830 N 8th St · Eagle Lake, FL 33839

$275,000

4 bd · 2.0 ba · 2,259 sqft · SingleFamily public records · 27 Days on market

Built 1967 8,442 sqft 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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE REDUCED!! Seller says sell! Beautiful Large Pool Home that has been renovated. 4bd/2ba, 2 bedrooms downstairs and 2 bedrooms upstairs, Gorgeous gourmet kitchen with new appliances and cabinets with granite counters, formal living and family room with wood fireplace, 2 car garage, utility room, screened Florida room 19x19 and Pool that is just waiting for summer parties. Home is ready to move in! Call today for your private showing!

Key facts

• 8,442 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Private in-ground pool; Lot around 0.19 acre (paved road access); Living area about 2,259 (per public records); Building area about 3,027 (per public records)
• HOA & community: No association indicated

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Single family residence; Residential property; Two levels; Faces west; Slab foundation
• Construction: Block construction; Shingle roof
• Exterior features: Rear screened porch; Exterior storage

Interior

• Kitchen: Other appliances
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace
• Interior features: Thermostat; Other interior features
• Laundry & utility: Laundry located inside the home and in the garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (19.6% below list).
• Recommended offer: $221k (19.6% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• It's been on market 27 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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

• 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 $220,986 (19.6% 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. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.4

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: 1.2%
• Equity multiple: 1.06×
• Total profit: $4,754
• Equity at exit: $104,728

10-year hold

• IRR: 5.4%
• Equity multiple: 1.72×
• Total profit: $55,221
• Equity at exit: $147,989

Cash invested: $77,000 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,210 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$356 /mo · $4,271/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-167

Break-even live

Break-even rent $2,421

Max offer price $245,526

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-89	+0% $-167	+5% $-245	+10% $-323
Rent	-10% $-341	-5% $-254	+0% $-167	+5% $-80	+10% $8
Rate	-1.0pp $-28	-0.5pp $-97	base $-167	+0.5pp $-238	+1.0pp $-311

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2347 Aquiline Nest St Eagle Lake, FL	5.0	3.0	2601	$2,700	$1.04	4d	1	0.73mi
2442 Taloncrest Ct Eagle Lake, FL	4.0	2.0	1851	$2,700	$1.46	24d	1	0.85mi
2029 Carroll Ln Winter Haven, FL	4.0	3.0	2097	$2,500	$1.19	22d	1	0.88mi
740 Trotters Dr Eagle Lake, FL	4.0	2.0	1973	$2,295	$1.16	24d	1	1.25mi
910 Sun Burst Rd Winter Haven, FL	3.0	2.0	1690	$2,000	$1.18	24d	1	1.27mi
217 Windsor Reserve Dr Eagle Lake, FL	4.0	2.0	1839	$1,896	$1.03	4d	1	1.30mi
209 Windsor Reserve Dr Bartow, FL	4.0	2.0	1839	$1,826	$0.99	4d	1	1.32mi
543 Crown Rose Dr Bartow, FL	4.0	2.0	2001	$2,091	$1.04	4d	1	1.34mi
531 Crown Rose Dr Bartow, FL	4.0	2.0	1839	$1,746	$0.95	22d	1	1.35mi
523 Crown Rose Dr Eagle Lake, FL	4.0	2.0	1839	$1,951	$1.06	12d	1	1.37mi
519 Crown Rose Dr Eagle Lake, FL	4.0	2.0	2001	$1,956	$0.98	4d	1	1.37mi
608 Trotters Dr Eagle Lake, FL	4.0	3.0	2140	$2,400	$1.12	24d	1	1.38mi
328 Corbel Ln Eagle Lake, FL	3.0	2.0	1589	$1,676	$1.05	22d	1	1.43mi
1975 Wilder Way Eagle Lake, FL	4.0	2.0	1733	$2,100	$1.21	11d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $275,000 Active 27 DOM
2. 2026-06-17
   days on market $275,000 Active 26 DOM
3. 2026-06-16
   days on market $275,000 Active 25 DOM
4. 2026-06-15
   days on market $275,000 Active 24 DOM
5. 2026-06-13
   days on market $275,000 Active 22 DOM
6. 2026-06-10
   days on market $275,000 Active 19 DOM
7. 2026-06-09
   days on market $275,000 Active 18 DOM
8. 2026-06-08
   days on market $275,000 Active 17 DOM
9. 2026-06-07
   days on market $275,000 Active 16 DOM
10. 2026-06-05
    days on market $275,000 Active 13 DOM
11. 2026-06-03
    days on market $275,000 Active 12 DOM
12. 2026-06-03
    days on market $275,000 Active 11 DOM
13. 2026-06-01
    days on market $275,000 Active 10 DOM
14. 2026-05-31
    days on market $275,000 Active 9 DOM
15. 2026-05-22
    listed $275,000 Active
16. 2019-12-03
    soldstatus $248,900
17. 2019-11-27
    soldstatus $248,900 Sold 443-char remark

