Edison Plan · Haines City, FL 33844

$334,990

5 bd · 2.5 ba · 2,112 sqft · SingleFamily · 133 Days on market

Good condition 2-car garage

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

The first floor of this new two-story home is host to an open-concept layout that combines the kitchen with the living and dining areas, and an outdoor patio is easily reached off the main living space. Upstairs, five bedrooms surround a versatile loft, including the luxe owner's suite, complete with a generous walk-in closet and en-suite bathroom.

Key facts

• Walk-in closet
• En-suite bathroom
• Outdoor patio

Tags

• OPEN-CONCEPT LAYOUT
• OUTDOOR PATIO
• VERSATILE LOFT
• WALK-IN CLOSET
• EN-SUITE BATHROOM

🏗️ New construction. The $334,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $337,690.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (26.5% below list).
• Recommended offer: $246k (26.5% below list) — sets the bar for 1% rule.

Location & tenants

• 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); 2138 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• At $2,463/mo this rent would consume 46% of the median local household income ($64k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 133 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,344 (26.5% 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 133 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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 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 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: 0.73% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.92%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $337,690
• List price: $334,990
• Delta: -0.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2271 Jennio Dr	0.10mi	4/2.5 (-1)	1,910 (-10%)	0mo	$298,890	$156	74
2475 Aveeno Ave	0.20mi	4/2.5 (-1)	1,910 (-10%)	1mo	$315,149	$165	69
2262 Jennio Dr	0.14mi	4/3.0 (-1)	2,366 (+12%)	2mo	$377,490	$160	65
2246 Jennio Dr	0.17mi	4/3.0 (-1)	2,366 (+12%)	1mo	$387,990	$164	64
2226 Jennio Dr	0.22mi	4/3.0 (-1)	2,366 (+12%)	1mo	$409,990	$173	62
2206 Jennio Dr	0.26mi	4/3.0 (-1)	2,366 (+12%)	0mo	$391,490	$165	61
5510 Clove Row	0.72mi	4/2.5 (-1)	2,168 (+3%)	1mo	$310,000	$143	56
4571 Riverbend Blvd	0.71mi	4/2.5 (-1)	2,039 (-4%)	1mo	$339,999	$167	56
5413 Willow Crk	0.58mi	4/2.5 (-1)	1,866 (-12%)	1mo	$340,990	$183	48
5602 Brook Ln	0.67mi	4/2.5 (-1)	2,305 (+9%)	1mo	$354,900	$154	48
5306 Willow Crk	0.75mi	4/3.0 (-1)	2,387 (+13%)	1mo	$349,600	$146	36
5318 Willow Crk	0.74mi	4/3.0 (-1)	2,387 (+13%)	1mo	$360,000	$151	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -26.7%
• Equity multiple: 0.11×
• Total profit: $-83,847
• Equity at exit: $50,351

10-year hold

• IRR: -31.8%
• Equity multiple: -0.29×
• Total profit: $-122,358
• Equity at exit: $29,197

Cash invested: $94,553 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 75 active · 127 under contract
• Months of supply: 6.2 mo (16%/mo absorbed)
• Median asking: $343,990 ($159/sqft)
• Median days on market: 65 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +0.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 2138
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,463 high
• Mortgage (P&I): −$1,771
• Tax est. 1.5%: −$422 /mo · $5,065/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-388

Break-even live

Break-even rent $2,954

Max offer price $281,607

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-271	+0% $-388	+5% $-504	+10% $-621
Rent	-10% $-582	-5% $-485	+0% $-388	+5% $-290	+10% $-193
Rate	-1.0pp $-218	-0.5pp $-302	base $-388	+0.5pp $-475	+1.0pp $-564

