608 Broadoak Dr · Dundee, FL 33838

$314,990

3 bd · 2.0 ba · 1,988 sqft · SingleFamily · 38 Days on market

Built 2026 6,000 sqft lot $65/mo HOA · 3% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.7/10.0

Listing remarks

Under Construction. Quick Move In Home, Starting Soon The Drexel in Woodland Ranch Estates brings together modern elegance and everyday comfort in a vibrant community setting. Residents enjoy a resort style swimming pool, play lawn for recreation, sidewalks throughout, and a pet friendly atmosphere. Ideally located just 1.8 miles from East Central Park and only 5 minutes from US 27 in Dundee, convenience is always close by. This thoughtfully designed Drexel floor plan features a versatile flex room and an open layout that enhances both space and flow. Soaring 9 foot 4 inch ceilings create an airy feel throughout the main living areas, complemented by ceramic tile flooring and cozy carpet

Key facts

• Versatile flex room
• Open layout
• 6,000 sq ft lot

Tags

• RESORT STYLE SWIMMING POOL
• PLAY LAWN FOR RECREATION
• VERSATILE FLEX ROOM
• OPEN LAYOUT
• SOARING 9 FOOT 4 INCH CEILINGS
• CERAMIC TILE FLOORING

Property features AI

Finance

• Other: CDD applicable; Permit number BR-2025-9420
• Financial info: Other annual assessment $1,950
• HOA & community: Has HOA (Care of Maronda Homes); HOA fee $780 annually ($65/month); Community playground; Community pool; Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; New construction (projected completion: 2026-08-30); One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Builder: Maronda Homes (model: Drexel); Builder license CRC 56762.00; Under construction
• Exterior features: Covered patio; Sliding doors; Landscaped lot; Level lot; Paved road access; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: High ceilings; Open floorplan; Programmable thermostat; Tray ceilings; Walk-in closet(s); Insulated windows; Smoke detector(s)
• Laundry & utility: Laundry room; Washer; Dryer

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-543 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (31.7% below list).
• Recommended offer: $215k (31.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#638 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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.
• Zoned schools: Dundee Elementary Academy (math 51% / reading 56%, grade C, #949 of 2,144 statewide, top 45%, 653 students, 47% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL).
• Market conditions: 149 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $34k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,994 (31.7% 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 38 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.68% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.39%
• DSCR: 0.67
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.55×
• Total profit: $137,017
• Equity at exit: $283,768

10-year hold

• IRR: 17.6%
• Equity multiple: 5.89×
• Total profit: $430,850
• Equity at exit: $611,956

Cash invested: $88,197 (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 33838

• Home prices YoY: 17.6%
• Active inventory: 149
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$65
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-543

Break-even live

Break-even rent $2,838

Max offer price $236,363

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: $78,748
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2163 Mandarin Loop Dundee, FL	3.0	2.0	1688	$2,049	$1.21	3d	1	1.19mi
1804 Vista View Dr Dundee, FL	4.0	3.0	2066	$2,250	$1.09	23d	1	1.47mi
1709 Hill Top Dr Dundee, FL	4.0	3.0	2072	$2,160	$1.04	3d	1	1.47mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-18
   days on market $314,990 Active 38 DOM
2. 2026-06-17
   days on market $314,990 Active 37 DOM
3. 2026-06-16
   days on market $314,990 Active 36 DOM
4. 2026-06-15
   days on market $314,990 Active 35 DOM
5. 2026-06-13
   days on market $314,990 Active 33 DOM
6. 2026-06-10
   days on market $314,990 Active 30 DOM
7. 2026-06-09
   days on market $314,990 Active 29 DOM
8. 2026-06-08
   days on market $314,990 Active 28 DOM
9. 2026-06-07
   days on market $314,990 Active 27 DOM
10. 2026-06-05
    days on market $314,990 Active 24 DOM
11. 2026-06-03
    days on market $314,990 Active 23 DOM
12. 2026-06-03
    days on market $314,990 Active 22 DOM
13. 2026-06-01
    days on market $314,990 Active 21 DOM
14. 2026-05-31
    days on market $314,990 Active 20 DOM
15. 2026-05-11
    listed $314,990 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $25,799
• − Mortgage interest: −$17,644
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − HOA: −$780
• − Depreciation: −$9,163
• Taxable loss: −$12,216
• Est. tax savings @ 24.0%: +$2,932
• After-tax cash flow: $-3,589/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 — Dundee

• Score: 65/100
• State rank: #638
• US rank: #12542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dundee, FL
• City population: 5,431
• Population (ZIP): 5,431

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 0.63)
• Race & ethnicity: Hispanic / Latino 50% White 30% Black 14% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 14% Puerto Rican 19% Dominican 6%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada, Guatemala
• Languages at home: 53% English-only · Spanish 47%

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: ▲ 54.34%
• Current HPI: 363.9764
• 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

1 event — show timeline

• 2026-05-11 Listed $314,990 Stellar MLS as Distributed by MLS Grid