103 Gordon Dr · Lake Hamilton, FL 33844

$220,000

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 80 Days on market

Built 1930 0.31 ac lot

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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).

• Cash flow +14.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• DSCR +4.5/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is what you were looking for! Beautiful property fully renovated. You need to see it to believe it, do not lose the opportunity. Great quiet location! Home is sitting on nice corner lot. Call your realtor or our office right now to come see it! * Sold As is. * Price to sell fast!!! * All measurements are approximate and not guaranteed, any info contained herein critical to buyer's decision to purchase must be verified by buyers or buyer's agent. * * * Good news, starting September 02, 2021, FHA and VA loans will be welcome!!!

Key facts

• Outdoor living
• 0.31 acre lot
• Built 1930

Tags

• CLOSE ACCESS TO THE LAKE
• BEAUTIFUL NATURAL ENVIRONMENT
• OUTDOOR LIVING

Property features AI

Finance

• Other: No lease restrictions indicated; Unfurnished; Living area about 1,319 sq ft (building area 1,468 sq ft)
• HOA & community: Pets allowed (cats and dogs permitted)

Exterior

• Utilities: Public water; Septic tank sewer; Public utilities; Solar energy; Energy monitoring system
• Home design: Single-family residence; One story; East-facing
• Construction: Stucco construction; Shingle roof; Concrete perimeter foundation; Completed condition; Built on a 0.31-acre lot (approx. 100 x 136)
• Exterior features: Balcony; Private mailbox; Storage

Interior

• Kitchen: Cooktop; Disposal; Exhaust fan; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Fireplace in the living room; Formal living room; Formal dining room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $53 ($640/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (5.0% below list).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#591 in FL) — 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: Dundee Elementary Academy (math 51% / reading 56%, grade C, #949 of 2,144 statewide, top 45%, 653 students, 47% FRL); Shelley S. Boone Middle School (math 25% / reading 25%, grade F, #517 of 571 statewide, top 91%, 1,403 students, 52% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL).
• Market conditions: Rents rising (+1.2%/yr); 1344 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 39% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• 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.
• 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 80 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $189k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $206,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.42×
• Total profit: $-35,975
• Equity at exit: $32,803

10-year hold

• IRR: -12.5%
• Equity multiple: 0.32×
• Total profit: $-41,658
• Equity at exit: $19,022

Cash invested: $61,600 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1344
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$352 /mo · $4,226/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $53

Break-even live

Break-even rent $2,022

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $178	-5% $116	+0% $53	+5% $-9	+10% $-71
Rent	-10% $-112	-5% $-29	+0% $53	+5% $136	+10% $218
Rate	-1.0pp $164	-0.5pp $109	base $53	+0.5pp $-4	+1.0pp $-62

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2912 poppy ave, Lake Hamilton, FL	3.0	2.0	1401	$1,925	$1.37	25d	1	0.31mi
2405 Bluestone Rd Lake Hamilton, FL	3.0	2.0	1487	$1,900	$1.28	25d	1	0.65mi
2240 Crown Rock Bluff Dr Lake Hamilton, FL	3.0	2.0	1486	$1,999	$1.35	15d	1	0.73mi
2728 Lookout Ridge Rd Lake Hamilton, FL	4.0	2.5	1874	$1,900	$1.01	25d	1	0.74mi
304 Pearl St Haines City, FL	4.0	2.0	1706	$1,999	$1.17	16d	1	0.93mi
1007 N Tangerine St Haines City, FL	3.0	3.0	1200	$1,700	$1.42	25d	1	0.93mi
308 Pearl St Haines City, FL	4.0	2.0	1706	$1,999	$1.17	16d	1	0.93mi
401 Pearl St Lake Hamilton, FL	2.0	2.0	900	$1,500	$1.67	5d	1	0.94mi
2744 Ginger Ln Haines City, FL	4.0	2.0	1703	$2,250	$1.32	5d	1	1.41mi

Listing history 28 events

1. 2026-06-22
   days on market $220,000 Active 80 DOM
2. 2026-06-18
   days on market $220,000 Active 77 DOM
3. 2026-06-17
   days on market $220,000 Active 76 DOM
4. 2026-06-16
   days on market $220,000 Active 75 DOM
5. 2026-06-15
   days on market $220,000 Active 74 DOM
6. 2026-06-13
   days on market $220,000 Active 72 DOM
7. 2026-06-10
   days on market $220,000 Active 69 DOM
8. 2026-06-09
   days on market $220,000 Active 68 DOM
9. 2026-06-08
   days on market $220,000 Active 67 DOM
10. 2026-06-07
    days on market $220,000 Active 66 DOM
11. 2026-06-05
    days on market $220,000 Active 63 DOM
12. 2026-06-03
    days on market $220,000 Active 62 DOM
13. 2026-06-03
    days on market $220,000 Active 61 DOM
14. 2026-06-01
    days on market $220,000 Active 60 DOM
15. 2026-05-31
    days on market $220,000 Active 59 DOM
16. 2026-05-21
    status Active
17. 2026-01-08
    price $220,000
18. 2025-12-01
    listed $230,000 Active
19. 2021-11-05
    soldstatus $189,000
20. 2021-10-29
    soldstatus $193,000 Closed 544-char remark

