208 Gladiola Ct · Poinciana, FL 34759

$259,900

4 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 9 Days on market

Built 2019 8,276 sqft lot $100/mo HOA · 5% of rent

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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 +9.3/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Under Construction. Completion date is September 2019. 1402-B NEW single-story home with 2-car garage! Inside is a spacious kitchen which looks out to the living room. The owner's suite features a private bathroom and walk in closet. Additionally, are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed.

Key facts

• Large yard
• Updated flooring
• Functional layout

Tags

• UPDATED FLOORING
• FRESH INTERIOR PAINT
• FUNCTIONAL LAYOUT
• LARGE YARD
• ATTACHED 2-CAR GARAGE
• LOW HOA FEE

Property features AI

Finance

• Other: Total annual fees reported as $1,200
• Financial info: Lease restrictions apply
• HOA & community: Has HOA with a $100 monthly fee (includes cable TV and internet); Community street lights; Pets allowed

Exterior

• Parking: Attached 2-car garage (20x20); Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Internet included in association fee; Water and sewer available
• Home design: Single family residence; Residential property in a PUD; One story; Northwest facing; Completed condition
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as a single-level home
• Exterior features: Sidewalk; Sliding doors; Mature landscaping; Paved asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Range; Range hood; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Living room/dining room combo; Open floorplan; Split bedroom layout; Walk-in closets; Blinds
• Laundry & utility: Inside laundry; Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (18.4% below list).
• Recommended offer: $212k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.2% in Poinciana — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#859 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; 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: Laurel Elementary School (math 26% / reading 34%, grade F, #1,882 of 2,144 statewide, top 88%, 1,058 students, 50% FRL); Lake Marion Creek Middle School (math 22% / reading 27%, grade F, #522 of 571 statewide, top 93%, 1,044 students, 58% 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 56% FRL track the district average.
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-16 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 1151 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 8y 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.

Risks & watch-outs

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

Recommended offer $212,073 (18.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.43×
• Total profit: $-41,156
• Equity at exit: $56,820

10-year hold

• IRR: -9.0%
• Equity multiple: 0.30×
• Total profit: $-51,089
• Equity at exit: $54,758

Cash invested: $72,772 (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 34759

• Home prices YoY: -0.5%
• Rents YoY: 1.1%
• Active inventory: 1151
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$296 /mo · $3,549/yr
• Insurance: −$108
• HOA: −$100
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-192

Break-even live

Break-even rent $2,363

Max offer price $226,051

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-118	+0% $-192	+5% $-265	+10% $-339
Rent	-10% $-359	-5% $-275	+0% $-192	+5% $-108	+10% $-24
Rate	-1.0pp $-61	-0.5pp $-126	base $-192	+0.5pp $-259	+1.0pp $-327

