3403 Rover Rd · Eagle Lake, FL 33839

$271,990

4 bd · 2.0 ba · 1,985 sqft · SingleFamily · 1 Days on market

Built 2026 5,662 sqft lot $118/mo HOA · 5% 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 +7.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

This new four-bedroom home offers convenient single-story living. Upon entry are three secondary bedrooms steps from a full bathroom, leading to an inviting open-concept plan shared between the kitchen, living and dining areas. A comfortable owner’s suite creates a serene retreat at the back of the home, featuring a full bathroom and walk-in closet. A versatile flex space completes the home, perfect for an office, studio and more. Ranches at Lake McLeod is a masterplan community located in the lovely city of Eagle Lake, FL. This tranquil community provides quality block construction, innovative designs, with brand-new appliances. All homes come standard with Connected Home features. A

Key facts

• Single-story living
• Walk-in closet
• Flex space

Tags

• SINGLE-STORY LIVING
• OPEN-CONCEPT PLAN
• OWNER'S SUITE
• WALK-IN CLOSET
• FLEX SPACE
• QUALITY BLOCK CONSTRUCTION

Property features AI

Finance

• Financial info: List price $266,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family residence (spec new construction)
• Construction: Living area approximately 1985; Plan name: Aaron
• Exterior features: Located at 3403 Rover Rd, Eagle Lake, FL

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new construction (Plan: Aaron)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (20.9% below list).
• Recommended offer: $215k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#196 in FL, #3,096 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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: 167 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (1.8% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $215,087 (20.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-3,733
• Equity at exit: $103,582

10-year hold

• IRR: 3.6%
• Equity multiple: 1.48×
• Total profit: $36,589
• Equity at exit: $146,370

Cash invested: $76,157 (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 33839

• Home prices YoY: 0.6%
• Active inventory: 167
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,426
• Tax est. 1.5%: −$340 /mo · $4,080/yr
• Insurance: −$113
• HOA: −$118
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-298

Break-even live

Break-even rent $2,529

Max offer price $228,800

Occupancy floor —

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: $67,998
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2831 Pioneer Trl Eloise, FL	3.0	2.0	1843	$2,300	$1.25	10d	1	0.04mi
2831 Pioneer Trl Eloise, FL	3.0	2.0	1843	$2,300	$1.25	3d	1	0.04mi
2782 Pioneer Trl Eagle Lake, FL	3.0	2.0	1486	$1,940	$1.31	23d	1	0.06mi
3451 Rover Rd Eloise, FL	4.0	2.5	1910	$2,199	$1.15	3d	1	0.11mi
3443 Rover Rd Eloise, FL	4.0	2.0	1600	$2,099	$1.31	3d	1	0.11mi
2057 Lasso Loop Eagle Lake, FL	4.0	3.0	2205	$2,275	$1.03	3d	1	0.16mi
2711 Pioneer Trl Eagle Lake, FL	4.0	2.0	1836	$2,050	$1.12	23d	1	0.17mi
3103 Totem Rd Eagle Lake, FL	4.0	3.0	2186	$2,198	$1.01	21d	1	0.25mi
1623 Marksman Rd Eagle Lake, FL	4.0	3.0	2150	$2,700	$1.26	23d	1	0.29mi
1204 Deepwater Cir Eagle Lake, FL	3.0	2.0	1444	$1,900	$1.32	14d	1	0.34mi
1727 Foreman Rd Eagle Lake, FL	4.0	2.5	1879	$1,925	$1.02	3d	1	0.41mi
1975 Wilder Way Eagle Lake, FL	4.0	2.0	1733	$2,100	$1.21	10d	1	0.45mi
608 Trotters Dr Eagle Lake, FL	4.0	3.0	2140	$2,400	$1.12	23d	1	0.49mi
1469 Deepwater Cir Eagle Lake, FL	3.0	2.0	1461	$2,000	$1.37	23d	1	0.49mi
1033 Holden Way Winter Haven, FL	3.0	2.0	1560	$1,950	$1.25	14d	1	0.56mi
740 Trotters Dr Eagle Lake, FL	4.0	2.0	1973	$2,295	$1.16	23d	1	0.61mi
948 Craftsman Rd Eagle Lake, FL	3.0	2.0	1550	$1,895	$1.22	3d	1	0.67mi
327 MacArthur St Bartow, FL	4.0	2.0	1936	$2,260	$1.17	23d	1	1.08mi
519 Patton Loop Bartow, FL	3.0	2.0	1560	$1,998	$1.28	3d	1	1.11mi
212 Pershing St Bartow, FL	4.0	2.0	1826	$2,100	$1.15	23d	1	1.16mi
217 Windsor Reserve Dr Eagle Lake, FL	4.0	2.0	1839	$1,896	$1.03	3d	1	1.34mi
209 Windsor Reserve Dr Bartow, FL	4.0	2.0	1839	$1,826	$0.99	3d	1	1.34mi
910 Sun Burst Rd Winter Haven, FL	3.0	2.0	1690	$2,000	$1.18	23d	1	1.37mi
418 Reina Way Bartow, FL	3.0	2.0	1350	$1,666	$1.23	21d	1	1.39mi
519 Crown Rose Dr Eagle Lake, FL	4.0	2.0	2001	$1,956	$0.98	3d	1	1.40mi
523 Crown Rose Dr Eagle Lake, FL	4.0	2.0	1839	$1,951	$1.06	11d	1	1.41mi
303 Corbel Ln Bartow, FL	3.0	2.0	1350	$1,731	$1.28	3d	1	1.41mi
588 Crown Rose Dr Bartow, FL	3.0	2.0	1350	$1,646	$1.22	14d	1	1.42mi
531 Crown Rose Dr Bartow, FL	4.0	2.0	1839	$1,746	$0.95	21d	1	1.42mi
543 Crown Rose Dr Bartow, FL	4.0	2.0	2001	$2,091	$1.04	3d	1	1.44mi
328 Corbel Ln Eagle Lake, FL	3.0	2.0	1589	$1,676	$1.05	21d	1	1.47mi

HOA detail

• Monthly dues: $118 · $1,416/yr

Listing history 6 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   days on marketlisting id $271,990 Active 1 DOM
3. 2026-06-17
   days on market $271,990 Active 2 DOM
4. 2026-06-16
   price $271,990 Active 1 DOM
5. 2026-06-15
   remarks 434-char remark
6. 2026-06-15
   listed $266,990 Active 1 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: $25,810
• − Mortgage interest: −$15,236
• − Property taxes: −$4,080
• − Insurance: −$1,360
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$1,416
• − Depreciation: −$7,912
• Taxable loss: −$8,323
• Est. tax savings @ 24.0%: +$1,998
• After-tax cash flow: $-1,584/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 — Eagle Lake

• Score: 77/100
• State rank: #196
• US rank: #3096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Lake, FL
• City population: 4,397
• Population (ZIP): 4,397

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 8% Black 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 23% Cuban 1%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Russian/Polish/Slavic 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: ▲ 1.75%
• Current HPI: 317.0642
• Rent YoY: —
• Metro: —
• 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