739 Center St · Waverly, FL 33877

$228,000

3 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 64 Days on market

Built 1935 0.52 ac lot

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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 +11.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

* * Sellers have received multiple offers, all highest and best offers due by 5:00pm Monday 9/21/20 * * OVER 1/2 AN ACRE! Not only is this home affordable, it has been beautifully updated and is ready for new owners! This home features a new roof (2020), all new paint, lights, fans, a brand new kitchen, complete with new cabinets and countertops, brand new stainless steel appliances, new luxury vinyl plank flooring and carpet as well as updated bathrooms. The exterior features new paint, a carport, extra storage, circle driveway and a fenced in yard. At this price, this home will not last long. Don’t miss your chance to see this one! * * USDA FINANCING AVAILABLE TO QUALIFIED BUYERS WITH LITTLE TO NO MONEY DOWN, CALL FOR DETAILS * *

Key facts

• Over half an acre
• Three lemon trees
• Herb garden

Tags

• OVER HALF AN ACRE
• FULLY FENCED YARD
• HERB GARDEN
• THREE LEMON TREES
• FRESH INTERIOR PAINT
• NEW LIVING ROOM FLOORING

Property features AI

Finance

• Other: Total acreage approximately 0.5 acre (lot dimensions ~150 x 150)
• Financial info: No lease restrictions indicated
• HOA & community: No HOA/association listed; Pets allowed: cats and dogs

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Single-family residence; One story; Faces east; Homestead property
• Construction: Frame construction; Shingle roof; Pillar/post/pier foundation; Built area noted (building area total available)
• Exterior features: Exterior lighting; Asphalt road access; Oversized lot; Unincorporated area

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room; Outside laundry access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (25.8% below list).
• Recommended offer: $169k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#817 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, 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: Spook Hill Elementary School (math 28% / reading 33%, grade F, #1,862 of 2,144 statewide, top 88%, 584 students, 67% FRL); Mclaughlin Academy of Excellence (math 34% / reading 32%, grade F, #437 of 571 statewide, top 77%, 542 students, 68% FRL); Winter Haven Senior High School (math 26% / reading 38%, grade F, #415 of 667 statewide, top 63%, 2,467 students, 50% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 4 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $157k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,113 (25.8% 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 64 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.9%
• Equity multiple: 1.34×
• Total profit: $21,683
• Equity at exit: $102,519

10-year hold

• IRR: 8.8%
• Equity multiple: 2.33×
• Total profit: $85,144
• Equity at exit: $157,994

Cash invested: $63,840 (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 33877

• Active inventory: 4
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-90

Break-even live

Break-even rent $1,805

Max offer price $212,144

Occupancy floor —

Sensitivity live

Price	-10% $39	-5% $-25	+0% $-90	+5% $-154	+10% $-219
Rent	-10% $-223	-5% $-157	+0% $-90	+5% $-23	+10% $44
Rate	-1.0pp $25	-0.5pp $-32	base $-90	+0.5pp $-149	+1.0pp $-209

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
348 Gordon Ave Waverly, FL	2.0	1.0	936	$1,500	$1.60	25d	1	0.15mi
3005 Willow Glen CIR Lake Wales, FL	1.0–3.0	1.0–2.0	980	$2,140	$2.18	4d	35	0.87mi
243 C F Kinney Rd Lake Wales, FL	3.0	2.0	1600	$2,600	$1.62	23d	1	1.25mi

Listing history 29 events

1. 2026-06-22
   days on market $228,000 Active 64 DOM
2. 2026-06-18
   days on market $228,000 Active 61 DOM
3. 2026-06-17
   days on market $228,000 Active 60 DOM
4. 2026-06-16
   days on market $228,000 Active 59 DOM
5. 2026-06-15
   days on market $228,000 Active 58 DOM
6. 2026-06-13
   days on market $228,000 Active 56 DOM
7. 2026-06-10
   days on market $228,000 Active 53 DOM
8. 2026-06-09
   days on market $228,000 Active 52 DOM
9. 2026-06-08
   days on market $228,000 Active 51 DOM
10. 2026-06-07
    days on market $228,000 Active 50 DOM
11. 2026-06-05
    days on market $228,000 Active 47 DOM
12. 2026-06-03
    days on market $228,000 Active 46 DOM
13. 2026-06-03
    remarks 693-char remark
14. 2026-06-03
    pricedays on market $228,000 Active 45 DOM
15. 2026-06-01
    days on market $233,000 Active 44 DOM
16. 2026-05-31
    days on market $233,000 Active 43 DOM
17. 2026-05-05
    status Active
18. 2026-05-03
    status Pending
19. 2026-04-28
    status Active
20. 2026-04-22
    status Pending
21. 2026-04-12
    listed $233,000 Active
22. 2020-11-12
    soldstatus $157,000
23. 2020-11-06
    soldstatus $157,000 Sold 753-char remark

