720 W 12th St · Lakeland, FL 33805

$125,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 6 Days on market

Built 1946 8,817 sqft lot ↓ 26% since listing

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remolded 3-bed 1-bath Single Family Home. The House was remodeled recently. Roof is approximately 9 years old, plumbing works well, electrical works properly, A/C is approximately 6 years old--works as it should. The lot to the right is sold and is not included. Seperate parcel. Inside Laundry Room FHA Available Close to downtown Lakeland, quiet neighborhood, near schools, shopping, grocery stores, I-4 and more. Call today for showing. In Mid Town CRA

Key facts

• Updated electrical
• Newer roof
• Well maintained a/c

Tags

• UPDATED INTERIOR
• NEWER ROOF
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• WELL MAINTAINED A/C
• INDOOR LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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 Senior High School (math 16% / reading 38%, grade F, #478 of 667 statewide, top 73%, 2,080 students, 49% FRL).
• Market conditions: Rents flat; 162 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $864 of loan paydown is wiped out by about $4k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1946 — 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. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 7.4

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,130
• Equity at exit: $18,638

10-year hold

• IRR: 5.6%
• Equity multiple: 1.38×
• Total profit: $13,212
• Equity at exit: $10,808

Cash invested: $35,000 (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 33805

• Home prices YoY: -29.8%
• Rents YoY: 0.8%
• Active inventory: 162
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$656
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $334

Break-even live

Break-even rent $994

Max offer price $125,000

Occupancy floor 71%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 W 13th St Lakeland, FL	2.0	1.0	950	$1,300	$1.37	23d	1	0.09mi
1704 Martin L King Jr Ave Lakeland, FL	2.0	2.0	1050	$5,000	$4.76	23d	1	0.34mi
1031 N Florence Ave Unit NA Lakeland, FL	3.0	2.0	1100	$1,495	$1.36	14d	1	0.61mi
408 Bassedena Cir N Lakeland, FL	3.0	2.0	1075	$1,825	$1.70	23d	1	0.63mi
123 Oconee St Unit 1368863P Lakeland, FL	2.0	1.0	990	$2,441	$2.47	11d	1	0.71mi
1211 Robert King High Dr Lakeland, FL	3.0	1.5	1050	$1,625	$1.55	23d	1	0.71mi
1480 Kathleen Rd Lakeland, FL	2.0	1.0	868	$1,345	$1.55	3d	1	0.76mi
321 Emma St Lakeland, FL	2.0	1.0	730	$1,395	$1.91	23d	1	0.79mi
711 N Virginia Ave Lakeland, FL	2.0	1.0	780	$1,100	$1.41	23d	1	0.79mi
617 Lakehurst St Lakeland, FL	3.0	2.0	1100	$1,900	$1.73	19d	1	0.86mi
1031 Neville Ave Lakeland, FL	2.0	2.0	728	$1,375	$1.89	19d	1	0.91mi
1128 Roselle Ave Unit 1130 Lakeland, FL	2.0	1.0	780	$1,200	$1.54	3d	1	0.92mi
720 Lakehurst St Lakeland, FL	3.0	2.0	1092	$1,750	$1.60	23d	1	0.94mi
131 Pear St Lakeland, FL	2.0	1.0	741	$950	$1.28	23d	1	0.94mi
1105 Jewel Ave Lakeland, FL	2.0	1.0	987	$1,200	$1.22	23d	1	0.98mi
310 Plum St Unit 7 Lakeland, FL	2.0	1.0	850	$1,200	$1.41	23d	1	0.99mi
454 King Edward Ave Lakeland, FL	2.0	2.0	1048	$1,399	$1.33	3d	1	1.01mi
1027 N Brunnell Pkwy Lakeland, FL	2.0	1.0	826	$1,050	$1.27	3d	1	1.06mi
1137 Edith Ave Lakeland, FL	3.0	1.0	1100	$1,800	$1.64	3d	1	1.17mi
1035 N Davis Ave Lakeland, FL	2.0	2.0	870	$1,150	$1.32	19d	1	1.18mi
929 Gilmore Ave Lakeland, FL	2.0	1.0–1.5	620	$1,280	$2.06	2d	20	1.21mi
3215 Baird Ave Lakeland, FL	1.0–2.0	1.0	794	$1,250	$1.57	14d	4	1.26mi
3150 Pyramid Pkwy Lakeland, FL	1.0	1.0	432	$1,210	$2.80	3d	3	1.28mi
270 E Bay St Lakeland, FL	2.0	1.0–2.0	892	$1,725	$1.93	3d	6	1.31mi
609 N Stella Ave Apt A Lakeland, FL	2.0	1.0	735	$1,100	$1.50	23d	1	1.34mi
620 N Lake Ave Unit 2 Lakeland, FL	2.0	1.0	760	$1,100	$1.45	3d	1	1.34mi
620 N Lake Ave Unit 3 Lakeland, FL	2.0	1.0	760	$1,175	$1.55	14d	1	1.34mi
815 N Davis Ave Lakeland, FL	3.0	2.0	960	$1,450	$1.51	23d	1	1.34mi
600 E Bay St Lakeland, FL	3.0	1.0–2.0	914	$2,166	$2.37	3d	29	1.42mi
921 E Parker St Lakeland, FL	1.0	1.0	715	$1,150	$1.61	14d	1	1.45mi
125 N Kentucky Ave #307 Lakeland, FL	1.0	1.5	911	$3,550	$3.90	23d	1	1.45mi
806 N Swindell Ave Lakeland, FL	3.0	2.0	995	$1,450	$1.46	23d	1	1.46mi