    Show marketing remark (544 chars)

    Here is what you were looking for! Beautiful property fully renovated. You need to see it to believe it, do not lose the opportunity. Great quiet location! Home is sitting on nice corner lot. Call your realtor or our office right now to come see it! * Sold As is. * Price to sell fast!!! * All measurements are approximate and not guaranteed, any info contained herein critical to buyer's decision to purchase must be verified by buyers or buyer's agent. * * * Good news, starting September 02, 2021, FHA and VA loans will be welcome!!!

21. 2021-09-04
    status Pending 544-char remark

    Show marketing remark (544 chars)

    Here is what you were looking for! Beautiful property fully renovated. You need to see it to believe it, do not lose the opportunity. Great quiet location! Home is sitting on nice corner lot. Call your realtor or our office right now to come see it! * Sold As is. * Price to sell fast!!! * All measurements are approximate and not guaranteed, any info contained herein critical to buyer's decision to purchase must be verified by buyers or buyer's agent. * * * Good news, starting September 02, 2021, FHA and VA loans will be welcome!!!

22. 2021-07-27
    price $189,000 544-char remark

    Show marketing remark (544 chars)

    Here is what you were looking for! Beautiful property fully renovated. You need to see it to believe it, do not lose the opportunity. Great quiet location! Home is sitting on nice corner lot. Call your realtor or our office right now to come see it! * Sold As is. * Price to sell fast!!! * All measurements are approximate and not guaranteed, any info contained herein critical to buyer's decision to purchase must be verified by buyers or buyer's agent. * * * Good news, starting September 02, 2021, FHA and VA loans will be welcome!!!

23. 2021-07-12
    listed $199,900 Active 544-char remark

    Show marketing remark (544 chars)

    Here is what you were looking for! Beautiful property fully renovated. You need to see it to believe it, do not lose the opportunity. Great quiet location! Home is sitting on nice corner lot. Call your realtor or our office right now to come see it! * Sold As is. * Price to sell fast!!! * All measurements are approximate and not guaranteed, any info contained herein critical to buyer's decision to purchase must be verified by buyers or buyer's agent. * * * Good news, starting September 02, 2021, FHA and VA loans will be welcome!!!

24. 2021-06-02
    soldstatus $100,000
25. 2012-04-19
    soldstatus $40,000
26. 2012-04-11
    soldstatus $40,000 206-char remark

    Show marketing remark (206 chars)

    Nice home in quiet little Lake Hamilton. Overlooking the lake, this home sits on a corner lot and is close to Hwy 27, schools and churches. Come take a look today! Owner may consider some seller financing.

27. 2012-01-11
    listed $45,999 206-char remark

    Show marketing remark (206 chars)

    Nice home in quiet little Lake Hamilton. Overlooking the lake, this home sits on a corner lot and is close to Hwy 27, schools and churches. Come take a look today! Owner may consider some seller financing.

28. 2010-09-22
    soldstatus $15,000

ⓘ 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: $4,226 · $352/mo
• Projected year-2 tax: $4,226 · $352/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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,076
• − Mortgage interest: −$12,323
• − Property taxes: −$4,226
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$6,400
• Taxable loss: −$2,986
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $1,356/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 — Lake Hamilton

• Score: 66/100
• State rank: #591
• US rank: #11293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Hamilton, FL
• County: Polk County · 740,051 people
• City population: 1,109
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• 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

+1366.7% since first listed

13 events — show timeline

• 2026-05-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-05 Sold (Public Records) $189,000 Public Records
• 2021-10-29 Sold (MLS) $193,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-27 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-12 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2021-06-02 Sold (Public Records) $100,000 Public Records
• 2012-04-19 Sold (Public Records) $40,000 Public Records
• 2012-04-11 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2012-01-11 Listed $45,999 Stellar MLS as Distributed by MLS Grid
• 2010-09-22 Sold (Public Records) $15,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $4,226 · -1.3% YoY. Source: county tax records.