1526 Las Palmas St · Lakeland, FL 33810

$325,490

4 bd · 2.0 ba · 1,665 sqft · Land · 31 Days on market

Built 2026 6,098 sqft lot $65/mo HOA · 3% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Introducing the Harper floorplan at Millstone, where every square foot is put to use with sophistication and comfort. Inside this 4 bedroom, 2 bathroom home, you’ll find 1,665 square feet of comfortable living. This meticulously designed residence combines modern convenience with timeless elegance, showcasing granite and luxury vinyl floors throughout. As you step inside, you are greeted by an inviting foyer that leads you into the heart of the home. The open-concept layout seamlessly connects the living room, dining area, and kitchen, creating a perfect space for entertaining family and friends. The spacious living room features abundant natural light, thanks to l

Key facts

• Inviting foyer
• Granite countertops
• Oversized island

Tags

• OPEN-CONCEPT LAYOUT
• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• OVERSIZED ISLAND
• SMART HOME TECHNOLOGY
• INVITING FOYER

Property features AI

Finance

• Other: Home warranty included; Permit number BR-2026-3158
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly HOA $65 / association fee $195 quarterly); Association: Access Residential Management; Sidewalks in community; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Phone available; BB/HS internet available
• Home design: Single family residence; One story; Under construction (projected completion 2026-07-29); North-facing entry
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction; Builder: D.R. Horton (Model: Harper)
• Exterior features: Covered rear porch; Sidewalk; Sliding doors; Irrigation equipment; Trees/landscaped

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Solid surface counters; Thermostat; Walk-in closet(s); Blinds; Smoke detector(s)
• Laundry & utility: Inside laundry room; Washer; Dryer; Inside utility

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-506 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (29.7% below list).
• Recommended offer: $229k (29.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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: R. Clem Churchwell Elementary School (math 46% / reading 44%, grade D-, #1,271 of 2,144 statewide, top 60%, 708 students, 53% FRL); Kathleen Senior High School (math 19% / reading 31%, grade F, #501 of 667 statewide, top 75%, 2,051 students, 59% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 504 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% of the median local income ($70k/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 $10k 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 31 days — a 3% lower offer ($316k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,894 (29.7% 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 31 days. Have you received any prior offers? Is the seller open to a 30% 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. 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: 0.70% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -28.0%
• Equity multiple: 0.06×
• Total profit: $-85,410
• Equity at exit: $48,532

10-year hold

• IRR: -27.7%
• Equity multiple: -0.29×
• Total profit: $-117,644
• Equity at exit: $28,142

Cash invested: $91,137 (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 33810

• Rents YoY: 2.8%
• Active inventory: 504
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,707
• Tax est. 1.5%: −$407 /mo · $4,882/yr
• Insurance: −$136
• HOA: −$65
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-506

Break-even live

Break-even rent $2,930

Max offer price $252,253

Occupancy floor —

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: $81,372
• Closing costs: $9,765
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8004 Settlers Creek Ln Lakeland, FL	4.0	2.0	2108	$2,300	$1.09	23d	1	0.33mi
2045 Harvest Landing Cir Lakeland, FL	4.0	2.0	1597	$2,150	$1.35	23d	1	0.55mi
8328 Wilder Pines Ave Lakeland, FL	4.0	2.5	2107	$2,650	$1.26	3d	1	0.58mi
8006 Brookeshire Dr Lakeland, FL	3.0	2.0	1301	$1,890	$1.45	19d	1	0.64mi
7867 Country Chase Ave Lakeland, FL	3.0	2.0	1896	$1,900	$1.00	23d	1	0.65mi
7525 Ibis Dr Lakeland, FL	4.0	2.0	1707	$2,300	$1.35	23d	1	0.90mi
858 Fox Lake Dr Unit 858 Lakeland, FL	3.0	2.0	1302	$1,495	$1.15	10d	1	1.12mi
2684 Porter St Lakeland, FL	4.0	3.0	2061	$1,950	$0.95	23d	1	1.14mi
734 Fox Lake Dr Lakeland, FL	3.0	2.0	1337	$1,910	$1.43	3d	1	1.24mi
8007 Apache Ln Lakeland, FL	3.0	2.0	1276	$2,010	$1.58	23d	1	1.45mi
7362 Beaumont Dr Lakeland, FL	4.0	2.0	1752	$2,200	$1.26	14d	1	1.46mi
7362 Beaumont Dr Lakeland, FL	4.0	2.0	1752	$2,200	$1.26	3d	1	1.46mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 16 events

1. 2026-06-18
   days on market $325,490 Active 31 DOM
2. 2026-06-17
   days on market $325,490 Active 30 DOM
3. 2026-06-16
   days on market $325,490 Active 29 DOM
4. 2026-06-15
   days on market $325,490 Active 28 DOM
5. 2026-06-13
   days on market $325,490 Active 26 DOM
6. 2026-06-10
   pricedays on market $325,490 Active 23 DOM
7. 2026-06-09
   days on market $323,490 Active 22 DOM
8. 2026-06-08
   days on market $323,490 Active 21 DOM
9. 2026-06-07
   days on market $323,490 Active 20 DOM
10. 2026-06-05
    days on market $323,490 Active 17 DOM
11. 2026-06-03
    days on market $323,490 Active 16 DOM
12. 2026-06-03
    days on market $323,490 Active 15 DOM
13. 2026-06-01
    days on market $323,490 Active 14 DOM
14. 2026-05-31
    days on market $323,490 Active 13 DOM
15. 2026-05-18
    listed $323,490 Active
16. 2026-03-04
    soldstatus $1,803,700

ⓘ 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: $27,467
• − Mortgage interest: −$18,233
• − Property taxes: −$4,882
• − Insurance: −$1,627
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$780
• − Depreciation: −$9,469
• Taxable loss: −$11,919
• Est. tax savings @ 24.0%: +$2,860
• After-tax cash flow: $-3,213/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 — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 55,137
• Household income: $69,986
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1208.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Black 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 5%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 17% French/Haitian/Cajun 1% Tagalog/Filipino 1%

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: ▼ -194.94%
• Current HPI: 320.7366
• Rent YoY: ▲ 2.78%
• 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

-82.1% since first listed

2 events — show timeline

• 2026-05-18 Listed $323,490 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Sold (Public Records) $1,803,700 Public Records