4570 Transport Rd · Eagle Lake, FL 33830

$349,999

2 bd · 1.0 ba · 1,584 sqft · MultiFamily public records · 310 Days on market

Built 1962 0.35 ac lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great deal on triplex in Bartow. Mostly block construction. Cash offers only please due to condition. All sizes are approximate. Buyer to verify all. Days 1-7: Offers will not be reviewed. Days 8-12: Offers only from NSP buyers, municipalities, non-profit organizations, and owner occupants will be reviewed. Days 13+: Seller will consider offers from all buyers.

Key facts

• Metal roof
• High demand location
• Triplex

Tags

• TRIPLEX
• METAL ROOF
• WELL WATER
• LOW MAINTENANCE
• HIGH DEMAND LOCATION

Property features AI

Finance

• Financial info: Gross income reported: $40,740; Annual net income reported: $32,592; Total monthly expenses reported: $679; Tenant pays electricity, sewer and trash collection; Pro forma rents listed: one 1-bedroom at $1,100; two 2-bedrooms at $1,200 each
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Water connected; Private utilities and other utility arrangements
• Home design: Residential income property (Triplex); One building; Zoned R-3; Lot about 0.35 acre (approx. 152 x 100); Asphalt/paved road access
• Construction: Block construction; Stucco exterior; Metal roof; Block foundation
• Exterior features: Balcony

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: Multiple bathrooms (total unit bathrooms: 1 per listed unit type)
• Heating & cooling: Central heating; Ductless heating; Central air conditioning; Wall/window air conditioning units
• Interior features: Other interior features
• Laundry & utility: Inside laundry; Other laundry features

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.5-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $510/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.

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: Rents rising (+2.7%/yr); 386 active listings in the ZIP; 19 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).
• At $4,866/mo this rent would consume 91% of the median local household income ($64k/yr) (locally 681% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $98k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y 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.
• Current owner paid $22k; list at $350k implies a 1491% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $307,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.75%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $39,464
• Equity at exit: $52,186

10-year hold

• IRR: 19.1%
• Equity multiple: 2.58×
• Total profit: $154,416
• Equity at exit: $30,262

Cash invested: $98,000 (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 33830

• Home prices YoY: -19.8%
• Rents YoY: 2.7%
• Active inventory: 386
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $4,866 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$331 /mo · $3,977/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,022
• Net cashflow: $1,531

Break-even live

Break-even rent $2,927

Max offer price $349,999

Occupancy floor 64%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$4,866
Total (3 units)			$4,866

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Corbel Ln Bartow, FL	3.0	2.0	1350	$1,731	$1.28	3d	1	0.21mi
328 Corbel Ln Eagle Lake, FL	3.0	2.0	1589	$1,676	$1.05	21d	1	0.26mi
519 Patton Loop Bartow, FL	3.0	2.0	1560	$1,998	$1.28	3d	1	0.28mi
418 Reina Way Bartow, FL	3.0	2.0	1350	$1,666	$1.23	21d	1	0.30mi
588 Crown Rose Dr Bartow, FL	3.0	2.0	1350	$1,646	$1.22	14d	1	0.39mi
257 Spirit Landings Cir Winter Haven, FL	3.0	2.0	1690	$2,250	$1.33	23d	1	0.89mi
5320 Laurel Oak Dr Winter Haven, FL	3.0	2.0	1508	$1,650	$1.09	23d	1	0.97mi
449 Kensington View Dr Winter Haven, FL	3.0	2.0	1541	$1,889	$1.23	3d	1	1.18mi
1033 Holden Way Winter Haven, FL	3.0	2.0	1560	$1,950	$1.25	14d	1	1.19mi
509 Kensington View Dr Winter Haven, FL	3.0	2.0	1604	$1,809	$1.13	3d	1	1.23mi
948 Craftsman Rd Eagle Lake, FL	3.0	2.0	1550	$1,895	$1.22	3d	1	1.24mi
4189 Radford Rd Bartow, FL	3.0	2.5	1486	$1,800	$1.21	3d	1	1.25mi
233 Kensington View Blvd Winter Haven, FL	3.0	2.0	1491	$1,975	$1.32	23d	1	1.26mi
304 Kensington View Dr Winter Haven, FL	3.0	2.0	1678	$1,889	$1.13	3d	1	1.30mi
2831 Pioneer Trl Eloise, FL	3.0	2.0	1843	$2,300	$1.25	10d	1	1.39mi
2831 Pioneer Trl Eloise, FL	3.0	2.0	1843	$2,300	$1.25	3d	1	1.39mi
1469 Deepwater Cir Eagle Lake, FL	3.0	2.0	1461	$2,000	$1.37	23d	1	1.42mi
2782 Pioneer Trl Eagle Lake, FL	3.0	2.0	1486	$1,940	$1.31	23d	1	1.44mi
108 Brad Cir Winter Haven, FL	3.0	2.0	1325	$1,720	$1.30	23d	1	1.48mi

