907 Tennis Way Unit 3147/8 · Grenelefe, FL 33844

$119,000

2 bd · 2.0 ba · 1,123 sqft · Condo public records · 21 Days on market

Built 1980 $453/mo HOA · 30% 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).

• Cash flow +11.8/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Tucked among the mature trees and peaceful surroundings of Grenelefe, this beautifully maintained 2-bedroom, 2-bath condo offers the kind of relaxed Central Florida lifestyle buyers dream about. Located on the second floor with soaring vaulted ceilings and serene wooded views, this home feels like a private retreat from the moment you walk through the door. Step inside to discover an open and airy floorplan filled with natural light, ceramic tile flooring, and spacious living areas designed for both comfort and flexibility. The large primary suite features its own private entrance and balcony, creating the perfect setup for guests, multi-generational

Key facts

• Oversized balcony
• Newer roof
• New water heater

Tags

• PRIVATE ENTRANCE
• OVERSIZED BALCONY
• NEWER ROOF
• NEW WATER HEATER
• GOLF CART FRIENDLY

Property features AI

Finance

• Other: Unfurnished; Living area about 1,123 sq ft; building area about 1,435 sq ft
• Financial info: Total annual fees $5,436; Lease restrictions apply
• HOA & community: Grenelefe Condo Association with monthly HOA dues of $453 (includes grounds maintenance); Association approval required; Buyer approval required; Community mailbox; Deed-restricted community; Golf carts allowed; Sidewalks; Pets allowed with number limits

Exterior

• Utilities: Private water; Public sewer; Cable connected; Sewer connected; Water connected
• Home design: Condominium; One story; Second-floor unit; Faces southwest
• Construction: Frame construction; Shingle roof; Slab foundation; Built as building number 907
• Exterior features: Enclosed rear porch; Balcony; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floorplan; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-32 ($-386/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (4.8% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $113k (4.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#728 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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: Sandhill Elementary School (math 21% / reading 37%, grade F, #1,932 of 2,144 statewide, top 91%, 991 students, 55% FRL); Lake Marion Creek Middle School (math 22% / reading 27%, grade F, #522 of 571 statewide, top 93%, 1,044 students, 58% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL) — zoned schools at 57% FRL track the district average.
• Zoned-school proficiency averages 25% at this address vs 41% district-wide (-16 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; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 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 21 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,316 (4.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 6.6

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: -21.1%
• Equity multiple: 0.29×
• Total profit: $-23,785
• Equity at exit: $17,743

10-year hold

• IRR: -21.8%
• Equity multiple: 0.01×
• Total profit: $-33,019
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$624
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$50
• HOA: −$453
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-32

Break-even live

Break-even rent $1,533

Max offer price $113,316

Occupancy floor 97%

Sensitivity live

Price	-10% $35	-5% $2	+0% $-32	+5% $-66	+10% $-100
Rent	-10% $-150	-5% $-91	+0% $-32	+5% $27	+10% $86
Rate	-1.0pp $28	-0.5pp $-2	base $-32	+0.5pp $-63	+1.0pp $-94

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3318 Camelot Dr #3318 Haines City, FL	2.0	2.0	1123	$1,075	$0.96	5d	1	0.31mi
4026 Abbey Ct #4026 Haines City, FL	1.0	1.0	974	$1,100	$1.13	25d	1	0.35mi
49 Aspen Dr Haines City, FL	2.0	2.0	970	$1,995	$2.06	23d	1	0.57mi
48 Aspen Dr Haines City, FL	2.0	2.0	970	$1,350	$1.39	25d	1	0.59mi
2097 Corner Lk Unit 2097 Haines City, FL	1.0	1.0	974	$950	$0.98	25d	1	0.64mi
176 Palm View Ct Unit 3475/6 Haines City, FL	2.0	2.0	1123	$1,275	$1.14	25d	1	0.65mi
167 Palm View Ct Haines City, FL	1.0	1.0	1226	$999	$0.81	25d	1	0.69mi
157 Coventry Cir Haines City, FL	2.0	2.0	1226	$1,995	$1.63	5d	1	0.97mi
8 Huntley Ct Unit 8 Haines City, FL	2.0	2.0	1267	$1,600	$1.26	25d	1	1.03mi

HOA detail condo

• Monthly dues: $453 · $5,436/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-05
   status $119,000 Pending 21 DOM
2. 2026-06-03
   days on market $119,000 Active 21 DOM
3. 2026-06-03
   days on market $119,000 Active 20 DOM
4. 2026-06-01
   days on market $119,000 Active 19 DOM
5. 2026-05-31
   days on market $119,000 Active 18 DOM
6. 2026-05-15
   status Active
7. 2026-05-13
   listed $119,000 Active
8. 2026-05-01
   historical
9. 2026-03-06
   price $119,900
10. 2026-02-13
    price $125,000
11. 2026-01-01
    listed $131,000 Active
12. 2025-07-11
    historical
13. 2025-06-07
    price $124,997
14. 2025-05-16
    price $118,997
15. 2025-05-02
    status Active
16. 2025-03-13
    price $119,997
17. 2025-02-11
    price $129,900
18. 2025-01-30
    price $127,400
19. 2025-01-21
    price $129,900
20. 2024-12-13
    listed $135,900 Active
21. 2024-04-12
    soldstatus $125,000
22. 2022-04-19
    soldstatus $140,500
23. 2019-01-11
    soldstatus $67,000 Sold
24. 2019-01-11
    soldstatus $67,000
25. 2018-12-16
    status Pending
26. 2018-11-13
    listed $69,950 Active
27. 2016-12-22
    soldstatus $35,000

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,017 · $85/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 · 22 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: $17,911
• − Mortgage interest: −$6,666
• − Property taxes: −$1,017
• − Insurance: −$595
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − HOA: −$5,436
• − Depreciation: −$3,462
• Taxable loss: −$2,130
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $125/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 — Grenelefe

• Score: 63/100
• State rank: #728
• US rank: #15600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grenelefe, FL
• County: Polk County · 740,051 people
• City population: 51,255
• 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

+240.0% since first listed

22 events — show timeline

• 2026-05-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Listed $131,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-07 Price Changed $124,997 Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Price Changed $118,997 Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Price Changed $119,997 Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-30 Price Changed $127,400 Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-13 Listed $135,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-12 Sold (Public Records) $125,000 Public Records
• 2022-04-19 Sold (Public Records) $140,500 Public Records
• 2019-01-11 Sold (Public Records) $67,000 Public Records
• 2019-01-11 Sold (MLS) $67,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-11-13 Listed $69,950 Stellar MLS as Distributed by MLS Grid
• 2016-12-22 Sold (Public Records) $35,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,017 · -46.7% YoY. Source: county tax records.