Irrigation equipment; In county; Level lot; Paved; Unincorporated area; Asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; High ceilings; Living room/dining room combo; Walk-in closets; Skylight(s)
• Laundry & utility: Washer hookup inside; Dryer hookup (electric)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $334k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (26.4% below list).
• Recommended offer: $246k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% in Four Corners — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities F, health & safety 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: Loughman Oaks Elementary School (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 1,052 students, 37% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Davenport High School (2,333 students, 37% FRL) — zoned schools average 44% FRL vs 60% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.7%/yr); 648 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 42% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $275 of equity ($2k loan paydown + $-2k appreciation (-0.6% local appreciation)).
• 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 204 days — a 12% lower offer ($294k) is reasonable based on typical stale-listing flexibility.
• 4 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 $142k; list at $334k implies a 135% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,948 (26.4% 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 204 days. Have you received any prior offers? Is the seller open to a 26% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $394,999
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9160 Westside Hills Dr	0.71mi	3/2.0 (-1)	1,666 (+2%)	4mo	$390,000	$234	56
9215 Westside Hills Dr	0.74mi	3/2.0 (-1)	1,662 (+1%)	16mo	$400,000	$241	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.64×
• Total profit: $-33,450
• Equity at exit: $86,935

10-year hold

• IRR: -3.9%
• Equity multiple: 0.65×
• Total profit: $-32,929
• Equity at exit: $96,783

Cash invested: $93,520 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 648
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,459 high
• Mortgage (P&I): −$1,752
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$139
• HOA: −$42
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-108

Break-even live

Break-even rent $2,597

Max offer price $314,848

Occupancy floor 99%

Sensitivity live

Price	-10% $81	-5% $-14	+0% $-108	+5% $-203	+10% $-297
Rent	-10% $-303	-5% $-206	+0% $-108	+5% $-11	+10% $86
Rate	-1.0pp $60	-0.5pp $-23	base $-108	+0.5pp $-195	+1.0pp $-283

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: $83,500
• Closing costs: $10,020
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2996 Bella Vista Dr Davenport, FL	4.0	2.0	1604	$1,700	$1.06	25d	1	0.08mi
402 Halstead Dr Davenport, FL	3.0	2.0	1844	$2,000	$1.08	25d	1	0.10mi
3122 Bella Vista Dr Davenport, FL	3.0	2.0	1484	$2,175	$1.47	4d	1	0.13mi
3152 Bella Vista Dr Davenport, FL	4.0	2.5	2167	$2,400	$1.11	25d	1	0.16mi
3169 Bella Vista Dr Davenport, FL	3.0	2.0	1483	$1,995	$1.35	15d	1	0.19mi
362 Casa Verano Ln Davenport, FL	3.0	2.0	1641	$2,200	$1.34	25d	1	0.26mi
3248 Bella Vista Dr Davenport, FL	4.0	2.5	2180	$2,550	$1.17	25d	1	0.28mi
1205 Venice Blvd Davenport, FL	2.0–3.0	2.5	1532	$2,149	$1.40	4d	6	0.28mi
400 Montara Dr Davenport, FL	4.0	3.0	1903	$2,900	$1.52	21d	1	0.32mi
129 Bella Verano Way Davenport, FL	4.0	2.0	1746	$2,400	$1.37	25d	1	0.34mi
5007 Vellacito Way Davenport, FL	4.0	3.0	2106	$2,261	$1.07	5d	1	0.37mi
337 Orista Dr Unit 1263250P Davenport, FL	4.0	3.0	1829	$2,258	$1.23	4d	1	0.38mi
5557 Tranquila Ln Davenport, FL	4.0	2.0	1845	$2,400	$1.30	16d	1	0.45mi
730 Pine Cone Dr Davenport, FL	3.0	2.0	1241	$2,700	$2.18	16d	1	0.46mi
344 Westscott Dr Davenport, FL	3.0	2.0	1560	$1,500	$0.96	25d	1	0.47mi
200 Roseling Xing Davenport, FL	3.0	2.0	1517	$2,075	$1.37	25d	1	0.49mi
9116 Integra Meadows Dr Davenport, FL	1.0–3.0	1.0–2.0	1057	$1,810	$1.71	0d	13	0.60mi
1153 Elderberry Dr Davenport, FL	3.0	2.0	1896	$2,049	$1.08	25d	1	0.65mi
1153 Solana Cir Davenport, FL	5.0	3.0	2106	$3,100	$1.47	25d	1	0.68mi
333 Milford St Davenport, FL	4.0	2.0	1855	$2,319	$1.25	16d	1	0.69mi
548 Old Bridge Cir Davenport, FL	4.0	3.0	1944	$2,600	$1.34	23d	1	0.71mi
416 Elgin Blvd Davenport, FL	3.0	2.0	1492	$1,985	$1.33	25d	1	0.75mi
9348 Westside Hills Dr Davenport, FL	3.0	2.5	1687	$2,500	$1.48	25d	1	0.76mi
1164 Kingsbarn St Davenport, FL	4.0	3.0	1914	$2,750	$1.44	25d	1	0.76mi
1184 Kingsbarn St Davenport, FL	4.0	3.0	1902	$2,950	$1.55	25d	1	0.78mi
1031 Splash Shot Pl Unit 1442089P Davenport, FL	3.0	2.0	1539	$3,253	$2.11	25d	1	0.80mi
1039 Splash Shot Pl Unit 1039 Davenport, FL	3.0	2.0	1788	$2,950	$1.65	25d	1	0.80mi
728 Stoney Pointe Cir Kissimmee, FL	3.0	2.5	1687	$3,000	$1.78	25d	1	0.81mi
710 Stoney Pointe Cir Kissimmee, FL	3.0	2.5	1453	$2,150	$1.48	23d	1	0.82mi
1236 Challenge Dr Davenport, FL	5.0	4.0	2167	$2,900	$1.34	22d	1	0.82mi
1248 Challenge Dr Unit 1359580P Kissimmee, FL	4.0	3.0	1905	$3,459	$1.82	0d	1	0.82mi
1264 Challenge Dr Unit 1379445P Kissimmee, FL	5.0	4.0	2163	$3,421	$1.58	9d	1	0.83mi
9008 Azalea Sands Ln Unit 3404 Davenport, FL	3.0	2.0	1854	$1,995	$1.08	25d	1	0.86mi
9572 Westside Hills Dr Davenport, FL	3.0	2.5	1573	$2,500	$1.59	9d	1	0.86mi
752 Sonja Cir Davenport, FL	4.0	3.0	1878	$2,395	$1.28	25d	1	0.86mi
140 Sonja Cir Davenport, FL	3.0	2.0	1114	$2,150	$1.93	23d	1	0.89mi
9090 Norley Ct Davenport, FL	3.0	2.5	1573	$2,500	$1.59	9d	1	0.89mi
272 Willow Bend Dr Davenport, FL	4.0	2.0	1846	$2,190	$1.19	25d	1	0.93mi
458 Moscato Dr Davenport, FL	4.0	3.0	2161	$2,750	$1.27	12d	1	0.96mi
9025 Norley Ct Kissimmee, FL	4.0	2.0	1998	$3,700	$1.85	19d	1	0.97mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 23 events