Listing history 11 events

1. 2026-01-08
   status Pending
2. 2026-01-02
   listed $125,000 Active
3. 2025-02-27
   soldstatus $139,900 Closed 458-char remark

   Show marketing remark (458 chars)

   Remolded 3-bed 1-bath Single Family Home. The House was remodeled recently. Roof is approximately 9 years old, plumbing works well, electrical works properly, A/C is approximately 6 years old--works as it should. The lot to the right is sold and is not included. Seperate parcel. Inside Laundry Room FHA Available Close to downtown Lakeland, quiet neighborhood, near schools, shopping, grocery stores, I-4 and more. Call today for showing. In Mid Town CRA

4. 2025-01-14
   status Pending 458-char remark

   Show marketing remark (458 chars)

   Remolded 3-bed 1-bath Single Family Home. The House was remodeled recently. Roof is approximately 9 years old, plumbing works well, electrical works properly, A/C is approximately 6 years old--works as it should. The lot to the right is sold and is not included. Seperate parcel. Inside Laundry Room FHA Available Close to downtown Lakeland, quiet neighborhood, near schools, shopping, grocery stores, I-4 and more. Call today for showing. In Mid Town CRA

5. 2025-01-12
   status Active 458-char remark

   Show marketing remark (458 chars)

   Remolded 3-bed 1-bath Single Family Home. The House was remodeled recently. Roof is approximately 9 years old, plumbing works well, electrical works properly, A/C is approximately 6 years old--works as it should. The lot to the right is sold and is not included. Seperate parcel. Inside Laundry Room FHA Available Close to downtown Lakeland, quiet neighborhood, near schools, shopping, grocery stores, I-4 and more. Call today for showing. In Mid Town CRA

6. 2025-01-03
   status Pending 458-char remark

   Show marketing remark (458 chars)

   Remolded 3-bed 1-bath Single Family Home. The House was remodeled recently. Roof is approximately 9 years old, plumbing works well, electrical works properly, A/C is approximately 6 years old--works as it should. The lot to the right is sold and is not included. Seperate parcel. Inside Laundry Room FHA Available Close to downtown Lakeland, quiet neighborhood, near schools, shopping, grocery stores, I-4 and more. Call today for showing. In Mid Town CRA

7. 2024-12-30
   price $129,900 458-char remark

   Show marketing remark (458 chars)

   Remolded 3-bed 1-bath Single Family Home. The House was remodeled recently. Roof is approximately 9 years old, plumbing works well, electrical works properly, A/C is approximately 6 years old--works as it should. The lot to the right is sold and is not included. Seperate parcel. Inside Laundry Room FHA Available Close to downtown Lakeland, quiet neighborhood, near schools, shopping, grocery stores, I-4 and more. Call today for showing. In Mid Town CRA

8. 2024-11-30
   price $139,900 458-char remark

   Show marketing remark (458 chars)

   Remolded 3-bed 1-bath Single Family Home. The House was remodeled recently. Roof is approximately 9 years old, plumbing works well, electrical works properly, A/C is approximately 6 years old--works as it should. The lot to the right is sold and is not included. Seperate parcel. Inside Laundry Room FHA Available Close to downtown Lakeland, quiet neighborhood, near schools, shopping, grocery stores, I-4 and more. Call today for showing. In Mid Town CRA

9. 2024-11-01
   price $149,900 458-char remark

   Show marketing remark (458 chars)

   Remolded 3-bed 1-bath Single Family Home. The House was remodeled recently. Roof is approximately 9 years old, plumbing works well, electrical works properly, A/C is approximately 6 years old--works as it should. The lot to the right is sold and is not included. Seperate parcel. Inside Laundry Room FHA Available Close to downtown Lakeland, quiet neighborhood, near schools, shopping, grocery stores, I-4 and more. Call today for showing. In Mid Town CRA

10. 2024-10-13
    price $159,900 458-char remark

    Show marketing remark (458 chars)

    Remolded 3-bed 1-bath Single Family Home. The House was remodeled recently. Roof is approximately 9 years old, plumbing works well, electrical works properly, A/C is approximately 6 years old--works as it should. The lot to the right is sold and is not included. Seperate parcel. Inside Laundry Room FHA Available Close to downtown Lakeland, quiet neighborhood, near schools, shopping, grocery stores, I-4 and more. Call today for showing. In Mid Town CRA

11. 2024-10-02
    listed $169,900 Active 458-char remark

    Show marketing remark (458 chars)

    Remolded 3-bed 1-bath Single Family Home. The House was remodeled recently. Roof is approximately 9 years old, plumbing works well, electrical works properly, A/C is approximately 6 years old--works as it should. The lot to the right is sold and is not included. Seperate parcel. Inside Laundry Room FHA Available Close to downtown Lakeland, quiet neighborhood, near schools, shopping, grocery stores, I-4 and more. Call today for showing. In Mid Town CRA

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$101/yr (+$8/mo · 10.8%)

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

Taxation est. · year 1

• Rental income: $17,005
• − Mortgage interest: −$7,002
• − Property taxes: −$936
• − Insurance: −$625
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,636
• Taxable income: $2,084
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $3,506/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

-26.4% since first listed

11 events — show timeline

• 2026-01-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-27 Sold (MLS) $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-30 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-30 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-01 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-13 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-02 Listed $169,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2024): $936 · +1.7% YoY. Source: county tax records.