4747 Rolling Lake Ln · Haines City, FL 33837

$343,990

4 bd · 2.0 ba · 1,665 sqft · Land · 32 Days on market

Built 2026 4,791 sqft lot $30/mo HOA · 1% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 4747 Rolling Lake Lane DAVENPORT FL 33837 priced at 343990, the square foot and stories are 1665, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

Key facts

• Smart home package
• Resort amenities
• Walk in pantry

Tags

• WALK IN PANTRY
• KING SIZE PRIMARY BEDROOM
• ENERGY EFFICIENT FEATURES
• SMART HOME PACKAGE
• RESORT AMENITIES

Property features AI

Finance

• Other: Home warranty included; Association amenities include clubhouse and fitness center
• Financial info: CDD present; Lease restrictions apply
• HOA & community: HOA managed by Leland Management, Inc.; Monthly HOA fee $30 (includes pool); Community clubhouse, fitness center, park, playground, pool, dog park, community mailbox, street lights; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable and phone available; Fiber optics available; BB/HS internet available; Sewer connected; Water connected; Irrigation equipment
• Home design: Single family residence; One story; Under construction (projected completion June 29, 2026); East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction by D.R. Horton — Harper model; Permit number 2601436
• Exterior features: Landscaped yard; Sidewalks; Exterior lighting; Paved roads

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and electric heating components; Central air conditioning; Exhaust fan
• Interior features: Open floorplan with living room/dining room combo; Thermostat; Walk-in closet(s); Window treatments (blinds)
• Laundry & utility: Inside laundry room with washer and dryer; Electric service

🏗️ 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 4-bed/2.0-bath land listed at $344k.

Deal economics

• At list price, monthly cash flow is $-579 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (32.7% below list).
• Recommended offer: $231k (32.7% 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: Horizons Elementary School (math 37% / reading 39%, grade F, #1,587 of 2,144 statewide, top 74%, 1,468 students, 42% 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-school proficiency averages 28% at this address vs 41% district-wide (-12 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.7%/yr); 1396 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 34% of the median local income ($81k/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 $10k 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 32 days — a 3% lower offer ($334k) 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.

Recommended offer $231,481 (32.7% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.67% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.21%
• DSCR: 0.68
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.2%
• Equity multiple: -0.03×
• Total profit: $-99,319
• Equity at exit: $51,290

10-year hold

• IRR: -59.2%
• Equity multiple: -0.66×
• Total profit: $-159,932
• Equity at exit: $29,742

Cash invested: $96,317 (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 33837

• Home prices YoY: -33.9%
• Rents YoY: -2.7%
• Active inventory: 1396
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,315 high
• Mortgage (P&I): −$1,804
• Tax est. 1.5%: −$430 /mo · $5,160/yr
• Insurance: −$143
• HOA: −$30
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-579

Break-even live

Break-even rent $3,047

Max offer price $260,275

Occupancy floor —

Sensitivity live

Price	-10% $-341	-5% $-460	+0% $-579	+5% $-697	+10% $-816
Rent	-10% $-761	-5% $-670	+0% $-579	+5% $-487	+10% $-396
Rate	-1.0pp $-405	-0.5pp $-491	base $-579	+0.5pp $-668	+1.0pp $-758

