2420 Bluestone Rd · Lake Hamilton, FL 33844

$270,990

4 bd · 2.5 ba · 1,874 sqft · SingleFamily · 12 Days on market

Built 2026 Good condition 6,534 sqft lot $51/mo HOA · 2% of rent ↓ 2% since listing

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. This expansive two-story Columbus has a well-designed layout, featuring a first floor dedicated to shared living and entertaining. The open concept design seamlessly connects the kitchen, dining room and family room, with a patio extending the interior space outdoors. Upstairs, a spacious loft separates the three secondary bedrooms from the serene owner's suite. Completing the home is a convenient two-car garage. Hamilton Bluff is a new master-planned community of single-family homes for sale in Lake Hamilton, FL. Amenities include: a swimming pool, clubhouse, picnic area, tot lot, and soccer field. Close to major roads, Legoland, East Central Park, fishing, hiking and t

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Community features: clubhouse, playground, pool, street lights; Total acreage: less than 1/4 acre (approx. 0.15 acres)
• Financial info: Other annual assessment approximately $2,608; Lease restrictions apply
• HOA & community: HOA required with monthly fee (approx. $51.33); Quarterly association fee ($154); Association amenities include clubhouse, playground, pool, and trails; Association fee includes escrow reserves fund and private road; Pets allowed; Association approval required

Exterior

• Parking: Attached 2-car garage (20 x 19) with garage door opener; Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available and connected; Electricity available and connected; Fiber optics; Underground utilities
• Home design: Single family residence; Under construction (projected completion June 22, 2026); Two levels; Faces south; Builder model: Columbus
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction; Builder: Lennar Homes (License CBC1260831)
• Exterior features: Patio; Porch; Sliding doors; Paved, private lot; Asphalt road access; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface counters; Solid wood cabinets; Kitchen/family room combo (open concept)
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: In-wall pest system; Kitchen open to family room; Open floorplan; Solid surface counters; Solid wood cabinets; Thermostat; Walk-in closets; Thermal windows
• Laundry & utility: Inside laundry; Washer; Dryer; Inside utility / family room adjacent

🏗️ 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 4-bed/2.5-bath single-family listed at $271k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (14.5% below list).
• Recommended offer: $232k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#591 in FL) — 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.
• Zoned schools: Alta Vista Elementary School (math 35% / reading 36%, grade F, #1,684 of 2,144 statewide, top 79%, 769 students, 60% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 29% at this address vs 41% district-wide (-12 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); 1333 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 44% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $231,790 (14.5% 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. 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 F-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: 0.86% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-53,958
• Equity at exit: $40,405

10-year hold

• IRR: -19.0%
• Equity multiple: 0.06×
• Total profit: $-70,976
• Equity at exit: $23,430

Cash invested: $75,877 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1333
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$1,421
• Tax est. 1.5%: −$339 /mo · $4,065/yr
• Insurance: −$113
• HOA: −$51
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-93

Break-even live

Break-even rent $2,435

Max offer price $257,589

Occupancy floor 99%

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: $67,748
• Closing costs: $8,130
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2405 Bluestone Rd Lake Hamilton, FL	3.0	2.0	1487	$1,900	$1.28	23d	1	0.04mi
2728 Lookout Ridge Rd Lake Hamilton, FL	4.0	2.5	1874	$1,900	$1.01	23d	1	0.05mi
2733 Lookout Ridge Rd Lake Hamilton, FL	5.0	2.5	2326	$2,400	$1.03	23d	1	0.07mi
2756 Lookout Ridge Rd Lake Hamilton, FL	5.0	2.5	2112	$2,350	$1.11	13d	1	0.12mi
2451 Bluestone Rd Lake Hamilton, FL	4.0	3.0	2109	$2,000	$0.95	23d	1	0.14mi
2240 Crown Rock Bluff Dr Lake Hamilton, FL	3.0	2.0	1486	$1,999	$1.35	14d	1	0.15mi
2528 Absolute Ave Lake Hamilton, FL	5.0	2.5	2112	$2,800	$1.33	23d	1	0.17mi
308 Pearl St Haines City, FL	4.0	2.0	1706	$1,999	$1.17	14d	1	0.59mi
304 Pearl St Haines City, FL	4.0	2.0	1706	$1,999	$1.17	14d	1	0.60mi
2912 poppy ave, Lake Hamilton, FL	3.0	2.0	1401	$1,925	$1.37	23d	1	0.90mi
3857 Geranium Ave Haines City, FL	4.0	2.5	2073	$2,050	$0.99	23d	1	1.08mi
4058 Gardenia Ave Haines City, FL	3.0	2.0	1615	$1,995	$1.24	23d	1	1.10mi
4520 Ranunculus St Haines City, FL	4.0	2.5	2290	$2,300	$1.00	14d	1	1.12mi
4434 Petunia ST Lake Hamilton, FL	4.0	3.0	2122	$2,350	$1.11	10d	1	1.18mi
2748 Ginger Ln Haines City, FL	4.0	2.5	1895	$2,100	$1.11	14d	1	1.20mi
2744 Ginger Ln Haines City, FL	4.0	2.0	1703	$2,250	$1.32	3d	1	1.20mi

HOA detail

• Monthly dues: $51 · $612/yr
• Likely covers: pool

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-05-12
   price $270,990
3. 2026-05-06
   listed $275,990 Active

ⓘ 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: $27,815
• − Mortgage interest: −$15,180
• − Property taxes: −$4,065
• − Insurance: −$1,355
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − HOA: −$612
• − Depreciation: −$7,883
• Taxable loss: −$5,730
• Est. tax savings @ 24.0%: +$1,375
• After-tax cash flow: $264/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 under-construction home is in excellent condition with a good layout and modern finishes. It is ready for immediate occupancy and can be completed with minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Bathroom fixtures — Upgraded fixtures can increase the home's value and appeal to buyers.
• Rental Flooring — Updated flooring can attract renters and improve the home's rental value.
• Both HVAC system — A well-maintained HVAC system improves comfort and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures can increase the home's value and appeal to buyers. ↑
• Rental Flooring — Updated flooring can attract renters and improve the home's rental value. ↑
• Both HVAC system — A well-maintained HVAC system improves comfort and energy efficiency, benefiting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Lake Hamilton

• Score: 66/100
• State rank: #591
• US rank: #11293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 1,109
• 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: 1107.0

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 0.64)
• 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%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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

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

-1.8% since first listed

3 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $270,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $275,990 Stellar MLS as Distributed by MLS Grid