611 W Broadway St · Fort Meade, FL 33841

$79,900

2 bd · 1.0 ba · 1,446 sqft · SingleFamily public records · 123 Days on market

Built 1922 0.36 ac lot

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Why this score? — see what drove the B+ 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 +28.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention Investors, Handymen, and Cash Buyers--Bring your vision to life with this potentially charming historic home in the middle of Fort Meade with a lot to offer. With two (and possibly a third) bedrooms, over 1400 square feet, and a third of an acre, this property will make a great home for a future buyer with a little love and attention paid to it. Priced accordingly right out of the gate, there is potential for a significant Return On your Investment. You should wrap this one up as soon as possible.

Key facts

• Ample outdoor space
• Covered carport
• Flexible layout

Tags

• FLEXIBLE LAYOUT
• COVERED CARPORT
• OVERSIZED LOT
• AMPLE OUTDOOR SPACE

Property features AI

Finance

• Other: Lot dimensions approximately 113 x 140; Lot about 0.36 acres (0.25–0.5 acre range)
• HOA & community: No HOA association indicated; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; Residential property; Fixer condition; One story; Faces north; Entry level: One
• Construction: Frame construction; Metal roof; Crawlspace foundation; Built as single-story
• Exterior features: Other exterior features; Paved road access

Interior

• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% 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: 119 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 1.44% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.35%
• DSCR: 1.64
• GRM: 5.8

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: 34.9%
• Equity multiple: 3.71×
• Total profit: $60,623
• Equity at exit: $71,980

10-year hold

• IRR: 30.1%
• Equity multiple: 8.39×
• Total profit: $165,271
• Equity at exit: $155,228

Cash invested: $22,372 (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: 119
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $267

Break-even live

Break-even rent $811

Max offer price $79,900

Occupancy floor 72%

Sensitivity live

Price	-10% $313	-5% $290	+0% $267	+5% $245	+10% $222
Rent	-10% $177	-5% $222	+0% $267	+5% $313	+10% $358
Rate	-1.0pp $308	-0.5pp $288	base $267	+0.5pp $247	+1.0pp $226

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1155 Meadowlawn St Fort Meade, FL	2.0	1.5	924	$1,150	$1.24	24d	1	0.93mi

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 123 DOM
2. 2026-06-17
   days on market $79,900 Active 122 DOM
3. 2026-06-16
   days on market $79,900 Active 121 DOM
4. 2026-06-15
   days on market $79,900 Active 120 DOM
5. 2026-06-13
   days on market $79,900 Active 118 DOM
6. 2026-06-10
   days on market $79,900 Active 115 DOM
7. 2026-06-09
   days on market $79,900 Active 114 DOM
8. 2026-06-08
   days on market $79,900 Active 113 DOM
9. 2026-06-07
   days on market $79,900 Active 112 DOM
10. 2026-06-05
    days on market $79,900 Active 109 DOM
11. 2026-05-31
    days on market $79,900 Active 107 DOM
12. 2026-05-05
    status Active
13. 2026-04-30
    historical
14. 2026-04-21
    status Active
15. 2026-04-17
    status Pending
16. 2026-03-13
    price $79,900
17. 2026-02-05
    listed $89,900 Active
18. 2023-05-25
    soldstatus $111,000
19. 2023-05-22
    soldstatus $111,000 Closed 512-char remark

    Show marketing remark (512 chars)

    Attention Investors, Handymen, and Cash Buyers--Bring your vision to life with this potentially charming historic home in the middle of Fort Meade with a lot to offer. With two (and possibly a third) bedrooms, over 1400 square feet, and a third of an acre, this property will make a great home for a future buyer with a little love and attention paid to it. Priced accordingly right out of the gate, there is potential for a significant Return On your Investment. You should wrap this one up as soon as possible.

20. 2023-04-28
    status Pending 512-char remark

    Show marketing remark (512 chars)

    Attention Investors, Handymen, and Cash Buyers--Bring your vision to life with this potentially charming historic home in the middle of Fort Meade with a lot to offer. With two (and possibly a third) bedrooms, over 1400 square feet, and a third of an acre, this property will make a great home for a future buyer with a little love and attention paid to it. Priced accordingly right out of the gate, there is potential for a significant Return On your Investment. You should wrap this one up as soon as possible.

21. 2023-03-30
    listed $129,000 Active 512-char remark

    Show marketing remark (512 chars)

    Attention Investors, Handymen, and Cash Buyers--Bring your vision to life with this potentially charming historic home in the middle of Fort Meade with a lot to offer. With two (and possibly a third) bedrooms, over 1400 square feet, and a third of an acre, this property will make a great home for a future buyer with a little love and attention paid to it. Priced accordingly right out of the gate, there is potential for a significant Return On your Investment. You should wrap this one up as soon as possible.

22. 2016-01-05
    soldstatus $28,000
23. 1986-05-01
    soldstatus $25,000

ⓘ 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: $2,265 · $189/mo
• Projected year-2 tax: $2,265 · $189/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 5/10 Major
• 🌡 Heat 8/10 Severe 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: $13,800
• − Mortgage interest: −$4,476
• − Property taxes: −$2,265
• − Insurance: −$400
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,324
• Taxable income: $2,128
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $2,699/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

+219.6% since first listed

12 events — show timeline

• 2026-05-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-25 Sold (Public Records) $111,000 Public Records
• 2023-05-22 Sold (MLS) $111,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-30 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-05 Sold (Public Records) $28,000 Public Records
• 1986-05-01 Sold (Public Records) $25,000 Public Records

Property tax history

+15.6%/yr

Latest (2025): $2,265 · +4.0% YoY. Source: county tax records.