    Show marketing remark (443 chars)

    PRICE REDUCED!! Seller says sell! Beautiful Large Pool Home that has been renovated. 4bd/2ba, 2 bedrooms downstairs and 2 bedrooms upstairs, Gorgeous gourmet kitchen with new appliances and cabinets with granite counters, formal living and family room with wood fireplace, 2 car garage, utility room, screened Florida room 19x19 and Pool that is just waiting for summer parties. Home is ready to move in! Call today for your private showing!

18. 2019-10-11
    status Pending 443-char remark

    Show marketing remark (443 chars)

    PRICE REDUCED!! Seller says sell! Beautiful Large Pool Home that has been renovated. 4bd/2ba, 2 bedrooms downstairs and 2 bedrooms upstairs, Gorgeous gourmet kitchen with new appliances and cabinets with granite counters, formal living and family room with wood fireplace, 2 car garage, utility room, screened Florida room 19x19 and Pool that is just waiting for summer parties. Home is ready to move in! Call today for your private showing!

19. 2019-10-02
    price $247,900 443-char remark

    Show marketing remark (443 chars)

    PRICE REDUCED!! Seller says sell! Beautiful Large Pool Home that has been renovated. 4bd/2ba, 2 bedrooms downstairs and 2 bedrooms upstairs, Gorgeous gourmet kitchen with new appliances and cabinets with granite counters, formal living and family room with wood fireplace, 2 car garage, utility room, screened Florida room 19x19 and Pool that is just waiting for summer parties. Home is ready to move in! Call today for your private showing!

20. 2019-09-01
    status Active 443-char remark

    Show marketing remark (443 chars)

    PRICE REDUCED!! Seller says sell! Beautiful Large Pool Home that has been renovated. 4bd/2ba, 2 bedrooms downstairs and 2 bedrooms upstairs, Gorgeous gourmet kitchen with new appliances and cabinets with granite counters, formal living and family room with wood fireplace, 2 car garage, utility room, screened Florida room 19x19 and Pool that is just waiting for summer parties. Home is ready to move in! Call today for your private showing!

21. 2019-08-30
    historical 443-char remark

    Show marketing remark (443 chars)

    PRICE REDUCED!! Seller says sell! Beautiful Large Pool Home that has been renovated. 4bd/2ba, 2 bedrooms downstairs and 2 bedrooms upstairs, Gorgeous gourmet kitchen with new appliances and cabinets with granite counters, formal living and family room with wood fireplace, 2 car garage, utility room, screened Florida room 19x19 and Pool that is just waiting for summer parties. Home is ready to move in! Call today for your private showing!

22. 2019-07-31
    price $249,900 443-char remark

    Show marketing remark (443 chars)

    PRICE REDUCED!! Seller says sell! Beautiful Large Pool Home that has been renovated. 4bd/2ba, 2 bedrooms downstairs and 2 bedrooms upstairs, Gorgeous gourmet kitchen with new appliances and cabinets with granite counters, formal living and family room with wood fireplace, 2 car garage, utility room, screened Florida room 19x19 and Pool that is just waiting for summer parties. Home is ready to move in! Call today for your private showing!

23. 2019-06-03
    listed $252,000 Active 443-char remark

    Show marketing remark (443 chars)

    PRICE REDUCED!! Seller says sell! Beautiful Large Pool Home that has been renovated. 4bd/2ba, 2 bedrooms downstairs and 2 bedrooms upstairs, Gorgeous gourmet kitchen with new appliances and cabinets with granite counters, formal living and family room with wood fireplace, 2 car garage, utility room, screened Florida room 19x19 and Pool that is just waiting for summer parties. Home is ready to move in! Call today for your private showing!

ⓘ 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: $4,271 · $356/mo
• Projected year-2 tax: $4,271 · $356/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 ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,518
• − Mortgage interest: −$15,404
• − Property taxes: −$4,271
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$8,000
• Taxable loss: −$6,775
• Est. tax savings @ 24.0%: +$1,626
• After-tax cash flow: $-376/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

Price history

+9.1% since first listed

9 events — show timeline

• 2026-05-22 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-03 Sold (Public Records) $248,900 Public Records
• 2019-11-27 Sold (MLS) $248,900 Stellar MLS as Distributed by MLS Grid
• 2019-10-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-02 Price Changed $247,900 Stellar MLS as Distributed by MLS Grid
• 2019-09-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-08-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-07-31 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2019-06-03 Listed $252,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $4,271 · +5.9% YoY. Source: county tax records.