318 Gladesdale St · Haines City, FL 33844

$250,000

3 bd · 2.0 ba · 1,796 sqft · SingleFamily public records · 60 Days on market

Built 2013 9,849 sqft lot $57/mo HOA · 3% 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 +13.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 3 bedroom 2 bath home in the Haines Ridge Community. This home is waiting for your personal decorating touches and your furnishings. Haines Ridge is close to shopping, dining and just off HWY 27 that offers easy access to all Central Florida employers.

Key facts

• 9,849 sq ft lot
• 2 garage spots
• Built 2013

Property features AI

Finance

• Other: Homestead exempt; Lot about 0.23 acre (0 to less than 1/4 acre); Asphalt/paved road access
• HOA & community: Haines Ridge HOA; HOA required; $690 annually ($57.50 monthly); Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; Residential property; One story; Faces north; Entry level: One
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built as one-story
• Exterior features: Lighting; Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry

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 $-6 ($-67/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (12.6% below list).
• Recommended offer: $218k (12.6% 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: Alta Vista Elementary School (math 35% / reading 36%, grade F, #1,684 of 2,144 statewide, top 79%, 769 students, 60% FRL); Shelley S. Boone Middle School (math 25% / reading 25%, grade F, #517 of 571 statewide, top 91%, 1,403 students, 52% 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 28% at this address vs 41% district-wide (-14 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 (+1.2%/yr); 1344 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 41% of the median local income ($64k/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 $8k 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 60 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $184k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,498 (12.6% 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 60 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.36×
• Total profit: $-44,803
• Equity at exit: $37,276

10-year hold

• IRR: -15.1%
• Equity multiple: 0.21×
• Total profit: $-55,037
• Equity at exit: $21,615

Cash invested: $70,000 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1344
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$260 /mo · $3,114/yr
• Insurance: −$104
• HOA: −$57
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-6

Break-even live

Break-even rent $2,192

Max offer price $249,014

Occupancy floor 95%

Sensitivity live

Price	-10% $136	-5% $65	+0% $-6	+5% $-76	+10% $-147
Rent	-10% $-178	-5% $-92	+0% $-6	+5% $81	+10% $167
Rate	-1.0pp $120	-0.5pp $58	base $-6	+0.5pp $-70	+1.0pp $-136

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1916 Verano Dr Unit 1916C Haines City, FL	4.0	3.0	1727	$1,900	$1.10	25d	1	0.32mi
671 Tanaro Ln Haines City, FL	4.0	2.0	1955	$2,200	$1.13	12d	1	0.67mi
660 Tanaro Ln Haines City, FL	4.0	2.0	1848	$2,000	$1.08	25d	1	0.70mi
755 Staffora St Haines City, FL	3.0	2.0	1555	$1,799	$1.16	25d	1	0.71mi
751 Staffora St Haines City, FL	4.0	2.0	1848	$2,300	$1.24	25d	1	0.72mi
640 Tanaro Ln Haines City, FL	3.0	2.0	1975	$2,100	$1.06	25d	1	0.73mi
835 Ofanto Way Haines City, FL	4.0	3.0	2080	$2,350	$1.13	25d	1	0.76mi
815 Ofanto Way Haines City, FL	3.0	2.0	1560	$2,500	$1.60	5d	1	0.78mi
1123 Patriot Loop Haines City, FL	4.0	2.0	1807	$2,150	$1.19	16d	1	0.82mi
768 Richmond Estate Ave Haines City, FL	4.0	2.0	1776	$1,995	$1.12	25d	1	0.92mi
1339 Madison Cir Haines City, FL	3.0	2.0	1450	$1,990	$1.37	23d	1	0.93mi
570 Feltrim Manor Rd Haines City, FL	4.0	2.0	1830	$2,400	$1.31	25d	1	0.94mi
1336 Madison Cir Haines City, FL	4.0	2.0	1733	$2,800	$1.62	25d	1	0.95mi
1242 Tagliamento Ln Haines City, FL	4.0	2.0	1820	$2,000	$1.10	25d	1	1.04mi
1313 Tank Trl Haines City, FL	3.0	2.0	1450	$2,095	$1.44	25d	1	1.05mi
239 Tarpon Bay Blvd Haines City, FL	4.0	3.0	1887	$2,300	$1.22	16d	1	1.05mi
148 Roseville Dr Haines City, FL	3.0	2.0	1631	$1,799	$1.10	15d	1	1.08mi
375 Boardwalk Ave Haines City, FL	3.0	2.0	1725	$2,350	$1.36	16d	1	1.08mi
662 Fairview Ave Haines City, FL	4.0	2.0	1776	$1,995	$1.12	4d	1	1.09mi
128 Arlington Square Ct Haines City, FL	3.0	2.0	1465	$2,300	$1.57	16d	1	1.25mi
3139 Cedar Crossing Blvd Haines City, FL	3.0	2.0	1506	$1,795	$1.19	5d	1	1.26mi
1931 Trinity Cir Haines City, FL	4.0	2.0	1650	$1,500	$0.91	25d	1	1.42mi
963 E Main St Haines City, FL	4.0	2.5	1545	$1,700	$1.10	16d	1	1.44mi
1728 Vanilla St Haines City, FL	4.0	2.0	1850	$2,400	$1.30	25d	1	1.48mi
401 W Florida Ave Haines City, FL	3.0	2.0	1400	$1,649	$1.18	15d	2	1.49mi

