798 Ambleside Dr · Haines City, FL 33844

$367,900

5 bd · 3.0 ba · 2,447 sqft · Land · 126 Days on market

Built 2026 4,791 sqft lot $50/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 798 Ambleside Drive HAINES CITY FL 33844 priced at 372900, the square foot and stories are 2447, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

Key facts

• Full bathroom
• Downstairs bedroom
• Two story floorplan

Tags

• TWO STORY FLOORPLAN
• OPEN CONCEPT FIRST FLOOR
• WELL APPOINTED KITCHEN
• STAINLESS STEEL APPLIANCES
• DOWNSTAIRS BEDROOM
• FULL BATHROOM

Property features AI

Finance

• Other: Home warranty included; Community features: dog park, playground, pool, sidewalks, street lights; Pets allowed; Lease restrictions apply
• Financial info: Other annual assessment reported
• HOA & community: Has HOA (monthly approx. $50.33; quarterly fee $151); Association amenities: playground, pool, trails; Association includes internet; Association: Prime Community Management

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Underground utilities; Cable available; Phone available; Irrigation equipment
• Home design: Single family residence; Under construction (projected completion Apr 23, 2026); Two levels; Faces south; Residential zoning
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction; Builder: D.R. Horton; Model: Robie; Builder license CBC1265174; Permit number 2502221; Living area reported by builder (2447 sq ft)
• Exterior features: Rear porch; Sidewalk; Sliding doors; Trees/landscaped

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface counters
• Bedrooms: 5 bedrooms; Loft (additional living/bonus space)
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Solid surface counters; Thermostat; Walk-in closets; Blinds; Smoke detector(s)
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater; Inside utility

🏗️ 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 5-bed/3.0-bath land listed at $368k.

Deal economics

• At list price, monthly cash flow is $-536 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (33.9% below list).
• Recommended offer: $243k (33.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#285 in FL, #4,575 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Sandhill Elementary School (math 21% / reading 37%, grade F, #1,932 of 2,144 statewide, top 91%, 991 students, 55% 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 56% FRL track the district average.
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-16 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; 31 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).
• At $2,433/mo this rent would consume 46% of the median local household income ($64k/yr) (locally 1107% 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 $3k of loan paydown is wiped out by about $11k 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 126 days — a 12% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $243,313 (33.9% 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. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.66% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• GRM: 12.6

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: -29.0%
• Equity multiple: 0.05×
• Total profit: $-98,182
• Equity at exit: $54,855

10-year hold

• IRR: -38.1%
• Equity multiple: -0.43×
• Total profit: $-146,994
• Equity at exit: $31,809

Cash invested: $103,012 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,929
• Tax from tax record: −$325 /mo · $3,905/yr
• Insurance: −$153
• HOA: −$50
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-536

