6005 Lake Ruth Dr W · Dundee, FL 33838

$249,900

3 bd · 2.0 ba · 1,254 sqft · SingleFamily public records · 3 Days on market

Built 1995 10,855 sqft lot

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Why this score? — see what drove the C- 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 +14.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordability meets convenience meets move-in ready. Welcome to 6005 Lake Ruth Drive W in the quiet Central Florida town of Dundee, where small-town charm and an easy lifestyle come together with this beautifully updated 4 bedroom, 2 bath home situated on a spacious 1/4 acre lot with no HOA restrictions. Step inside and discover an inviting great room design with high ceilings, tile flooring flowing throughout the main living areas, modern lighting, and a stylish fireplace that creates a warm focal point for gathering with family and friends. The open layout creates an easy flow for both everyday living and entertaining. The kitchen offers a functional design with custom touches, breakfast

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1995

Property features AI

Finance

• Other: Lot is approximately 0.25 acre (about 80 x 135); Zoning compatible; Living area and building area reported from public records
• Financial info: No lease restrictions
• HOA & community: No HOA; Pets allowed

Exterior

• Parking: Attached 2-car garage with garage door opener; Garage faces side; Driveway; Garage dimensions approximately 19 x 21
• Utilities: Public water; Septic tank sewer; Electricity connected; Water connected
• Home design: Single-family residence; One story; Home faces east; Completed condition; Homestead-exempt
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as a residential single-family home
• Exterior features: Sliding doors; Paved road access; Located in county (non-municipal)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom layout; Walk-in closets; Decorative fireplace
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $45 ($544/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (22.8% below list).
• Recommended offer: $193k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#638 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, 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: Alta Vista Elementary School (math 35% / reading 36%, grade F, #1,684 of 2,144 statewide, top 79%, 769 students, 60% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 29% 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: 149 active listings in the ZIP; 8 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y ago 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.
• Current owner paid $72k; list at $250k implies a 247% 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 $192,829 (22.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.77% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.8

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: 24.8%
• Equity multiple: 2.98×
• Total profit: $138,867
• Equity at exit: $225,130

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $406,422
• Equity at exit: $485,501

Cash invested: $69,972 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $45

Break-even live

Break-even rent $1,871

Max offer price $249,900

Occupancy floor 93%

Sensitivity live

Price	-10% $187	-5% $116	+0% $45	+5% $-25	+10% $-96
Rent	-10% $-107	-5% $-31	+0% $45	+5% $122	+10% $198
Rate	-1.0pp $171	-0.5pp $109	base $45	+0.5pp $-19	+1.0pp $-85

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1378 Legatto Loop Dundee, FL	3.0	2.0	1397	$1,850	$1.32	4d	1	0.74mi
604 Lime Ave Dundee, FL	3.0	3.0	1694	$2,400	$1.42	24d	1	0.96mi
217 Betty Ave S Dundee, FL	3.0	2.0	1150	$1,650	$1.43	24d	1	1.01mi
702 Lemon Ave Dundee, FL	3.0	2.0	1198	$1,800	$1.50	15d	1	1.10mi
2163 Mandarin Loop Dundee, FL	3.0	2.0	1688	$2,049	$1.21	4d	1	1.18mi
2912 poppy ave, Lake Hamilton, FL	3.0	2.0	1401	$1,925	$1.37	24d	1	1.30mi
391 Sol Vista Dr Dundee, FL	3.0	2.5	1768	$1,950	$1.10	24d	1	1.41mi
403 Sol Vista Dr Dundee, FL	3.0	2.5	1630	$1,950	$1.20	24d	1	1.42mi

Listing history 14 events

1. 2026-05-31
   status $249,900 Pending 3 DOM
2. 2026-05-27
   listed $249,900 Active
3. 2013-02-27
   soldstatus $72,000
4. 2011-12-31
   historical
5. 2011-11-01
   listed $68,900
6. 2011-09-19
   historical
7. 2011-01-27
   listed $79,900
8. 2007-03-15
   soldstatus $180,000
9. 2007-02-22
   soldstatus $180,000
10. 2006-07-24
    listed $170,000
11. 2005-03-17
    soldstatus $125,000
12. 2005-03-16
    soldstatus $125,000
13. 2005-01-23
    listed $125,000
14. 1995-06-05
    soldstatus $89,400

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$1,314/yr (+$109/mo · 172.8%)

ⓘ 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 ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,139
• − Mortgage interest: −$13,998
• − Property taxes: −$760
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$7,270
• Taxable loss: −$3,841
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $1,466/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 — Dundee

• Score: 65/100
• State rank: #638
• US rank: #12542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dundee, FL
• City population: 5,431
• 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

Price history

+179.5% since first listed

13 events — show timeline

• 2026-05-27 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-27 Sold (Public Records) $72,000 Public Records
• 2011-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-11-01 Listed $68,900 Stellar MLS as Distributed by MLS Grid
• 2011-09-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-01-27 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2007-03-15 Sold (Public Records) $180,000 Public Records
• 2007-02-22 Sold (MLS) $180,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-24 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-17 Sold (Public Records) $125,000 Public Records
• 2005-03-16 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-23 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 1995-06-05 Sold (Public Records) $89,400 Public Records

Property tax history

-2.8%/yr

Latest (2025): $760 · +1.4% YoY. Source: county tax records.