1102 W 13th St · Lakeland, FL 33805

$119,000

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 340 Days on market

Built 1940 9,100 sqft lot ↓ 21% since listing

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

* * PRICE IMPROVEMENT * - Unlock Your Next Investment in Lakeland -Seize this rare opportunity to own a high-potential property on an expansive lot with NO HOA. Currently configured as two 1-bedroom units, this home offers incredible versatility for rental income or a unique residential conversion. Prime Central Location: Minutes from Downtown Lakeland, I-4, and US 98. Dual-Unit Layout: Two kitchens and two bathrooms ready for a modern refresh. Outdoor Potential: Large front green space with room to grow. Bring your renovation vision and * * submit your offer today * * to secure this versatile gem. * * Schedule your showing now! * *

Key facts

• Large lot
• Two 1 bedroom units
• No hoa

Tags

• LARGE LOT
• NO HOA
• TWO 1 BEDROOM UNITS
• LARGE FRONT GREEN SPACE

Property features AI

Finance

• Other: Zoning: RA-3
• HOA & community: No HOA/association indicated

Exterior

• Parking: Has 1-car carport
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; Faces west
• Construction: Wood siding exterior; Shingle roof; Crawlspace foundation; Built on a 0.21-acre lot (65 x 143)
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Wall/window unit cooling
• Interior features: Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 340 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.4

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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-5,117
• Equity at exit: $17,743

10-year hold

• IRR: 2.8%
• Equity multiple: 1.18×
• Total profit: $6,035
• 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 33805

• Home prices YoY: -29.8%
• Rents YoY: 0.8%
• Active inventory: 162
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$624
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $269

Break-even live

Break-even rent $999

Max offer price $119,000

Occupancy floor 75%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1031 Neville Ave Lakeland, FL	2.0	2.0	728	$1,375	$1.89	19d	1	0.62mi
321 Emma St Lakeland, FL	2.0	1.0	730	$1,395	$1.91	23d	1	1.02mi
131 Pear St Lakeland, FL	2.0	1.0	741	$950	$1.28	23d	1	1.19mi
3150 Pyramid Pkwy Lakeland, FL	1.0	1.0	432	$1,210	$2.80	3d	3	1.27mi
3215 Baird Ave Lakeland, FL	1.0–2.0	1.0	794	$1,250	$1.57	14d	4	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $119,000 Active 340 DOM
2. 2026-06-17
   days on market $119,000 Active 339 DOM
3. 2026-06-16
   days on market $119,000 Active 338 DOM
4. 2026-06-15
   days on market $119,000 Active 337 DOM
5. 2026-06-13
   days on market $119,000 Active 335 DOM
6. 2026-06-10
   days on market $119,000 Active 332 DOM
7. 2026-06-09
   days on market $119,000 Active 331 DOM
8. 2026-06-08
   days on market $119,000 Active 330 DOM
9. 2026-06-07
   days on market $119,000 Active 329 DOM
10. 2026-06-05
    days on market $119,000 Active 326 DOM
11. 2026-06-03
    days on market $119,000 Active 324 DOM
12. 2026-06-01
    days on market $119,000 Active 323 DOM
13. 2026-05-31
    days on market $119,000 Active 322 DOM
14. 2026-04-20
    price $119,000
15. 2025-12-28
    price $125,000
16. 2025-10-20
    price $135,000
17. 2025-08-14
    price $140,000
18. 2025-07-13
    listed $150,000 Active

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $1,390 · $116/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 8/10 Severe 7 d/yr ≥108°F today · 23 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: $16,072
• − Mortgage interest: −$6,666
• − Property taxes: −$1,390
• − Insurance: −$595
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,462
• Taxable income: $1,387
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,890/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

-20.7% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-28 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-13 Listed $150,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.4%/yr

Latest (2025): $1,390 · +0.4% YoY. Source: county tax records.