Break-even live

Break-even rent $3,111

Max offer price $273,243

Occupancy floor —

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: $91,975
• Closing costs: $11,037
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Ambleside Dr Haines City, FL	4.0	2.0	1887	$1,950	$1.03	10d	1	0.08mi
601 Ambleside Dr Haines City, FL	5.0	3.0	2827	$2,600	$0.92	24d	1	0.35mi
1053 Ambleside Dr Haines City, FL	4.0	3.0	2000	$2,550	$1.27	24d	1	0.35mi
239 Summerlin Ln Haines City, FL	4.0	2.0	2168	$2,300	$1.06	24d	1	0.46mi
2501 Merseyside Ct Haines City, FL	4.0	3.5	2320	$2,250	$0.97	24d	1	0.46mi
120 Hidden Lake Loop Haines City, FL	4.0	2.0	1909	$2,020	$1.06	14d	1	0.62mi
117 Hidden Lake Loop Haines City, FL	4.0	2.5	2099	$2,085	$0.99	24d	1	0.63mi
167 Hidden Lake Loop Haines City, FL	4.0	2.0	1981	$2,020	$1.02	19d	1	0.63mi
202 Hidden Lake Loop Haines City, FL	4.0	2.0	1981	$1,905	$0.96	12d	1	0.69mi
333 Hidden Lake Loop Haines City, FL	4.0	2.0	1909	$1,985	$1.04	12d	1	0.70mi
2986 Salisbury Ave Haines City, FL	5.0	3.0	2082	$2,495	$1.20	24d	1	0.82mi
1462 Sea Glass Rd Haines City, FL	4.0	2.5	2168	$2,200	$1.01	24d	1	0.85mi
1305 Current Pl Haines City, FL	5.0	3.5	3182	$2,950	$0.93	24d	1	0.85mi
1361 Current Pl Haines City, FL	4.0	2.0	1630	$2,100	$1.29	24d	1	0.92mi
662 Fairview Ave Haines City, FL	4.0	2.0	1776	$1,995	$1.12	3d	1	1.03mi
1354 Normandy Dr Haines City, FL	5.0	2.0	2210	$2,290	$1.04	24d	1	1.04mi
144 Towns Cir Haines City, FL	5.0	3.0	2712	$2,600	$0.96	24d	1	1.06mi
1336 Madison Cir Haines City, FL	4.0	2.0	1733	$2,800	$1.62	24d	1	1.08mi
768 Richmond Estate Ave Haines City, FL	4.0	2.0	1776	$1,995	$1.12	24d	1	1.09mi
1105 Lexington Ln Haines City, FL	4.0	2.0	2123	$1,995	$0.94	19d	1	1.14mi
621 Sand Pine Ln Haines City, FL	4.0	2.5	2040	$2,350	$1.15	10d	1	1.15mi
1123 Patriot Loop Haines City, FL	4.0	2.0	1807	$2,150	$1.19	14d	1	1.15mi
570 Feltrim Manor Rd Haines City, FL	4.0	2.0	1830	$2,400	$1.31	24d	1	1.21mi
239 Tarpon Bay Blvd Haines City, FL	4.0	3.0	1887	$2,300	$1.22	14d	1	1.26mi
1276 Tupelo Trl Haines City, FL	4.0	3.0	1900	$1,895	$1.00	11d	1	1.33mi
851 Folklore Ln Haines City, FL	4.0	3.0	2290	$2,195	$0.96	3d	1	1.33mi
299 Bottle Brush Dr Haines City, FL	4.0	2.0	1763	$2,300	$1.30	24d	1	1.33mi
1433 Princess Tree Ct Haines City, FL	4.0	2.0	1828	$1,999	$1.09	24d	1	1.34mi
2203 Pigeon Plum Dr Haines City, FL	4.0	3.0	1887	$2,190	$1.16	10d	1	1.35mi
429 Silver Palm Dr Haines City, FL	4.0	2.0	1625	$1,990	$1.22	19d	1	1.38mi
219 Bottle Brush Dr Haines City, FL	4.0	3.0	2420	$2,450	$1.01	24d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 17 events

1. 2026-06-18
   days on market $367,900 Active 126 DOM
2. 2026-06-17
   days on market $367,900 Active 125 DOM
3. 2026-06-16
   days on market $367,900 Active 124 DOM
4. 2026-06-15
   days on market $367,900 Active 123 DOM
5. 2026-06-13
   pricedays on market $367,900 Active 121 DOM
6. 2026-06-10
   days on market $369,900 Active 118 DOM
7. 2026-06-09
   days on market $369,900 Active 117 DOM
8. 2026-06-08
   days on market $369,900 Active 116 DOM
9. 2026-06-07
   days on market $369,900 Active 115 DOM
10. 2026-06-05
    days on market $369,900 Active 112 DOM
11. 2026-06-03
    days on market $369,900 Active 110 DOM
12. 2026-06-01
    days on market $369,900 Active 109 DOM
13. 2026-05-31
    days on market $369,900 Active 108 DOM
14. 2026-05-08
    price $372,900
15. 2026-05-06
    price $372,900 240-char remark

    Show marketing remark (240 chars)

    The property is located at 798 Ambleside Drive HAINES CITY FL 33844 priced at 372900, the square foot and stories are 2447, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

16. 2026-02-17
    listed $371,990 Active 240-char remark

    Show marketing remark (240 chars)

    The property is located at 798 Ambleside Drive HAINES CITY FL 33844 priced at 372900, the square foot and stories are 2447, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

17. 2026-02-12
    listed $371,990 Active

ⓘ 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: $3,905 · $325/mo
• Projected year-2 tax: $3,905 · $325/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,198
• − Mortgage interest: −$20,608
• − Property taxes: −$3,905
• − Insurance: −$1,840
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − HOA: −$600
• − Depreciation: −$10,703
• Taxable loss: −$13,129
• Est. tax savings @ 24.0%: +$3,151
• After-tax cash flow: $-3,279/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 — Haines City

• Score: 74/100
• State rank: #285
• US rank: #4575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haines City, FL
• County: Polk County · 740,051 people
• City population: 51,255
• 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

+0.2% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $372,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $372,900 Zillow
• 2026-02-17 Listed $371,990 Zillow
• 2026-02-12 Listed $371,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.9%/yr

Latest (2025): $3,905 · +9.9% YoY. Source: county tax records.