6345 Clover St · Lake Hamilton, FL 33838

$313,214

3 bd · 2.0 ba · 1,700 sqft · SingleFamily · 734 Days on market

Built 2024

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Key facts

• Quartz countertops
• Lavish primary suite
• Covered patio

Tags

• COVERED ENTRY
• QUARTZ COUNTERTOPS
• ROOMY PANTRY
• LAVISH PRIMARY SUITE
• GENEROUS WALK-IN CLOSET
• COVERED PATIO

Property features AI

Finance

• Financial info: List price $313,214

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family property (spec home); Active listing
• Exterior features: Address: 6345 Clover St, Lake Hamilton, FL 33838

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built home (Fraser plan); Living area of 1,700

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $313k.

Deal economics

• At list price, monthly cash flow is $-503 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (32.9% below list).
• Recommended offer: $210k (32.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#591 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, schools F, amenities 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.
• Market conditions: 149 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 734 days — a 12% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,283 (32.9% 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. It's been on market 734 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 4.36%
• Cash-on-cash: -6.89%
• DSCR: 0.69
• GRM: 12.4

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $138,560
• Equity at exit: $282,168

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $433,308
• Equity at exit: $608,506

Cash invested: $87,700 (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 33838

• Home prices YoY: 17.6%
• Active inventory: 149
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$1,643
• Tax est. 1.5%: −$392 /mo · $4,698/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-503

Break-even live

Break-even rent $2,740

Max offer price $240,383

Occupancy floor —

Sensitivity live

Price	-10% $-287	-5% $-395	+0% $-503	+5% $-612	+10% $-720
Rent	-10% $-669	-5% $-586	+0% $-503	+5% $-420	+10% $-337
Rate	-1.0pp $-346	-0.5pp $-424	base $-503	+0.5pp $-584	+1.0pp $-667

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: $78,304
• Closing costs: $9,396
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2744 Ginger Ln Haines City, FL	4.0	2.0	1703	$2,250	$1.32	4d	1	0.17mi
2748 Ginger Ln Haines City, FL	4.0	2.5	1895	$2,100	$1.11	15d	1	0.17mi
1007 N Tangerine St Haines City, FL	3.0	3.0	1200	$1,700	$1.42	24d	1	0.46mi
1712 Vanilla St Haines City, FL	3.0	2.0	1630	$2,000	$1.23	24d	1	0.47mi
4434 Petunia ST Lake Hamilton, FL	4.0	3.0	2122	$2,350	$1.11	11d	1	0.49mi
1728 Vanilla St Haines City, FL	4.0	2.0	1850	$2,400	$1.30	24d	1	0.50mi
304 Pearl St Haines City, FL	4.0	2.0	1706	$1,999	$1.17	15d	1	0.52mi
308 Pearl St Haines City, FL	4.0	2.0	1706	$1,999	$1.17	15d	1	0.53mi
3857 Geranium Ave Haines City, FL	4.0	2.5	2073	$2,050	$0.99	24d	1	0.53mi
4058 Gardenia Ave Haines City, FL	3.0	2.0	1615	$1,995	$1.24	24d	1	0.58mi
1242 Tagliamento Ln Haines City, FL	4.0	2.0	1820	$2,000	$1.10	24d	1	0.88mi
2240 Crown Rock Bluff Dr Lake Hamilton, FL	3.0	2.0	1486	$1,999	$1.35	15d	1	0.96mi
2728 Lookout Ridge Rd Lake Hamilton, FL	4.0	2.5	1874	$1,900	$1.01	24d	1	1.12mi
2405 Bluestone Rd Lake Hamilton, FL	3.0	2.0	1487	$1,900	$1.28	24d	1	1.13mi
815 Ofanto Way Haines City, FL	3.0	2.0	1560	$2,500	$1.60	4d	1	1.15mi
835 Ofanto Way Haines City, FL	4.0	3.0	2080	$2,350	$1.13	24d	1	1.15mi
2912 poppy ave, Lake Hamilton, FL	3.0	2.0	1401	$1,925	$1.37	24d	1	1.16mi
751 Staffora St Haines City, FL	4.0	2.0	1848	$2,300	$1.24	24d	1	1.20mi
755 Staffora St Haines City, FL	3.0	2.0	1555	$1,799	$1.16	24d	1	1.20mi
2451 Bluestone Rd Lake Hamilton, FL	4.0	3.0	2109	$2,000	$0.95	24d	1	1.21mi
640 Tanaro Ln Haines City, FL	3.0	2.0	1975	$2,100	$1.06	24d	1	1.22mi
660 Tanaro Ln Haines City, FL	4.0	2.0	1848	$2,000	$1.08	24d	1	1.23mi
671 Tanaro Ln Haines City, FL	4.0	2.0	1955	$2,200	$1.13	11d	1	1.25mi

Listing history 13 events

1. 2026-06-18
   days on market $313,214 Active 734 DOM
2. 2026-06-17
   days on market $313,214 Active 733 DOM
3. 2026-06-16
   days on market $313,214 Active 732 DOM
4. 2026-06-15
   days on market $313,214 Active 731 DOM
5. 2026-06-13
   days on market $313,214 Active 729 DOM
6. 2026-06-10
   days on market $313,214 Active 726 DOM
7. 2026-06-09
   days on market $313,214 Active 725 DOM
8. 2026-06-08
   days on market $313,214 Active 724 DOM
9. 2026-06-07
   days on market $313,214 Active 723 DOM
10. 2026-06-05
    days on market $313,214 Active 720 DOM
11. 2026-06-03
    days on market $313,214 Active 718 DOM
12. 2026-06-01
    days on market $313,214 Active 717 DOM
13. 2026-05-31
    days on market $313,214 Active 716 DOM

ⓘ 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: $25,234
• − Mortgage interest: −$17,545
• − Property taxes: −$4,698
• − Insurance: −$1,566
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$9,112
• Taxable loss: −$11,724
• Est. tax savings @ 24.0%: +$2,814
• After-tax cash flow: $-3,226/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 — Lake Hamilton

• Score: 66/100
• State rank: #591
• US rank: #11293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Hamilton, FL
• City population: 1,109
• Population (ZIP): 5,431

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 0.63)
• Race & ethnicity: Hispanic / Latino 50% White 30% Black 14% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 14% Puerto Rican 19% Dominican 6%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada, Guatemala
• Languages at home: 53% English-only · Spanish 47%

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: ▲ 54.34%
• Current HPI: 363.9764
• 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