1810 Village Ct · Fuller Heights, FL 33860

$159,900

2 bd · 2.0 ba · 1,285 sqft · Condo · 25 Days on market

Built 1984 Good condition $435/mo HOA · 24% of rent

---

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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Tired of renting? Looking for a first home? Part-time second home? Investment property? This is it! Nestled beneath mature oak trees in the established Imperial Lakes community, this spacious 2-bedroom, 2-bath condominium offers comfortable living with room to spread out. Both bedrooms feature generous layouts, walk-in closets, and the primary has access to a private balcony, a peaceful spot to enjoy your morning coffee or unwind in the evening. The front entry is downstairs, with the main living area upstairs, offering added privacy and a spacious layout rarely found at this price point. A large bonus room provides incredible flexibility and

Key facts

• Private balconies
• Large bonus room
• Covered parking

Tags

• PRIVATE BALCONIES
• LARGE BONUS ROOM
• COVERED PARKING
• COVERED WALKWAY
• END UNIT

Property features AI

Finance

• Other: Property type: Residential condominium; Zoning: R
• Financial info: Total annual fees approximately $5,220; No lease restrictions
• HOA & community: HOA managed by Ravi/AiA Property Management; Monthly condo fee $435 (includes structure and grounds maintenance, trash); Pets allowed (max ~25 lbs); No special association approval required

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; Two-story building; Unit on 2nd floor; Faces south
• Construction: Block and stucco construction; Other roof type; Slab foundation; Built on two levels
• Exterior features: Balcony; Sliding doors; Exterior storage

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open living/dining room; Split bedroom floorplan; Walk-in closet(s); Bonus room; Inside utility / storage
• Laundry & utility: Washer and dryer included; Laundry closet inside; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (8.2% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $147k (8.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#720 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B; Watch: amenities F, commute F, health & safety 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: James W. Sikes Elementary School (math 39% / reading 41%, grade F, #1,491 of 2,144 statewide, top 70%, 563 students, 37% FRL); Mulberry Middle School (math 35% / reading 39%, grade F, #399 of 571 statewide, top 71%, 1,200 students, 63% FRL); Mulberry Senior High School (math 21% / reading 36%, grade F, #458 of 667 statewide, top 69%, 1,315 students, 57% FRL).
• Market conditions: Rents rising (+1.6%/yr); 181 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% of the median local income ($66k/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 25 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,722 (8.2% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 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: 1.15% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.59% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.24×
• Total profit: $-33,982
• Equity at exit: $23,842

10-year hold

• IRR: -21.8%
• Equity multiple: -0.03×
• Total profit: $-46,097
• Equity at exit: $13,825

Cash invested: $44,772 (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 33860

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 181
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$435
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-91

Break-even live

Break-even rent $1,949

Max offer price $146,722

Occupancy floor 100%

Sensitivity live

Price	-10% $19	-5% $-36	+0% $-91	+5% $-146	+10% $-202
Rent	-10% $-236	-5% $-164	+0% $-91	+5% $-19	+10% $54
Rate	-1.0pp $-11	-0.5pp $-50	base $-91	+0.5pp $-133	+1.0pp $-175

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Heartland Blvd Mulberry, FL	1.0–3.0	1.0–2.0	1025	$1,589	$1.55	4d	21	0.21mi
5132 Belmont Park Way Mulberry, FL	3.0	2.0	1495	$2,099	$1.40	16d	1	0.23mi
6069 Topher Trl Unit 6069 Mulberry, FL	2.0	2.0	945	$1,495	$1.58	25d	1	0.31mi
3227 Ogden Dr Mulberry, FL	3.0	2.0	1716	$2,325	$1.35	16d	1	0.57mi
3227 Ogden Dr Mulberry, FL	3.0	2.0	1716	$2,325	$1.35	20d	1	0.57mi
6817 Appaloosa Dr Lakeland, FL	3.0	2.0	1200	$1,960	$1.63	5d	1	0.62mi
6789 Shepherd Oaks Rd Lakeland, FL	3.0	2.0	1440	$1,094	$0.76	4d	1	0.67mi
6577 Shepherd Oaks St Lakeland, FL	3.0	2.0	1246	$2,111	$1.69	5d	1	0.79mi
2292 Blackwood Dr Mulberry, FL	3.0	2.0	1695	$1,865	$1.10	20d	1	0.85mi
2262 Blackwood Dr Mulberry, FL	3.0	2.0	1513	$2,085	$1.38	5d	1	0.87mi
1000 Carlton Arms Dr Lakeland, FL	2.0	1.0–2.0	877	$1,328	$1.51	25d	1	1.14mi
3439 Imperial Manor Way Mulberry, FL	3.0	2.0	1286	$1,960	$1.52	15d	1	1.24mi
6720 S Florida Ave Lakeland, FL	1.0–3.0	1.0–2.0	1108	$1,757	$1.59	5d	8	1.28mi
6868 Bordeaux Blvd Lakeland, FL	3.0	2.0	1531	$1,995	$1.30	16d	1	1.46mi
6868 Bordeaux Blvd Lakeland, FL	3.0	2.0	1531	$1,995	$1.30	5d	1	1.46mi
5760 Bailey Rd Mulberry, FL	3.0	2.0	1293	$1,805	$1.40	25d	1	1.47mi

HOA detail condo

• Monthly dues: $435 · $5,220/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-22
   days on market $159,900 Active 25 DOM
2. 2026-06-18
   days on market $159,900 Active 22 DOM
3. 2026-06-17
   days on market $159,900 Active 21 DOM
4. 2026-06-16
   days on market $159,900 Active 20 DOM
5. 2026-06-15
   days on market $159,900 Active 19 DOM
6. 2026-06-13
   days on market $159,900 Active 17 DOM
7. 2026-06-10
   days on market $159,900 Active 14 DOM
8. 2026-06-09
   days on market $159,900 Active 13 DOM
9. 2026-06-08
   days on market $159,900 Active 12 DOM
10. 2026-06-07
    days on market $159,900 Active 11 DOM
11. 2026-06-05
    days on market $159,900 Active 8 DOM
12. 2026-06-03
    days on market $159,900 Active 7 DOM
13. 2026-06-03
    days on market $159,900 Active 6 DOM
14. 2026-06-01
    days on market $159,900 Active 5 DOM
15. 2026-05-31
    days on market $159,900 Active 4 DOM
16. 2026-05-27
    listed $159,900 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $22,010
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − HOA: −$5,220
• − Depreciation: −$4,652
• Taxable loss: −$3,538
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $-244/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 Cosmetic rehab

This well-maintained and updated condo is move-in ready with good curb appeal and interior condition. Minor updates can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both New flooring in bathrooms and kitchen — Modern flooring can significantly increase 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 and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both New flooring in bathrooms and kitchen — Modern flooring can significantly increase 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 — Fuller Heights

• Score: 63/100
• State rank: #720
• US rank: #15426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fuller Heights, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 24,892
• Household income: $65,710
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 583.0

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 0.60)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 12% Black 10% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 70% English-only · Spanish 28% Other Indo-European 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: ▼ -101.08%
• Current HPI: 349.7266
• Rent YoY: ▲ 1.59%
• 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 event — show timeline

• 2026-05-27 Listed $159,900 Stellar MLS as Distributed by MLS Grid