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: $84,422
• Closing costs: $10,131
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2290 Jennio Dr Haines City, FL	4.0	3.0	2366	$2,290	$0.97	10d	1	0.11mi
2242 Jennio Dr Haines City, FL	4.0	3.0	2366	$2,290	$0.97	10d	1	0.19mi
3917 Amers Loop Haines City, FL	4.0	2.0	1737	$2,250	$1.30	2d	1	0.23mi
3910 Amers Loop Haines City, FL	5.0	2.5	2112	$2,600	$1.23	164d	1	0.26mi
3898 Amers Loop Haines City, FL	4.0	2.5	1874	$2,150	$1.15	164d	1	0.26mi
3874 Amers Loop Haines City, FL	4.0	2.5	1874	$2,130	$1.14	118d	1	0.27mi
3862 Amers Loop Haines City, FL	4.0	3.5	2400	$1,950	$0.81	28d	1	0.28mi
4045 Old Mill Rd Haines City, FL	4.0	2.5	1874	$2,150	$1.15	10d	1	0.28mi
4034 Old Mill Rd Haines City, FL	5.0	2.5	2326	$2,400	$1.03	144d	1	0.31mi
3841 Amers Loop Haines City, FL	4.0	2.0	1733	$1,999	$1.15	10d	1	0.31mi
4107 Longleaf St Haines City, FL	4.0	2.5	2136	$2,000	$0.94	46d	1	0.32mi
2526 Aveeno Ave Haines City, FL	4.0	2.0	1400	$2,100	$1.50	55d	1	0.32mi
3833 Amers Loop Haines City, FL	4.0	2.0	1830	$2,100	$1.15	10d	1	0.33mi
4822 Katrina Dr Haines City, FL	4.0	2.0	2108	$2,250	$1.07	10d	1	0.56mi
4813 Katrina Dr Haines City, FL	4.0	2.0	2000	$2,000	$1.00	164d	1	0.60mi
4789 Katrina Dr Haines City, FL	5.0	3.0	2492	$2,800	$1.12	29d	1	0.65mi
4789 Katrina Dr Haines City, FL	5.0	3.0	2492	$2,800	$1.12	10d	1	0.65mi
5193 Green Belt Dr Haines City, FL	4.0	2.0	1824	$2,099	$1.15	164d	1	0.65mi
5501 Clove Row Haines City, FL	4.0	2.5	2631	$2,200	$0.84	10d	1	0.69mi
5177 Green Belt Dr Haines City, FL	4.0	3.0	2109	$2,100	$1.00	29d	1	0.69mi
5177 Green Belt Dr Haines City, FL	4.0	3.0	2109	$2,920	$1.38	143d	1	0.69mi
5521 Clove Row Haines City, FL	4.0	2.0	1607	$1,900	$1.18	1d	1	0.70mi
4757 Katrina Dr Haines City, FL	4.0	2.0	2451	$2,050	$0.84	164d	1	0.73mi
5161 Green Belt Dr Haines City, FL	4.0	2.5	2500	$2,100	$0.84	164d	1	0.74mi
5157 Green Belt Dr Haines City, FL	4.0	3.0	2109	$2,490	$1.18	10d	1	0.74mi
5157 Green Belt Dr Haines City, FL	4.0	3.0	2109	$2,900	$1.38	144d	1	0.74mi
4746 Katrina Dr Haines City, FL	4.0	2.0	1818	$2,095	$1.15	164d	1	0.75mi
5306 Willow Crk Haines City, FL	4.0	3.0	2387	$2,375	$0.99	10d	1	0.75mi
5306 Willow Crk Haines City, FL	4.0	3.0	2387	$2,375	$0.99	9d	1	0.75mi
5009 Katrina Dr Haines City, FL	4.0	2.0	1840	$2,100	$1.14	55d	1	0.75mi
5153 Green Belt Dr Haines City, FL	4.0	2.0	1824	$2,300	$1.26	155d	1	0.75mi
6028 Prairie Run Haines City, FL	5.0	3.0	2470	$2,500	$1.01	2d	1	0.80mi
2401 White Tail St Davenport, FL	4.0	2.5	2340	$2,250	$0.96	28d	1	1.01mi
2622 Irish Elk Ave Davenport, FL	4.0	2.0	1840	$2,200	$1.20	164d	1	1.01mi
2606 Irish Elk Ave Davenport, FL	4.0	2.0	1700	$1,925	$1.13	7d	1	1.03mi
2606 Irish Elk Ave Davenport, FL	4.0	2.0	1700	$1,925	$1.13	10d	1	1.03mi
1503 Wax Myrtle Way Haines City, FL	4.0	2.0	1815	$2,500	$1.38	37d	1	1.10mi
1503 Wax Myrtle Way Haines City, FL	4.0	2.0	1800	$2,400	$1.33	10d	1	1.10mi
1433 Princess Tree Ct Haines City, FL	4.0	2.0	1828	$1,999	$1.09	164d	1	1.15mi
1433 Princess Tree Ct Haines City, FL	4.0	2.0	1867	$2,050	$1.10	118d	1	1.15mi

Property features AI

Finance

• Other: Address: Haines City, FL 33844
• Financial info: List price $334,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Edison plan (new construction)
• Construction: New constructionListed in 2026
• Exterior features: Living area approximately 2,112

Interior

• Kitchen: Standard kitchen included with new-construction Edison plan
• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open floor plan (implied by new construction plan)
• Laundry & utility: Laundry area included (new construction)