    Show marketing remark (753 chars)

    * * Sellers have received multiple offers, all highest and best offers due by 5:00pm Monday 9/21/20 * * OVER 1/2 AN ACRE! Not only is this home affordable, it has been beautifully updated and is ready for new owners! This home features a new roof (2020), all new paint, lights, fans, a brand new kitchen, complete with new cabinets and countertops, brand new stainless steel appliances, new luxury vinyl plank flooring and carpet as well as updated bathrooms. The exterior features new paint, a carport, extra storage, circle driveway and a fenced in yard. At this price, this home will not last long. Don’t miss your chance to see this one! * * USDA FINANCING AVAILABLE TO QUALIFIED BUYERS WITH LITTLE TO NO MONEY DOWN, CALL FOR DETAILS * *

24. 2020-09-22
    status Pending 753-char remark

    Show marketing remark (753 chars)

    * * Sellers have received multiple offers, all highest and best offers due by 5:00pm Monday 9/21/20 * * OVER 1/2 AN ACRE! Not only is this home affordable, it has been beautifully updated and is ready for new owners! This home features a new roof (2020), all new paint, lights, fans, a brand new kitchen, complete with new cabinets and countertops, brand new stainless steel appliances, new luxury vinyl plank flooring and carpet as well as updated bathrooms. The exterior features new paint, a carport, extra storage, circle driveway and a fenced in yard. At this price, this home will not last long. Don’t miss your chance to see this one! * * USDA FINANCING AVAILABLE TO QUALIFIED BUYERS WITH LITTLE TO NO MONEY DOWN, CALL FOR DETAILS * *

25. 2020-09-22
    price $157,950 753-char remark

    Show marketing remark (753 chars)

    * * Sellers have received multiple offers, all highest and best offers due by 5:00pm Monday 9/21/20 * * OVER 1/2 AN ACRE! Not only is this home affordable, it has been beautifully updated and is ready for new owners! This home features a new roof (2020), all new paint, lights, fans, a brand new kitchen, complete with new cabinets and countertops, brand new stainless steel appliances, new luxury vinyl plank flooring and carpet as well as updated bathrooms. The exterior features new paint, a carport, extra storage, circle driveway and a fenced in yard. At this price, this home will not last long. Don’t miss your chance to see this one! * * USDA FINANCING AVAILABLE TO QUALIFIED BUYERS WITH LITTLE TO NO MONEY DOWN, CALL FOR DETAILS * *

26. 2020-09-18
    listed $149,950 Active 753-char remark

    Show marketing remark (753 chars)

    * * Sellers have received multiple offers, all highest and best offers due by 5:00pm Monday 9/21/20 * * OVER 1/2 AN ACRE! Not only is this home affordable, it has been beautifully updated and is ready for new owners! This home features a new roof (2020), all new paint, lights, fans, a brand new kitchen, complete with new cabinets and countertops, brand new stainless steel appliances, new luxury vinyl plank flooring and carpet as well as updated bathrooms. The exterior features new paint, a carport, extra storage, circle driveway and a fenced in yard. At this price, this home will not last long. Don’t miss your chance to see this one! * * USDA FINANCING AVAILABLE TO QUALIFIED BUYERS WITH LITTLE TO NO MONEY DOWN, CALL FOR DETAILS * *

27. 2019-03-12
    soldstatus $35,000
28. 1994-08-09
    soldstatus $37,000
29. 1993-05-14
    soldstatus $27,000

ⓘ 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: $1,621 · $135/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$271/yr (+$23/mo · 16.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $20,294
• − Mortgage interest: −$12,772
• − Property taxes: −$1,621
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$6,633
• Taxable loss: −$5,119
• Est. tax savings @ 24.0%: +$1,229
• After-tax cash flow: $151/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 — Waverly

• Score: 59/100
• State rank: #817
• US rank: #19901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waverly, FL
• City population: 302
• Population (ZIP): 302

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: Majority White (56%)
• Race & ethnicity: White 56% Black 44%

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: —
• Current HPI: —
• 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

+763.0% since first listed

13 events — show timeline

• 2026-05-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Listed $233,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-12 Sold (Public Records) $157,000 Public Records
• 2020-11-06 Sold (MLS) $157,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-09-22 Price Changed $157,950 Stellar MLS as Distributed by MLS Grid
• 2020-09-18 Listed $149,950 Stellar MLS as Distributed by MLS Grid
• 2019-03-12 Sold (Public Records) $35,000 Public Records
• 1994-08-09 Sold (Public Records) $37,000 Public Records
• 1993-05-14 Sold (Public Records) $27,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,621 · +10.5% YoY. Source: county tax records.