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Gladiola Ct Kissimmee, FL	4.0	2.0	1670	$2,065	$1.24	4d	1	0.02mi
207 Gladiola Ct Kissimmee, FL	4.0	2.0	1605	$1,855	$1.16	4d	1	0.04mi
263 Gladiola Ct Kissimmee, FL	4.0	2.0	1605	$1,750	$1.09	16d	1	0.05mi
210 Goldenrod Ln Kissimmee, FL	4.0	2.0	1626	$1,875	$1.15	25d	1	0.06mi
260 Hyacinth Ct Kissimmee, FL	4.0	2.0	1400	$1,765	$1.26	25d	1	0.14mi
204 Fig Ct Kissimmee, FL	4.0	2.5	1823	$2,080	$1.14	25d	1	0.16mi
216 Fig Ct Kissimmee, FL	3.0	2.0	1852	$2,005	$1.08	4d	1	0.18mi
216 Fig Ct Kissimmee, FL	4.0	2.5	1823	$2,080	$1.14	16d	1	0.18mi
2129 Hibiscus Pl Kissimmee, FL	4.0	2.0	1765	$2,100	$1.19	4d	1	0.18mi
222 Fig Ct Kissimmee, FL	3.0	2.0	1852	$1,970	$1.06	4d	1	0.20mi
222 Fig Ct Kissimmee, FL	4.0	2.5	1823	$1,970	$1.08	4d	1	0.20mi
325 Hibiscus Dr Kissimmee, FL	4.0	2.0	1605	$1,995	$1.24	4d	1	0.23mi
309 Fern Ct Kissimmee, FL	4.0	2.5	1767	$2,150	$1.22	4d	1	0.25mi
316 Fern Ct Kissimmee, FL	4.0	2.0	1605	$1,775	$1.11	4d	1	0.25mi
344 Hibiscus Dr Kissimmee, FL	4.0	2.0	1670	$1,825	$1.09	4d	1	0.26mi
302 Elderberry Ct Kissimmee, FL	4.0	2.0	1670	$2,200	$1.32	25d	1	0.30mi
337 Hibiscus Dr Kissimmee, FL	4.0	2.0	1670	$1,980	$1.19	15d	1	0.30mi
119 Tulip Ln Kissimmee, FL	4.0	2.0	1670	$2,095	$1.25	25d	1	0.32mi
305 Elderberry Ct Kissimmee, FL	4.0	2.0	1560	$2,000	$1.28	4d	1	0.34mi
108 Tulip Ln Kissimmee, FL	4.0	2.0	1612	$2,000	$1.24	16d	1	0.39mi
1130 Chervil Dr Kissimmee, FL	3.0	2.5	1495	$1,575	$1.05	25d	1	0.43mi
333 Daffodil Ln Kissimmee, FL	4.0	2.0	1851	$2,040	$1.10	15d	1	0.45mi
207 Begonia Ln Kissimmee, FL	4.0	2.0	1623	$1,925	$1.19	25d	1	0.51mi
2005 Maple Ln Kissimmee, FL	4.0	2.0	1669	$1,719	$1.03	4d	1	0.53mi
1782 Coriander Dr Kissimmee, FL	3.0	2.0	1056	$1,600	$1.52	4d	1	0.54mi
3 Magnolia Blossom Ln Kissimmee, FL	4.0	2.0	1670	$1,995	$1.19	20d	1	0.56mi
99 Orchid Ln Kissimmee, FL	3.0	2.0	1708	$1,900	$1.11	16d	1	0.56mi
1786 Coriander Dr Kissimmee, FL	3.0	2.0	1056	$1,600	$1.52	4d	1	0.56mi
29 Orchid Ct Kissimmee, FL	4.0	2.0	1670	$1,890	$1.13	4d	1	0.60mi
107 Lily Ln Kissimmee, FL	4.0	2.0	1670	$2,090	$1.25	25d	1	0.62mi
452 Cinnamon Dr Kissimmee, FL	4.0	2.0	1793	$2,000	$1.12	25d	1	0.63mi
439 Caraway Dr Kissimmee, FL	4.0	2.0	1791	$1,800	$1.01	4d	1	0.63mi
302 W Aster Ct Kissimmee, FL	4.0	2.0	1670	$2,240	$1.34	4d	1	0.67mi
105 Zinnia Ln W Kissimmee, FL	4.0	2.0	1600	$2,100	$1.31	4d	1	0.68mi
404 Cinnamon Dr Kissimmee, FL	3.0	2.0	1321	$1,775	$1.34	16d	1	0.69mi
446 Caraway Dr Kissimmee, FL	3.0	2.0	1334	$1,675	$1.26	25d	1	0.72mi
339 W Aster Ct Kissimmee, FL	3.0–4.0	2.0–3.0	1504	$2,345	$1.56	4d	1	0.78mi
319 Erie Dr Kissimmee, FL	3.0	2.0	1310	$1,765	$1.35	15d	1	0.96mi
3181 Viceroy Ct Kissimmee, FL	4.0	2.0	1610	$1,900	$1.18	4d	1	0.98mi
2150 Mystic Ring Loop Kissimmee, FL	3.0	2.0	1245	$1,700	$1.37	12d	1	1.01mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 26 events

1. 2026-05-09
   status Pending
2. 2026-04-30
   listed $259,900 Active
3. 2026-02-12
   historical $1,575
4. 2025-11-13
   price $1,575
5. 2025-09-30
   price $1,675
6. 2025-07-24
   listed $2,380
7. 2025-07-24
   historical $1,780
8. 2025-07-21
   listed $1,780
9. 2025-07-16
   historical $1,780
10. 2025-06-30
    soldstatus $10,197,000
11. 2025-06-10
    listed $1,780
12. 2020-06-29
    soldstatus $156,000 Sold 362-char remark

    Show marketing remark (362 chars)

    Under Construction. Completion date is September 2019. 1402-B NEW single-story home with 2-car garage! Inside is a spacious kitchen which looks out to the living room. The owner's suite features a private bathroom and walk in closet. Additionally, are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed.

