522 W 13th St · Lakeland, FL 33805

$185,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 9 Days on market

Built 1955 7,802 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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION!!!!! WELCOME HOME! MOTIVATED SELLER! NEW WOOD FLOORS, NEW ROOF, REMODELED.

Key facts

• Large empty lot
• Large side yard
• 7,802 sq ft lot

Tags

• LARGE EMPTY LOT
• LARGE SIDE YARD
• CONVENIENT STORAGE SHED

Property features AI

Finance

• Other: Property zoned RA-4; Homestead status indicated; Unfurnished; Living area reported as 600 sq ft (building area 968 sq ft); Lot size approximately 0.18 acres
• HOA & community: No HOA association indicated; Cats and dogs allowed

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single family residence; One story; Completed condition; Faces north
• Construction: Stucco construction; Shingle roof; Crawlspace foundation; Built as existing (year not provided)
• Exterior features: Front porch; Awnings; Chain link fencing; Shed(s); Mature landscaping; Asphalt road access; Lot dimensions approximately 120 x 65

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Wall/window air conditioning unit(s)
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $80 ($965/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (19.9% below list).
• Recommended offer: $148k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — 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: Dr. Ne Roberts Elementary School (math 45% / reading 34%, grade F, #1,513 of 2,144 statewide, top 73%, 691 students, 54% FRL); Lake Gibson Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 1,218 students, 56% FRL); Tenoroc High School (math 12% / reading 25%, grade F, #568 of 667 statewide, top 85%, 1,127 students, 63% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents flat; 164 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $84k; list at $185k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,109 (19.9% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.46×
• Total profit: $-28,203
• Equity at exit: $27,584

10-year hold

• IRR: -10.9%
• Equity multiple: 0.40×
• Total profit: $-31,104
• Equity at exit: $15,995

Cash invested: $51,800 (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 33805

• Home prices YoY: -29.8%
• Rents YoY: 0.8%
• Active inventory: 164
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$970
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $80

Break-even live

Break-even rent $1,379

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $185	-5% $133	+0% $80	+5% $28	+10% $-24
Rent	-10% $-37	-5% $22	+0% $80	+5% $139	+10% $197
Rate	-1.0pp $174	-0.5pp $127	base $80	+0.5pp $32	+1.0pp $-16