Listing history 40 events

1. 2026-06-18
   days on market $349,999 Active 310 DOM
2. 2026-06-17
   days on market $349,999 Active 309 DOM
3. 2026-06-16
   days on market $349,999 Active 308 DOM
4. 2026-06-15
   days on market $349,999 Active 307 DOM
5. 2026-06-13
   days on market $349,999 Active 305 DOM
6. 2026-06-10
   days on market $349,999 Active 302 DOM
7. 2026-06-09
   days on market $349,999 Active 301 DOM
8. 2026-06-08
   days on market $349,999 Active 300 DOM
9. 2026-06-07
   days on market $349,999 Active 299 DOM
10. 2026-06-05
    days on market $349,999 Active 296 DOM
11. 2026-06-03
    days on market $349,999 Active 294 DOM
12. 2026-06-01
    days on market $349,999 Active 293 DOM
13. 2026-05-31
    days on market $349,999 Active 292 DOM
14. 2025-08-12
    listed $349,999 Active
15. 2025-06-26
    historical $1,050
16. 2025-06-04
    listed $1,050
17. 2025-04-17
    historical $1,195
18. 2025-04-02
    listed $1,195
19. 2024-11-16
    historical $995
20. 2024-09-14
    price $995
21. 2024-08-22
    listed $1,050
22. 2023-07-26
    historical $1,095
23. 2023-07-12
    listed $1,095
24. 2015-01-03
    historical
25. 2014-06-14
    status Active
26. 2014-06-10
    historical
27. 2014-04-07
    status Active
28. 2014-03-29
    historical
29. 2014-01-03
    listed $66,900 Active
30. 2010-11-11
    soldstatus $22,000 363-char remark

    Show marketing remark (363 chars)

    Great deal on triplex in Bartow. Mostly block construction. Cash offers only please due to condition. All sizes are approximate. Buyer to verify all. Days 1-7: Offers will not be reviewed. Days 8-12: Offers only from NSP buyers, municipalities, non-profit organizations, and owner occupants will be reviewed. Days 13+: Seller will consider offers from all buyers.

31. 2010-09-07
    listed $27,000 363-char remark

    Show marketing remark (363 chars)

    Great deal on triplex in Bartow. Mostly block construction. Cash offers only please due to condition. All sizes are approximate. Buyer to verify all. Days 1-7: Offers will not be reviewed. Days 8-12: Offers only from NSP buyers, municipalities, non-profit organizations, and owner occupants will be reviewed. Days 13+: Seller will consider offers from all buyers.

32. 2010-04-07
    historical
33. 2008-04-01
    listed $65,000
34. 2007-02-15
    listed $195,000
35. 2006-01-17
    soldstatus $122,000
36. 2006-01-09
    soldstatus $122,000
37. 2005-09-14
    listed $129,000
38. 2005-04-05
    soldstatus $77,400
39. 1998-05-01
    soldstatus $11,000
40. 1998-05-01
    soldstatus $11,000

ⓘ 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: $3,977 · $331/mo
• Projected year-2 tax: $3,977 · $331/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $58,392
• − Mortgage interest: −$19,605
• − Property taxes: −$3,977
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,671
• − Management: −$4,671
• − Depreciation: −$10,182
• Taxable income: $13,535
• Est. tax owed @ 24.0%: −$3,248
• After-tax cash flow: $15,129/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

• County: Polk County · 740,051 people
• City population: 4,397
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 33,740
• Household income: $63,918
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 681.0

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 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 22% Black 18% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 5%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 17% Other Indo-European 1% 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: ▼ -82.47%
• Current HPI: 333.3392
• Rent YoY: ▲ 2.72%
• 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

+3081.8% since first listed

27 events — show timeline

• 2025-08-12 Listed $349,999 Stellar MLS as Distributed by MLS Grid
• 2025-06-26 Rental Removed $1,050 APPFOLIO
• 2025-06-04 Listed for Rent $1,050 APPFOLIO
• 2025-04-17 Rental Removed $1,195 APPFOLIO
• 2025-04-02 Listed for Rent $1,195 APPFOLIO
• 2024-11-16 Rental Removed $995 APPFOLIO
• 2024-09-14 Price Changed $995 APPFOLIO
• 2024-08-22 Listed for Rent $1,050 APPFOLIO
• 2023-07-26 Rental Removed $1,095 APPFOLIO
• 2023-07-12 Listed for Rent $1,095 APPFOLIO
• 2015-01-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-03-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-01-03 Listed $66,900 Stellar MLS as Distributed by MLS Grid
• 2010-11-11 Sold (MLS) $22,000 Stellar MLS as Distributed by MLS Grid
• 2010-09-07 Listed $27,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-01 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2007-02-15 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2006-01-17 Sold (Public Records) $122,000 Public Records
• 2006-01-09 Sold (MLS) $122,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-14 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-05 Sold (Public Records) $77,400 Public Records
• 1998-05-01 Sold (Public Records) $11,000 Public Records
• 1998-05-01 Sold (Public Records) $11,000 Public Records

Property tax history

+17.1%/yr

Latest (2025): $3,977 · +15.0% YoY. Source: county tax records.