644 E Central Ave · Eagle Lake, FL 33839

$269,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 4 Days on market

Built 1976 10,746 sqft lot

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

Under contract-accepting backup offers. NO HOA + NEW ROOF (2026) + POOL HOME! Welcome to this beautifully maintained 3-bedroom, 3-bath pool home in the heart of Eagle Lake! Situated on a spacious lot with no HOA, this property offers both privacy and flexibility with an abundance of parking options - including a covered carport, separate parking pad, and a driveway extension that leads directly into the backyard. The fenced backyard includes a gate for easy access, allowing you to conveniently back in and store a boat or trailer within the enclosed area. Step outside to your own private retreat featuring an in-ground pool, a tranquil rock pond, and a screened patio - ideal for enjoying F

Key facts

• Screened patio
• In-ground pool
• Pool home

Tags

• NO HOA
• NEW ROOF
• POOL HOME
• FENCED BACKYARD
• IN-GROUND POOL
• SCREENED PATIO

Property features AI

Finance

• Other: Private in-ground pool; Lot about 1/4 to less than 1/2 acre (0.25 acre); Asphalt road access

Exterior

• Parking: Boat parking; Covered parking; Driveway parking; Parking pad; 1-car carport
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity connected; Phone available; Water connected
• Home design: Single-family residence; Residential property; One story; Faces northeast
• Construction: Block construction; Block foundation; Shingle roof; Built on one level
• Exterior features: Patio (screened); Rain gutters; Sliding doors; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Solar hot water
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (28.9% below list).
• Recommended offer: $191k (28.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#196 in FL, #3,096 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: 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: Pinewood Elementary School (math 48% / reading 40%, grade F, #1,330 of 2,144 statewide, top 63%, 709 students, 53% FRL); Westwood Middle School (math 19% / reading 26%, grade F, #546 of 571 statewide, top 96%, 878 students, 70% FRL); Lake Region High School (math 14% / reading 22%, grade F, #570 of 667 statewide, top 86%, 1,545 students, 61% FRL) — zoned schools at 61% FRL track the district average.
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-13 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: 171 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $7k of equity ($2k loan paydown + $5k appreciation (1.8% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $115k; list at $269k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,154 (28.9% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.71% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.10×
• Total profit: $7,292
• Equity at exit: $102,443

10-year hold

• IRR: 5.9%
• Equity multiple: 1.79×
• Total profit: $59,296
• Equity at exit: $144,761

Cash invested: $75,320 (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 33839

• Home prices YoY: 0.6%
• Active inventory: 171
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-119

Break-even live

Break-even rent $2,063

Max offer price $247,918

Occupancy floor —

Sensitivity live

Price	-10% $33	-5% $-43	+0% $-119	+5% $-195	+10% $-272
Rent	-10% $-270	-5% $-195	+0% $-119	+5% $-44	+10% $32
Rate	-1.0pp $16	-0.5pp $-51	base $-119	+0.5pp $-189	+1.0pp $-260

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Golden Beak Dr Eagle Lake, FL	3.0	2.0	1545	$1,990	$1.29	16d	1	0.90mi
2442 Taloncrest Ct Eagle Lake, FL	4.0	2.0	1851	$2,700	$1.46	25d	1	1.03mi
588 Crown Rose Dr Bartow, FL	3.0	2.0	1350	$1,646	$1.22	15d	1	1.13mi
217 Windsor Reserve Dr Eagle Lake, FL	4.0	2.0	1839	$1,896	$1.03	5d	1	1.17mi
209 Windsor Reserve Dr Bartow, FL	4.0	2.0	1839	$1,826	$0.99	5d	1	1.19mi
948 Craftsman Rd Eagle Lake, FL	3.0	2.0	1550	$1,895	$1.22	5d	1	1.21mi
418 Reina Way Bartow, FL	3.0	2.0	1350	$1,666	$1.23	23d	1	1.21mi
531 Crown Rose Dr Bartow, FL	4.0	2.0	1839	$1,746	$0.95	23d	1	1.21mi
523 Crown Rose Dr Eagle Lake, FL	4.0	2.0	1839	$1,951	$1.06	13d	1	1.23mi
328 Corbel Ln Eagle Lake, FL	3.0	2.0	1589	$1,676	$1.05	23d	1	1.28mi
1033 Holden Way Winter Haven, FL	3.0	2.0	1560	$1,950	$1.25	16d	1	1.31mi
303 Corbel Ln Bartow, FL	3.0	2.0	1350	$1,731	$1.28	5d	1	1.31mi
910 Sun Burst Rd Winter Haven, FL	3.0	2.0	1690	$2,000	$1.18	25d	1	1.40mi
212 Pershing St Bartow, FL	4.0	2.0	1826	$2,100	$1.15	25d	1	1.42mi
1975 Wilder Way Eagle Lake, FL	4.0	2.0	1733	$2,100	$1.21	12d	1	1.42mi
108 Brad Cir Winter Haven, FL	3.0	2.0	1325	$1,720	$1.30	25d	1	1.44mi
1469 Deepwater Cir Eagle Lake, FL	3.0	2.0	1461	$2,000	$1.37	25d	1	1.47mi
519 Patton Loop Bartow, FL	3.0	2.0	1560	$1,998	$1.28	5d	1	1.50mi

Listing history 5 events

1. 2026-05-07
   status Pending
2. 2026-05-03
   listed $269,000 Active
3. 2005-04-19
   soldstatus $115,000
4. 1998-06-04
   soldstatus $61,000
5. 1996-03-07
   soldstatus $48,000

ⓘ 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: $1,280 · $107/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$952/yr (+$79/mo · 74.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 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: $22,938
• − Mortgage interest: −$15,068
• − Property taxes: −$1,280
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$7,825
• Taxable loss: −$6,251
• Est. tax savings @ 24.0%: +$1,500
• After-tax cash flow: $68/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 — Eagle Lake

• Score: 77/100
• State rank: #196
• US rank: #3096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Lake, FL
• City population: 4,397
• Population (ZIP): 4,397

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 8% Black 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 23% Cuban 1%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▲ 1.75%
• Current HPI: 317.0642
• 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

+460.4% since first listed

5 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-19 Sold (Public Records) $115,000 Public Records
• 1998-06-04 Sold (Public Records) $61,000 Public Records
• 1996-03-07 Sold (Public Records) $48,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,280 · +19.0% YoY. Source: county tax records.