1. 2026-06-22
   days on market $334,000 Active 204 DOM
2. 2026-06-18
   days on market $334,000 Active 201 DOM
3. 2026-06-17
   days on market $334,000 Active 200 DOM
4. 2026-06-16
   days on market $334,000 Active 199 DOM
5. 2026-06-15
   days on market $334,000 Active 198 DOM
6. 2026-06-13
   days on market $334,000 Active 196 DOM
7. 2026-06-10
   days on market $334,000 Active 193 DOM
8. 2026-06-09
   days on market $334,000 Active 192 DOM
9. 2026-06-08
   days on market $334,000 Active 191 DOM
10. 2026-06-07
    pricedays on market $334,000 Active 190 DOM
11. 2026-06-05
    days on market $338,000 Active 187 DOM
12. 2026-06-03
    days on market $338,000 Active 185 DOM
13. 2026-06-01
    days on market $338,000 Active 184 DOM
14. 2026-05-31
    days on market $338,000 Active 183 DOM
15. 2026-05-18
    status Active
16. 2026-05-13
    historical
17. 2025-11-19
    listed $338,000 Active
18. 2025-10-31
    historical
19. 2025-07-01
    price $344,900
20. 2025-04-14
    listed $349,900 Active
21. 2008-12-10
    soldstatus $142,000
22. 2008-12-08
    soldstatus $142,000 310-char remark

    Show marketing remark (310 chars)

    Enjoy all Florida has to offer in this exceptional clean 4 bedroom home. Featuring a large screened lanai, screened garage with skylights allowing outdoor living inside your home. Monitored alarm system, surround sound intercom with a split floor plan. Large master bedroom and bath suite. NOT A SHORT SALE !!!

23. 2008-04-22
    listed $165,000 310-char remark

    Show marketing remark (310 chars)

    Enjoy all Florida has to offer in this exceptional clean 4 bedroom home. Featuring a large screened lanai, screened garage with skylights allowing outdoor living inside your home. Monitored alarm system, surround sound intercom with a split floor plan. Large master bedroom and bath suite. NOT A SHORT SALE !!!

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $2,772 · $231/mo
• Expected delta: +$1,348/yr (+$112/mo · 94.6%)

ⓘ 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 ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,514
• − Mortgage interest: −$18,709
• − Property taxes: −$1,424
• − Insurance: −$1,670
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − HOA: −$504
• − Depreciation: −$9,716
• Taxable loss: −$7,232
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $435/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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

+104.8% since first listed

9 events — show timeline

• 2026-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Listed $338,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Price Changed $344,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-14 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2008-12-10 Sold (Public Records) $142,000 Public Records
• 2008-12-08 Sold (MLS) $142,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-22 Listed $165,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $1,424 · +11.7% YoY. Source: county tax records.