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: $85,998
• Closing costs: $10,320
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5308 Rocky Hawk Run Davenport, FL	3.0	2.0	1480	$2,150	$1.45	21d	1	0.15mi
1204 Draintree St Davenport, FL	3.0	3.0	1758	$1,975	$1.12	5d	1	0.19mi
1215 Draintree St Davenport, FL	3.0	2.5	1673	$1,900	$1.14	16d	1	0.20mi
1419 Plank Pl Davenport, FL	3.0	2.5	1464	$2,300	$1.57	25d	1	0.23mi
1256 Draintree St Davenport, FL	3.0	2.5	1692	$2,275	$1.34	25d	1	0.24mi
1440 Plank Pl Davenport, FL	3.0	2.5	1789	$2,100	$1.17	25d	1	0.25mi
2419 Bevel Ln Davenport, FL	3.0	2.5	1628	$1,850	$1.14	25d	1	0.26mi
2419 Bevel Ln Davenport, FL	3.0	2.5	1628	$1,850	$1.14	21d	1	0.26mi
1532 Lumber Ave Davenport, FL	3.0	2.5	1463	$2,000	$1.37	25d	1	0.30mi
3106 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,100	$1.18	16d	1	0.34mi
3122 Kurtz Ter Davenport, FL	3.0	2.5	1787	$1,900	$1.06	25d	1	0.34mi
3126 Kurtz Ter Davenport, FL	3.0	2.5	1629	$1,900	$1.17	5d	1	0.35mi
2223 Tongass Bnd Davenport, FL	3.0	2.5	1673	$2,100	$1.26	5d	1	0.35mi
4124 River Beacon Blvd Davenport, FL	3.0	2.0	1900	$2,500	$1.32	25d	1	0.35mi
3107 Kurtz Ter Davenport, FL	3.0	2.5	1787	$1,900	$1.06	25d	1	0.36mi
3111 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,050	$1.15	5d	1	0.36mi
3119 Kurtz Ter Davenport, FL	3.0	2.5	1628	$1,890	$1.16	25d	1	0.37mi
3123 Kurtz Ter Davenport, FL	3.0	2.5	1787	$2,050	$1.15	5d	1	0.37mi
2312 Gifford Dr Davenport, FL	3.0	2.5	1789	$2,100	$1.17	25d	1	0.37mi
723 Lady Diana Dr Davenport, FL	3.0	2.0	1897	$2,150	$1.13	16d	1	0.38mi
2613 Olympic Ct Davenport, FL	3.0	2.5	1895	$2,200	$1.16	25d	1	0.40mi
2641 Olympic Ct Davenport, FL	3.0	2.5	1673	$2,000	$1.20	25d	1	0.40mi
2939 Maloof Dr Davenport, FL	3.0	2.5	1787	$2,050	$1.15	25d	1	0.40mi
3676 Rolling Ridge Bnd Davenport, FL	4.0	2.0	1824	$2,500	$1.37	21d	1	0.45mi
1105 Grassy Lake Dr Davenport, FL	1.0–3.0	1.0–2.0	987	$2,065	$2.09	5d	103	0.49mi
544 Pinecrest Loop Davenport, FL	3.0	2.0	1435	$1,895	$1.32	5d	1	0.57mi
338 Pinecrest Loop Davenport, FL	3.0	2.0	1616	$2,000	$1.24	25d	1	0.58mi
402 Sunset View Dr Davenport, FL	5.0	3.0	1825	$2,365	$1.30	16d	1	0.63mi
915 Knollwood Dr Davenport, FL	5.0	3.0	1863	$2,400	$1.29	25d	1	0.67mi
188 Holly Village Dr Unit 189 Davenport, FL	3.0	2.5	1348	$2,100	$1.56	16d	1	0.70mi
188 Holly Village Dr Unit 188 Davenport, FL	4.0	2.5	1620	$2,000	$1.23	5d	1	0.70mi
635 Knollwood Dr Davenport, FL	5.0	3.0	1863	$2,500	$1.34	5d	1	0.82mi
3294 Partington Blvd Unit 3294 Davenport, FL	4.0	2.0	1665	$2,150	$1.29	5d	1	0.84mi
2732 Gentle Rain Dr Davenport, FL	4.0	2.0	2120	$2,800	$1.32	25d	1	0.84mi
456 Knollwood Dr Davenport, FL	4.0	2.0	1762	$2,500	$1.42	23d	1	0.86mi
2115 Palmer Rd Davenport, FL	2.0–3.0	2.5	1613	$2,395	$1.48	5d	19	0.94mi
211 Boydfield Ln Davenport, FL	4.0	2.5	1877	$2,150	$1.15	5d	1	0.96mi
171 Boydfield Ln Davenport, FL	4.0	2.5	1877	$2,300	$1.23	5d	1	1.02mi
628 Madina Cir Davenport, FL	4.0	2.0	1323	$1,900	$1.44	25d	1	1.02mi
628 Madina Cir Davenport, FL	4.0	2.0	1309	$1,900	$1.45	16d	1	1.02mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 16 events

1. 2026-06-22
   days on market $343,990 Active 32 DOM
2. 2026-06-18
   days on market $343,990 Active 29 DOM
3. 2026-06-17
   days on market $343,990 Active 28 DOM
4. 2026-06-16
   days on market $343,990 Active 27 DOM
5. 2026-06-15
   days on market $343,990 Active 26 DOM
6. 2026-06-13
   days on market $343,990 Active 24 DOM
7. 2026-06-10
   pricedays on market $343,990 Active 21 DOM
8. 2026-06-09
   days on market $341,990 Active 20 DOM
9. 2026-06-08
   days on market $341,990 Active 19 DOM
10. 2026-06-07
    days on market $341,990 Active 18 DOM
11. 2026-06-05
    days on market $341,990 Active 15 DOM
12. 2026-06-03
    days on market $341,990 Active 14 DOM
13. 2026-06-03
    days on market $341,990 Active 13 DOM
14. 2026-06-01
    days on market $341,990 Active 12 DOM
15. 2026-05-31
    days on market $341,990 Active 11 DOM
16. 2026-05-20
    listed $341,990 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: $27,778
• − Mortgage interest: −$19,269
• − Property taxes: −$5,160
• − Insurance: −$1,720
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − HOA: −$360
• − Depreciation: −$10,007
• Taxable loss: −$13,182
• Est. tax savings @ 24.0%: +$3,164
• After-tax cash flow: $-3,779/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): 47,389
• Household income: $81,276
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 424.0

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: Hispanic / Latino 42% White 36% Two or more races 16% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 22% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 5% Romanian 3% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 35% French/Haitian/Cajun 6% Other Indo-European 2%

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: ▼ -131.62%
• Current HPI: 256.8165
• Rent YoY: ▼ -2.73%
• 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

+0.6% since first listed

3 events — show timeline

• 2026-06-19 Listed $343,990 Zillow
• 2026-06-09 Price Changed $343,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Listed $341,990 Stellar MLS as Distributed by MLS Grid