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1704 Martin L King Jr Ave Lakeland, FL	2.0	2.0	1050	$5,000	$4.76	25d	1	0.21mi
820 W 13th St Lakeland, FL	2.0	1.0	950	$1,300	$1.37	25d	1	0.26mi
408 Bassedena Cir N Lakeland, FL	3.0	2.0	1075	$1,825	$1.70	25d	1	0.51mi
123 Oconee St Unit 1368863P Lakeland, FL	2.0	1.0	990	$2,441	$2.47	13d	1	0.53mi
1031 N Florence Ave Unit NA Lakeland, FL	3.0	2.0	1100	$1,495	$1.36	16d	1	0.62mi
617 Lakehurst St Lakeland, FL	3.0	2.0	1100	$1,900	$1.73	21d	1	0.66mi
720 Lakehurst St Lakeland, FL	3.0	2.0	1092	$1,750	$1.60	25d	1	0.74mi
321 Emma St Lakeland, FL	2.0	1.0	730	$1,395	$1.91	25d	1	0.81mi
711 N Virginia Ave Lakeland, FL	2.0	1.0	780	$1,100	$1.41	25d	1	0.82mi
1211 Robert King High Dr Lakeland, FL	3.0	1.5	1050	$1,625	$1.55	25d	1	0.84mi
454 King Edward Ave Lakeland, FL	2.0	2.0	1048	$1,399	$1.33	5d	1	0.89mi
1480 Kathleen Rd Lakeland, FL	2.0	1.0	868	$1,345	$1.55	5d	1	0.94mi
310 Plum St Unit 7 Lakeland, FL	2.0	1.0	850	$1,200	$1.41	25d	1	0.95mi
131 Pear St Lakeland, FL	2.0	1.0	741	$950	$1.28	25d	1	0.95mi
1031 Neville Ave Lakeland, FL	2.0	2.0	728	$1,375	$1.89	21d	1	1.10mi
1128 Roselle Ave Unit 1130 Lakeland, FL	2.0	1.0	780	$1,200	$1.54	5d	1	1.11mi
929 Gilmore Ave Lakeland, FL	2.0	1.0–1.5	620	$1,280	$2.06	4d	20	1.12mi
3215 Baird Ave Lakeland, FL	1.0–2.0	1.0	794	$1,250	$1.57	16d	4	1.16mi
1105 Jewel Ave Lakeland, FL	2.0	1.0	987	$1,200	$1.22	25d	1	1.18mi
1027 N Brunnell Pkwy Lakeland, FL	2.0	1.0	826	$1,050	$1.27	5d	1	1.26mi
3150 Pyramid Pkwy Lakeland, FL	1.0	1.0	432	$1,210	$2.80	5d	3	1.26mi
620 N Lake Ave Unit 2 Lakeland, FL	2.0	1.0	760	$1,100	$1.45	5d	1	1.27mi
620 N Lake Ave Unit 3 Lakeland, FL	2.0	1.0	760	$1,175	$1.55	16d	1	1.27mi
609 N Stella Ave Apt A Lakeland, FL	2.0	1.0	735	$1,100	$1.50	25d	1	1.27mi
270 E Bay St Lakeland, FL	2.0	1.0–2.0	892	$1,725	$1.93	5d	6	1.30mi
921 E Parker St Lakeland, FL	1.0	1.0	715	$1,150	$1.61	16d	1	1.35mi
1137 Edith Ave Lakeland, FL	3.0	1.0	1100	$1,800	$1.64	5d	1	1.36mi
1035 N Davis Ave Lakeland, FL	2.0	2.0	870	$1,150	$1.32	21d	1	1.38mi
600 E Bay St Lakeland, FL	3.0	1.0–2.0	914	$2,166	$2.37	5d	29	1.39mi
125 N Kentucky Ave #307 Lakeland, FL	1.0	1.5	911	$3,550	$3.90	25d	1	1.45mi

Listing history 7 events

1. 2026-06-22
   days on market $185,000 Active 9 DOM
2. 2026-06-18
   days on market $185,000 Active 6 DOM
3. 2026-06-17
   days on market $185,000 Active 5 DOM
4. 2026-06-16
   days on market $185,000 Active 4 DOM
5. 2026-06-15
   days on market $185,000 Active 3 DOM
6. 2026-06-13
   remarks 447-char remark
7. 2026-06-13
   listed $185,000 Active 1 DOM

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$1,026/yr (+$86/mo · 201.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,773
• − Mortgage interest: −$10,363
• − Property taxes: −$509
• − Insurance: −$925
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$5,382
• Taxable loss: −$2,250
• Est. tax savings @ 24.0%: +$540
• After-tax cash flow: $1,504/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 — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeland, FL
• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 28,751
• Household income: $62,661
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1179.0

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 0.68)
• Race & ethnicity: White 38% Black 37% Hispanic / Latino 20% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% French/Haitian/Cajun 2% 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: ▼ -158.44%
• Current HPI: 372.7317
• Rent YoY: ▲ 0.77%
• 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

+825.0% since first listed

21 events — show timeline

• 2026-06-12 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-03 Sold (Public Records) $84,100 Public Records
• 2018-09-28 Sold (MLS) $84,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-14 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-07 Price Changed $82,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-02 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-13 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-23 Price Changed $93,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-10 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-04-15 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2015-01-15 Price Changed $63,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-09 Price Changed $64,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-23 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 1998-07-22 Sold (Public Records) $20,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $509 · +1.7% YoY. Source: county tax records.