714 S Seminole Ave · Fort Meade, FL 33841

$125,000

3 bd · 2.0 ba · 816 sqft · SingleFamily public records · 96 Days on market

Built 2006 7,288 sqft 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 +16.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to Fort Meade's hidden gem! This well priced 3 bedroom, 1 bath single family home was built in 2006 and offers plenty of living space on a nice 7,200 sq ft lot perfect for outdoor living or expansion. Inside you'll enjoy the comfort of central AC and a functional layout. Priced well below comparable homes in the area, this property delivers exceptional value. Nestled in a charming historic community just minutes from downtown ideal for first-time buyers, budget conscious homeowners, or investors seeking a great deal.

Key facts

• 7,288 sq ft lot
• 4 parking spots
• Built 2006

Property features AI

Finance

• Other: Pets allowed with no restrictions; Please use GPS for directions; Property is Active Under Contract

Exterior

• Parking: Gravel, open, unpaved parking; Space for 4 vehicles
• Utilities: Public water; Public sewer; Sewer connected; Water available; Electric service with circuit breakers
• Home design: Single family residence; One story; Faces east; City street frontage
• Construction: Vinyl siding; Wood frame construction; Shingle roof; Built as single-story (one level)
• Exterior features: Open porch; Porch; Interior lot with room for a pool; No waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Stacked bedroom layout; Updated/remodeled condition
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $80 ($964/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 $120k (3.7% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#779 in FL) — a middle-class / working-renter tenant base. Strengths: 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: Lewis Anna Woodbury Elementary School (math 33% / reading 38%, grade F, #1,684 of 2,144 statewide, top 79%, 525 students, 67% FRL); Fort Meade Middle/Senior High School (math 38% / reading 41%, grade F, #304 of 667 statewide, top 47%, 786 students, 68% FRL).
• Market conditions: 122 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($114k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $73,215
• Equity at exit: $112,610

10-year hold

• IRR: 23.0%
• Equity multiple: 7.05×
• Total profit: $211,628
• Equity at exit: $242,848

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 33841

• Home prices YoY: 7.7%
• Active inventory: 122
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$163 /mo · $1,959/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $80

Break-even live

Break-even rent $1,102

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $151	-5% $116	+0% $80	+5% $45	+10% $10
Rent	-10% $-15	-5% $33	+0% $80	+5% $128	+10% $175
Rate	-1.0pp $143	-0.5pp $112	base $80	+0.5pp $48	+1.0pp $15

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1165 Meadowlawn St Fort Meade, FL	2.0	2.0	756	$1,250	$1.65	25d	1	0.35mi
1155 Meadowlawn St Fort Meade, FL	2.0	1.5	924	$1,150	$1.24	25d	1	0.37mi
1175 Meadowlawn St Fort Meade, FL	3.0	2.0	756	$1,325	$1.75	25d	1	0.37mi
121 S Seminole Ave Fort Meade, FL	2.0	1.0	600	$995	$1.66	25d	1	0.52mi

Listing history 19 events

1. 2026-06-22
   days on market $125,000 Active 96 DOM
2. 2026-06-18
   days on market $125,000 Active 93 DOM
3. 2026-06-17
   days on market $125,000 Active 92 DOM
4. 2026-06-16
   days on market $125,000 Active 91 DOM
5. 2026-06-15
   days on market $125,000 Active 90 DOM
6. 2026-06-13
   days on market $125,000 Active 88 DOM
7. 2026-06-10
   days on market $125,000 Active 85 DOM
8. 2026-06-09
   days on market $125,000 Active 84 DOM
9. 2026-06-08
   days on market $125,000 Active 83 DOM
10. 2026-06-07
    days on market $125,000 Active 82 DOM
11. 2026-06-05
    days on market $125,000 Active 79 DOM
12. 2026-06-03
    days on market $125,000 Active 78 DOM
13. 2026-06-03
    days on market $125,000 Active 77 DOM
14. 2026-06-01
    days on market $125,000 Active 76 DOM
15. 2026-05-31
    days on market $125,000 Active 75 DOM
16. 2026-05-18
    historical Active Under Contract
17. 2026-03-17
    listed $125,000 Active
18. 2026-01-18
    historical
19. 2025-08-30
    listed $125,000

ⓘ 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: $1,959 · $163/mo
• Projected year-2 tax: $1,959 · $163/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 27 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: $14,448
• − Mortgage interest: −$7,002
• − Property taxes: −$1,959
• − Insurance: −$625
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,636
• Taxable loss: −$1,086
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $1,224/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 — Fort Meade

• Score: 61/100
• State rank: #779
• US rank: #17625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Meade, FL
• Population (ZIP): 8,268

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 0.59)
• Race & ethnicity: White 50% Hispanic / Latino 38% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 32% Puerto Rican 3%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 70% English-only · Spanish 30%

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: ▲ 26.92%
• Current HPI: 376.8183
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-18 Contingent — Beaches MLS
• 2026-03-17 Listed $125,000 Beaches MLS
• 2026-01-18 Listing Removed — Beaches MLS
• 2025-08-30 Listed $125,000 Beaches MLS

Property tax history

+8.9%/yr

Latest (2025): $1,959 · +29.5% YoY. Source: county tax records.