Listing history 50 events

1. 2026-08-27
   days on market $334,990 Active 133 DOM
2. 2026-08-26
   days on market $334,990 Active 132 DOM
3. 2026-08-25
   days on market $334,990 Active 131 DOM
4. 2026-08-24
   days on market $334,990 Active 130 DOM
5. 2026-08-23
   days on market $334,990 Active 129 DOM
6. 2026-08-22
   days on market $334,990 Active 128 DOM
7. 2026-08-21
   days on market $334,990 Active 127 DOM
8. 2026-08-20
   days on market $334,990 Active 126 DOM
9. 2026-08-19
   days on market $334,990 Active 125 DOM
10. 2026-08-18
    days on market $334,990 Active 124 DOM
11. 2026-08-17
    days on market $334,990 Active 123 DOM
12. 2026-08-16
    days on market $334,990 Active 122 DOM
13. 2026-08-15
    days on market $334,990 Active 121 DOM
14. 2026-08-14
    days on market $334,990 Active 120 DOM
15. 2026-08-12
    days on market $334,990 Active 118 DOM
16. 2026-08-11
    days on market $334,990 Active 117 DOM
17. 2026-08-10
    days on market $334,990 Active 116 DOM
18. 2026-08-09
    days on market $334,990 Active 115 DOM
19. 2026-08-08
    days on market $334,990 Active 114 DOM
20. 2026-08-07
    days on market $334,990 Active 113 DOM
21. 2026-08-06
    days on market $334,990 Active 112 DOM
22. 2026-08-05
    days on market $334,990 Active 111 DOM
23. 2026-08-04
    days on market $334,990 Active 110 DOM
24. 2026-08-03
    days on market $334,990 Active 109 DOM
25. 2026-07-31
    days on market $334,990 Active 106 DOM
26. 2026-07-30
    days on market $334,990 Active 105 DOM
27. 2026-07-30
    days on market $334,990 Active 104 DOM
28. 2026-07-28
    days on market $334,990 Active 103 DOM
29. 2026-07-26
    days on market $334,990 Active 101 DOM
30. 2026-07-24
    days on market $334,990 Active 99 DOM
31. 2026-07-23
    days on market $334,990 Active 98 DOM
32. 2026-07-22
    days on market $334,990 Active 97 DOM
33. 2026-07-21
    days on market $334,990 Active 96 DOM
34. 2026-07-19
    days on market $334,990 Active 93 DOM
35. 2026-07-16
    days on market $334,990 Active 91 DOM
36. 2026-07-15
    days on market $334,990 Active 90 DOM
37. 2026-07-14
    days on market $334,990 Active 89 DOM
38. 2026-07-13
    days on market $334,990 Active 88 DOM
39. 2026-07-13
    days on market $334,990 Active 87 DOM
40. 2026-07-09
    days on market $334,990 Active 84 DOM
41. 2026-07-07
    days on market $334,990 Active 82 DOM
42. 2026-07-06
    days on market $334,990 Active 81 DOM
43. 2026-07-05
    days on market $334,990 Active 80 DOM
44. 2026-07-03
    days on market $334,990 Active 78 DOM
45. 2026-07-02
    days on market $334,990 Active 77 DOM
46. 2026-07-01
    days on market $334,990 Active 76 DOM
47. 2026-06-30
    days on market $334,990 Active 75 DOM
48. 2026-06-29
    days on market $334,990 Active 74 DOM
49. 2026-06-28
    days on market $334,990 Active 73 DOM
50. 2026-06-28
    days on market $334,990 Active 72 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,561
• − Mortgage interest: −$18,916
• − Property taxes: −$5,065
• − Insurance: −$1,688
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − Depreciation: −$9,824
• Taxable loss: −$10,662
• Est. tax savings @ 24.0%: +$2,559
• After-tax cash flow: $-2,092/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This new two-story home is in excellent condition with a modern and open-concept layout. It is move-in ready with minimal maintenance required. Consider painting the exterior and interior walls, landscaping improvements, new flooring in bathrooms, and new kitchen appliances to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Eastside Elementary School F FL #1,854/2,144 Nat'l #26,096/41,679 Middle Shelley S. Boone Middle School F FL #517/571 Nat'l #10,338/14,009 High Ridge Community High School F FL #539/667 Nat'l #13,583/17,239

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

B Composite livability gradescore 74/100

Livability — Haines City

• Score: 74/100
• State rank: #285
• US rank: #4575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haines City, FL
• County: Polk County · 752,975 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: 9% of renters

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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%

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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%
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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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

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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

Property features AI

Finance

• Other: Address: Haines City, FL 33844
• Financial info: List price $334,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Edison plan (new construction)
• Construction: New constructionListed in 2026
• Exterior features: Living area approximately 2,112

Interior

• Kitchen: Standard kitchen included with new-construction Edison plan
• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open floor plan (implied by new construction plan)
• Laundry & utility: Laundry area included (new construction)