13. 2020-01-03
    soldstatus $156,000
14. 2019-11-18
    status Active 362-char remark

    Show marketing remark (362 chars)

    Under Construction. Completion date is September 2019. 1402-B NEW single-story home with 2-car garage! Inside is a spacious kitchen which looks out to the living room. The owner's suite features a private bathroom and walk in closet. Additionally, are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed.

15. 2019-11-09
    status Pending 362-char remark

    Show marketing remark (362 chars)

    Under Construction. Completion date is September 2019. 1402-B NEW single-story home with 2-car garage! Inside is a spacious kitchen which looks out to the living room. The owner's suite features a private bathroom and walk in closet. Additionally, are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed.

16. 2019-10-31
    price $173,740 362-char remark

    Show marketing remark (362 chars)

    Under Construction. Completion date is September 2019. 1402-B NEW single-story home with 2-car garage! Inside is a spacious kitchen which looks out to the living room. The owner's suite features a private bathroom and walk in closet. Additionally, are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed.

17. 2019-10-25
    price $173,990 362-char remark

    Show marketing remark (362 chars)

    Under Construction. Completion date is September 2019. 1402-B NEW single-story home with 2-car garage! Inside is a spacious kitchen which looks out to the living room. The owner's suite features a private bathroom and walk in closet. Additionally, are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed.

18. 2019-09-03
    price $178,990 362-char remark

    Show marketing remark (362 chars)

    Under Construction. Completion date is September 2019. 1402-B NEW single-story home with 2-car garage! Inside is a spacious kitchen which looks out to the living room. The owner's suite features a private bathroom and walk in closet. Additionally, are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed.

19. 2019-07-09
    listed $173,990 Active 362-char remark

    Show marketing remark (362 chars)

    Under Construction. Completion date is September 2019. 1402-B NEW single-story home with 2-car garage! Inside is a spacious kitchen which looks out to the living room. The owner's suite features a private bathroom and walk in closet. Additionally, are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed.

20. 2019-04-30
    soldstatus $110,000
21. 2018-12-21
    status Active
22. 2018-12-20
    historical
23. 2018-10-20
    status Pending
24. 2018-10-16
    status Active
25. 2018-10-13
    historical
26. 2018-10-04
    listed $23,000 Active

ⓘ 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: $3,549 · $296/mo
• Projected year-2 tax: $3,549 · $296/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 · 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: $25,449
• − Mortgage interest: −$14,558
• − Property taxes: −$3,549
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − HOA: −$1,200
• − Depreciation: −$7,561
• Taxable loss: −$6,791
• Est. tax savings @ 24.0%: +$1,630
• After-tax cash flow: $-670/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 — Poinciana

• Score: 57/100
• State rank: #859
• US rank: #21760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poinciana, FL
• County: Polk County · 740,051 people
• City population: 91,336
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 44,568
• Household income: $69,373
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 1186.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 55% White 21% Two or more races 20% Black 19%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 49% English-only · Spanish 48% French/Haitian/Cajun 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: ▼ -1.48%
• Current HPI: 276.6861
• Rent YoY: ▲ 1.14%
• 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

+1030.0% since first listed

26 events — show timeline

• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Rental Removed $1,575 STELLARMLS
• 2025-11-13 Price Changed $1,575 STELLARMLS
• 2025-09-30 Price Changed $1,675 STELLARMLS
• 2025-07-24 Listed for Rent $2,380 STELLARMLS
• 2025-07-24 Rental Removed $1,780 RENTLY
• 2025-07-21 Listed for Rent $1,780 RENTLY
• 2025-07-16 Rental Removed $1,780 MAINSTREETRENEWAL
• 2025-06-30 Sold (Public Records) $10,197,000 Public Records
• 2025-06-10 Listed for Rent $1,780 MAINSTREETRENEWAL
• 2020-06-29 Sold (MLS) $156,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-03 Sold (Public Records) $156,000 Public Records
• 2019-11-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-11-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-31 Price Changed $173,740 Stellar MLS as Distributed by MLS Grid
• 2019-10-25 Price Changed $173,990 Stellar MLS as Distributed by MLS Grid
• 2019-09-03 Price Changed $178,990 Stellar MLS as Distributed by MLS Grid
• 2019-07-09 Listed $173,990 Stellar MLS as Distributed by MLS Grid
• 2019-04-30 Sold (Public Records) $110,000 Public Records
• 2018-12-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-12-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-10-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-10-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-10-04 Listed $23,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+44.1%/yr

Latest (2025): $3,549 · +2.4% YoY. Source: county tax records.