HOA detail

• Monthly dues: $57 · $684/yr

Listing history 28 events

1. 2026-06-16
   statusdays on market $250,000 Pending 60 DOM
2. 2026-06-15
   days on market $250,000 Active 59 DOM
3. 2026-06-13
   days on market $250,000 Active 57 DOM
4. 2026-06-10
   days on market $250,000 Active 54 DOM
5. 2026-06-09
   days on market $250,000 Active 53 DOM
6. 2026-06-08
   days on market $250,000 Active 52 DOM
7. 2026-06-07
   days on market $250,000 Active 51 DOM
8. 2026-06-05
   days on market $250,000 Active 48 DOM
9. 2026-06-03
   days on market $250,000 Active 47 DOM
10. 2026-06-03
    days on market $250,000 Active 46 DOM
11. 2026-06-01
    days on market $250,000 Active 45 DOM
12. 2026-05-31
    days on market $250,000 Active 44 DOM
13. 2026-05-14
    price $250,000
14. 2026-04-24
    price $265,000
15. 2026-04-17
    listed $300,000 Active
16. 2026-03-22
    historical
17. 2025-03-06
    listed $335,000 Active
18. 2019-05-06
    soldstatus $184,000 Sold 262-char remark

    Show marketing remark (262 chars)

    This is a 3 bedroom 2 bath home in the Haines Ridge Community. This home is waiting for your personal decorating touches and your furnishings. Haines Ridge is close to shopping, dining and just off HWY 27 that offers easy access to all Central Florida employers.

19. 2019-03-18
    status Pending 262-char remark

    Show marketing remark (262 chars)

    This is a 3 bedroom 2 bath home in the Haines Ridge Community. This home is waiting for your personal decorating touches and your furnishings. Haines Ridge is close to shopping, dining and just off HWY 27 that offers easy access to all Central Florida employers.

20. 2019-02-27
    price $184,000 262-char remark

    Show marketing remark (262 chars)

    This is a 3 bedroom 2 bath home in the Haines Ridge Community. This home is waiting for your personal decorating touches and your furnishings. Haines Ridge is close to shopping, dining and just off HWY 27 that offers easy access to all Central Florida employers.

21. 2019-01-22
    listed $189,000 Active 262-char remark

    Show marketing remark (262 chars)

    This is a 3 bedroom 2 bath home in the Haines Ridge Community. This home is waiting for your personal decorating touches and your furnishings. Haines Ridge is close to shopping, dining and just off HWY 27 that offers easy access to all Central Florida employers.

22. 2015-10-23
    soldstatus $162,000 Sold
23. 2015-09-15
    status Pending
24. 2015-08-07
    listed $168,000 Active
25. 2013-09-30
    soldstatus $143,775
26. 2013-08-16
    listed $147,775
27. 2006-01-19
    soldstatus $5,796,000
28. 2002-12-18
    soldstatus $200,000

ⓘ 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: $3,114 · $260/mo
• Projected year-2 tax: $3,114 · $260/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 ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,220
• − Mortgage interest: −$14,004
• − Property taxes: −$3,114
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − HOA: −$684
• − Depreciation: −$7,273
• Taxable loss: −$4,300
• Est. tax savings @ 24.0%: +$1,032
• After-tax cash flow: $965/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): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• 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

+25.0% since first listed

16 events — show timeline

• 2026-05-14 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-06 Sold (MLS) $184,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-02-27 Price Changed $184,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-22 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2015-10-23 Sold (MLS) $162,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-08-07 Listed $168,000 Stellar MLS as Distributed by MLS Grid
• 2013-09-30 Sold (MLS) $143,775 Stellar MLS as Distributed by MLS Grid
• 2013-08-16 Listed $147,775 Stellar MLS as Distributed by MLS Grid
• 2006-01-19 Sold (Public Records) $5,796,000 Public Records
• 2002-12-18 Sold (Public Records) $200,000 Public Records

Property tax history

+24.4%/yr

Latest (2025): $3,114 · +1.6% YoY. Source: county tax records.