1225 Nemeth St · Fussels Corner, FL 33823

$174,900

3 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 344 Days on market

Built 1967 0.38 ac lot

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Why this score? — see what drove the C 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1/3-acre in Auburndale - with NO HOA or CDD! This home offers freedom with a central location. 4 bedrooms, 2 bathrooms, 1496 square feet with storage shed. Step inside to a generously sized living area with updated wood vinyl flooring and an open concept floorplan. The kitchen and dining room are within easy conversational distance to the family room. The kitchen includes updated modern white cabinets and a tile backsplash, granite counters, white appliances and views of the private backyard. Utility room in conveniently located inside, directly off the kitchen. The primary suite includes closet, updated vanity and step in shower. The secondary bedrooms share a full size bathroom. Great loc

Key facts

• Private backyard
• Granite counters
• Tile backsplash

Tags

• UPDATED WOOD VINYL FLOORING
• OPEN CONCEPT FLOORPLAN
• UPDATED MODERN WHITE CABINETS
• TILE BACKSPLASH
• GRANITE COUNTERS
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Zoning R-3
• HOA & community: No HOA association indicated; Pets allowed

Exterior

• Parking: Driveway
• Utilities: Well water; Sewer available (other); Public utilities available; Electricity available; Cable available; Broadband/high‑speed internet available
• Home design: Single family residence; Residential property; One story; Faces west
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built on 1/4 to less than 1/2 acre lot (approximately 0.38 acre); Lot dimensions roughly 125 x 131
• Exterior features: Storage structure on property; Other exterior features; No patio or porch listed; Trees and landscaping

Interior

• Kitchen: No built-in appliances listed
• Bedrooms: 4 bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen/family room combo; Solid surface counters; Thermostat
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#814 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B; Watch: amenities F, commute F, employment D-.
• 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: Clarence Boswell Elementary School (math 45% / reading 35%, grade F, #1,491 of 2,144 statewide, top 70%, 636 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 476 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 344 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 21y ago; this cycle's ask has dropped $50k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.12% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-6,060
• Equity at exit: $26,078

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $24,500
• Equity at exit: $15,122

Cash invested: $48,972 (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 33823

• Home prices YoY: -24.5%
• Rents YoY: 3.2%
• Active inventory: 476
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$216 /mo · $2,594/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $344

Break-even live

Break-even rent $1,527

Max offer price $174,900

Occupancy floor 77%

Sensitivity live

Price	-10% $443	-5% $393	+0% $344	+5% $294	+10% $245
Rent	-10% $189	-5% $266	+0% $344	+5% $421	+10% $499
Rate	-1.0pp $432	-0.5pp $388	base $344	+0.5pp $298	+1.0pp $252

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3792 Old Dixie Hwy Auburndale, FL	3.0	1.5	1400	$1,150	$0.82	15d	1	1.12mi
210 Josh Reynolds Rd Lakeland, FL	3.0	2.0	1543	$2,100	$1.36	15d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   days on market $174,900 Active 344 DOM
2. 2026-06-17
   days on market $174,900 Active 343 DOM
3. 2026-06-16
   days on market $174,900 Active 342 DOM
4. 2026-06-15
   days on market $174,900 Active 341 DOM
5. 2026-06-13
   pricedays on market $174,900 Active 339 DOM
6. 2026-06-10
   days on market $184,900 Active 336 DOM
7. 2026-06-09
   days on market $184,900 Active 335 DOM
8. 2026-06-08
   days on market $184,900 Active 334 DOM
9. 2026-06-07
   days on market $184,900 Active 333 DOM
10. 2026-06-05
    days on market $184,900 Active 330 DOM
11. 2026-06-03
    days on market $184,900 Active 328 DOM
12. 2026-06-01
    days on market $184,900 Active 327 DOM
13. 2026-05-31
    days on market $184,900 Active 326 DOM
14. 2026-01-27
    price $184,900
15. 2025-12-01
    status Active
16. 2025-11-30
    historical
17. 2025-10-20
    price $199,900
18. 2025-08-28
    price $214,900
19. 2025-07-08
    listed $225,000 Active
20. 2025-05-20
    historical
21. 2025-05-09
    listed $5,000 New
22. 2025-02-11
    status Pending
23. 2025-02-11
    status Active
24. 2025-02-11
    price $260,000
25. 2025-02-11
    historical
26. 2025-02-10
    status Pending
27. 2025-02-10
    listed $234,000 Active
28. 2024-03-08
    price $285,000
29. 2023-12-13
    listed $290,900 Active
30. 2022-07-10
    price $320,000
31. 2022-05-13
    listed $340,000 Active
32. 2022-02-15
    soldstatus $170,000 Closed
33. 2022-02-02
    status Pending
34. 2022-01-31
    status Active
35. 2022-01-24
    listed $179,000 Active
36. 2016-10-28
    soldstatus $20,000 Sold
37. 2016-08-09
    status Pending
38. 2016-08-02
    listed $16,700 Active
39. 2014-06-14
    status Pending
40. 2014-06-10
    historical
41. 2014-05-21
    status Pending
42. 2014-05-19
    historical
43. 2014-04-28
    listed $26,000 Active
44. 2005-11-09
    soldstatus $115,000
45. 2005-11-01
    soldstatus $115,000
46. 2005-07-26
    listed $115,000
47. 2005-04-28
    soldstatus $28,900
48. 2005-04-28
    soldstatus $28,900
49. 2005-04-15
    listed $29,900
50. 2005-04-14
    listed $29,900

ⓘ 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: $2,594 · $216/mo
• Projected year-2 tax: $2,594 · $216/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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $23,545
• − Mortgage interest: −$9,797
• − Property taxes: −$2,594
• − Insurance: −$874
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$5,088
• Taxable income: $1,424
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $3,784/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 — Fussels Corner

• Score: 59/100
• State rank: #814
• US rank: #19824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fussels Corner, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 41,779
• Household income: $71,485
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 821.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 7% Cuban 1%
• Common ancestry: Hispanic 3% Lithuanian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, Philippines
• Languages at home: 79% English-only · Spanish 15% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -102.70%
• Current HPI: 316.9436
• Rent YoY: ▲ 3.18%
• 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

+518.4% since first listed

37 events — show timeline

• 2026-01-27 Price Changed $184,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-20 Listing Removed — GAMLS
• 2025-05-09 Listed $5,000 GAMLS
• 2025-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Listed $234,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-08 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-13 Listed $290,900 Stellar MLS as Distributed by MLS Grid
• 2022-07-10 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-13 Listed $340,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-15 Sold (MLS) $170,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-01-24 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-28 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-08-02 Listed $16,700 Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-05-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-28 Listed $26,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-09 Sold (Public Records) $115,000 Public Records
• 2005-11-01 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2005-07-26 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-28 Sold (MLS) $28,900 Stellar MLS as Distributed by MLS Grid
• 2005-04-28 Sold (MLS) $28,900 Stellar MLS as Distributed by MLS Grid
• 2005-04-15 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 2005-04-14 Listed $29,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.4%/yr

Latest (2025): $2,594 · +1.9% YoY. Source: county tax records.