2990 Cherry Ln · Haines City, FL 33844

$242,999

3 bd · 2.5 ba · 1,378 sqft · Townhouse · 25 Days on market

Built 2026 6,534 sqft lot $82/mo HOA · 4% of rent ↓ 4% since listing

---

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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. The upscale Crestone townhome provides ample space to live and grow with a total of three bedrooms. The first level features a spacious and flexible open-concept layout shared between the dazzling kitchen, dining room and family room, maximizing the interior living space. Two secondary bedrooms and a lavish owner’s suite featuring a full bathroom comprise the second floor. The Ascent Collection at Crosswinds is an amenity-rich masterplan community of new townhomes, located in Haines City. Amenities include: a resort style pool, fitness ctr, dog park, walking trails. Close to major roads, parks, Advent Health Heart of Florida, restaurants, shopping.

Key facts

• Dog park
• Resort style pool
• Fitness ctr

Tags

• OPEN-CONCEPT LAYOUT
• RESORT STYLE POOL
• FITNESS CTR
• DOG PARK
• WALKING TRAILS
• CLOSE TO MAJOR ROADS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Other annual assessment shown ($1,540)
• HOA & community: HOA required (association: PRIME MGMT / TRISTAN RAFOOL); Monthly HOA approximately $82.33 (total monthly fees shown $82.33); Quarterly association fee $247 (includes escrow reserves, pool, recreational facilities); Association approval required; Community amenities: pool, playground, dog park, trails, street lights; Pets allowed

Exterior

• Parking: Attached 1-car garage (11 x 20) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available and connected; Electricity available and connected; Fiber optics; Underground utilities
• Home design: Townhouse; Two levels; New construction (projected completion: 2026-09-30); North-facing
• Construction: Block, cement siding, frame and other construction materials; Shingle roof; Stem wall foundation; Built by Lennar Homes (Crestone II model)
• Exterior features: Patio; Porch; Paved, private lot; Asphalt road frontage; Dog park in community; Playground in community; Community pool; Trails; Street lights

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface counters; Solid wood cabinets
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: In-wall pest control system; Kitchen open to family room; Open floorplan; Solid surface counters; Solid wood cabinets; Thermostat; Walk-in closets; Thermal windows; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Inside laundry; Irrigation equipment

🏗️ 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 3-bed/2.5-bath townhouse listed at $243k.

Deal economics

• At list price, monthly cash flow is $-55 ($-657/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (11.1% below list).
• Recommended offer: $216k (11.1% 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: Eastside Elementary School (math 33% / reading 29%, grade F, #1,854 of 2,144 statewide, top 87%, 615 students, 66% FRL); Shelley S. Boone Middle School (math 25% / reading 25%, grade F, #517 of 571 statewide, top 91%, 1,403 students, 52% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL) — zoned schools at 55% FRL track the district average.
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-15 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); 1344 active listings in the ZIP; 16 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).
• This rent runs 41% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $7k 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 ($239k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,019 (11.1% 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. 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. 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?
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: 0.89% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 9.4

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: -20.0%
• Equity multiple: 0.31×
• Total profit: $-46,708
• Equity at exit: $36,232

10-year hold

• IRR: -17.7%
• Equity multiple: 0.11×
• Total profit: $-60,357
• Equity at exit: $21,010

Cash invested: $68,040 (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: 1344
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$1,274
• Tax est. 1.5%: −$304 /mo · $3,645/yr
• Insurance: −$101
• HOA: −$82
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-55

Break-even live

Break-even rent $2,230

Max offer price $235,076

Occupancy floor 98%

Sensitivity live

Price	-10% $113	-5% $29	+0% $-55	+5% $-139	+10% $-223
Rent	-10% $-225	-5% $-140	+0% $-55	+5% $31	+10% $116
Rate	-1.0pp $68	-0.5pp $7	base $-55	+0.5pp $-118	+1.0pp $-182

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3874 Amers Loop Haines City, FL	4.0	2.5	1874	$2,130	$1.14	5d	1	0.26mi
3898 Amers Loop Haines City, FL	4.0	2.5	1874	$2,150	$1.15	25d	1	0.26mi
1364 Conch Key Ln Davenport, FL	3.0	2.0	1485	$2,150	$1.45	5d	1	0.33mi
5193 Green Belt Dr Haines City, FL	4.0	2.0	1824	$2,099	$1.15	25d	1	0.67mi
4746 Katrina Dr Haines City, FL	4.0	2.0	1818	$2,095	$1.15	25d	1	0.76mi
5153 Green Belt Dr Haines City, FL	4.0	2.0	1824	$2,300	$1.26	16d	1	0.77mi
5009 Katrina Dr Haines City, FL	4.0	2.0	1840	$2,500	$1.36	25d	1	0.78mi
4156 Hummock Pl Haines City, FL	3.0	2.5	1548	$1,850	$1.20	25d	1	0.78mi
3754 King Hill Dr Haines City, FL	3.0	2.5	1720	$1,800	$1.05	25d	1	0.85mi
2622 Irish Elk Ave Davenport, FL	4.0	2.0	1840	$2,200	$1.20	25d	1	0.99mi
2606 Irish Elk Ave Davenport, FL	3.0	2.0	1700	$2,000	$1.18	5d	1	1.00mi
914 Princess Sabal Pt Haines City, FL	3.0	2.0	1677	$1,775	$1.06	16d	1	1.08mi
1433 Princess Tree Ct Haines City, FL	4.0	2.0	1828	$1,999	$1.09	25d	1	1.17mi
607 Lindbergh Way Davenport, FL	3.0	2.0	1407	$1,851	$1.32	5d	1	1.46mi
703 Gotts Rd Davenport, FL	3.0	1.0	1160	$1,700	$1.47	25d	1	1.47mi
646 Lindbergh Way Davenport, FL	3.0	2.0	1407	$1,836	$1.30	5d	1	1.50mi

HOA detail

• Monthly dues: $82 · $984/yr
• Likely covers: pool

Listing history 2 events

1. 2026-05-14
   price $242,999
2. 2026-05-01
   listed $252,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,922
• − Mortgage interest: −$13,612
• − Property taxes: −$3,645
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − HOA: −$984
• − Depreciation: −$7,069
• Taxable loss: −$4,750
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $483/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

-4.0% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $242,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $252,999 Stellar MLS as Distributed by MLS Grid