1346 Kettles Ave · Lakeland, FL 33805

$129,000

2 bd · 1.0 ba · 997 sqft · SingleFamily public records · 67 Days on market

Built 1947 2,962 sqft lot ↓ 7% since listing

---

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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Price greatly reduced. .. 3/1 Concrete Block Home Clear title and no code violations! Prime investment opportunity! This solid 3-bedroom, 1-bathroom concrete block home FENCED in Lakeland offers high rental demand and long-term durability. Featuring a low-risk Flood Zone X designation and a West-facing orientation, this property is perfect for a buy-and-hold strategy or a focused renovation. Strategically located with easy access to Hwy 98 N. Seller willing to provide some owner financing with 20% down. Call for details!! ALL SIZES APPROXIMATE. Buyer to verify.

Key facts

• Fenced
• Flood zone x
• Concrete block home

Tags

• CONCRETE BLOCK HOME
• FENCED
• FLOOD ZONE X
• WEST-FACING ORIENTATION
• EASY ACCESS TO HWY 98 N

Property features AI

Finance

• Other: Lot roughly 0.07 acres (approx. 56 x 41); Living area reported as 997 square feet; Property identified as a single-family residence
• HOA & community: No HOA

Exterior

• Utilities: No water source reported; Public sewer; Cable available; Electricity available; Sewer connected
• Home design: Single-family residence; One story; Faces west; Residential zoning RA-4; Entry level: One
• Construction: Block construction; Shingle roof; Other foundation
• Exterior features: Sidewalk; Chain link fencing; City limits lot; Level lot; Paved public road frontage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Solid surface countertops; Split bedroom layout; Five total rooms
• Laundry & utility: No laundry hookups reported

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents flat; 162 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $892 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

• It's been on market 67 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,118
• Equity at exit: $19,234

10-year hold

• IRR: 6.5%
• Equity multiple: 1.44×
• Total profit: $15,976
• Equity at exit: $11,154

Cash invested: $36,120 (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 33805

• Home prices YoY: -29.8%
• Rents YoY: 0.8%
• Active inventory: 162
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$676
• Tax from tax record: −$57 /mo · $678/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $361

Break-even live

Break-even rent $996

Max offer price $129,000

Occupancy floor 70%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 W 13th St Lakeland, FL	2.0	1.0	950	$1,300	$1.37	23d	1	0.23mi
1704 Martin L King Jr Ave Lakeland, FL	2.0	2.0	1050	$5,000	$4.76	23d	1	0.44mi
1031 N Florence Ave Unit NA Lakeland, FL	3.0	2.0	1100	$1,495	$1.36	14d	1	0.46mi
321 Emma St Lakeland, FL	2.0	1.0	730	$1,395	$1.91	23d	1	0.63mi
711 N Virginia Ave Lakeland, FL	2.0	1.0	780	$1,100	$1.41	23d	1	0.64mi
408 Bassedena Cir N Lakeland, FL	3.0	2.0	1075	$1,825	$1.70	23d	1	0.74mi
123 Oconee St Unit 1368863P Lakeland, FL	2.0	1.0	990	$2,441	$2.47	11d	1	0.77mi
131 Pear St Lakeland, FL	2.0	1.0	741	$950	$1.28	23d	1	0.79mi
1480 Kathleen Rd Lakeland, FL	2.0	1.0	868	$1,345	$1.55	3d	1	0.83mi
310 Plum St Unit 7 Lakeland, FL	2.0	1.0	850	$1,200	$1.41	23d	1	0.84mi
1211 Robert King High Dr Lakeland, FL	3.0	1.5	1050	$1,625	$1.55	23d	1	0.85mi
617 Lakehurst St Lakeland, FL	3.0	2.0	1100	$1,900	$1.73	19d	1	0.86mi
1031 Neville Ave Lakeland, FL	2.0	2.0	728	$1,375	$1.89	19d	1	0.89mi
1128 Roselle Ave Unit 1130 Lakeland, FL	2.0	1.0	780	$1,200	$1.54	3d	1	0.93mi
720 Lakehurst St Lakeland, FL	3.0	2.0	1092	$1,750	$1.60	23d	1	0.93mi
1105 Jewel Ave Lakeland, FL	2.0	1.0	987	$1,200	$1.22	23d	1	0.98mi
1027 N Brunnell Pkwy Lakeland, FL	2.0	1.0	826	$1,050	$1.27	3d	1	1.06mi
929 Gilmore Ave Lakeland, FL	2.0	1.0–1.5	620	$1,280	$2.06	2d	20	1.07mi
454 King Edward Ave Lakeland, FL	2.0	2.0	1048	$1,399	$1.33	3d	1	1.12mi
270 E Bay St Lakeland, FL	2.0	1.0–2.0	892	$1,725	$1.93	3d	6	1.16mi
1035 N Davis Ave Lakeland, FL	2.0	2.0	870	$1,150	$1.32	19d	1	1.18mi
1137 Edith Ave Lakeland, FL	3.0	1.0	1100	$1,800	$1.64	3d	1	1.19mi
609 N Stella Ave Apt A Lakeland, FL	2.0	1.0	735	$1,100	$1.50	23d	1	1.20mi
620 N Lake Ave Unit 2 Lakeland, FL	2.0	1.0	760	$1,100	$1.45	3d	1	1.20mi
620 N Lake Ave Unit 3 Lakeland, FL	2.0	1.0	760	$1,175	$1.55	14d	1	1.20mi
600 E Bay St Lakeland, FL	3.0	1.0–2.0	914	$2,166	$2.37	3d	29	1.27mi
125 N Kentucky Ave #307 Lakeland, FL	1.0	1.5	911	$3,550	$3.90	23d	1	1.30mi
815 N Davis Ave Lakeland, FL	3.0	2.0	960	$1,450	$1.51	23d	1	1.31mi
921 E Parker St Lakeland, FL	1.0	1.0	715	$1,150	$1.61	14d	1	1.32mi
3215 Baird Ave Lakeland, FL	1.0–2.0	1.0	794	$1,250	$1.57	14d	4	1.38mi
3150 Pyramid Pkwy Lakeland, FL	1.0	1.0	432	$1,210	$2.80	3d	3	1.43mi
806 N Swindell Ave Lakeland, FL	3.0	2.0	995	$1,450	$1.46	23d	1	1.43mi
130 S Massachusetts Ave Lakeland, FL	1.0	1.0	580	$1,400	$2.41	3d	8	1.45mi

Listing history 10 events

1. 2026-06-07
   remarks 608-char remark
2. 2026-06-07
   statusdays on market $129,000 Pending 67 DOM
3. 2026-06-05
   days on market $129,000 Active 66 DOM
4. 2026-06-03
   days on market $129,000 Active 65 DOM
5. 2026-06-03
   days on market $129,000 Active 64 DOM
6. 2026-06-01
   days on market $129,000 Active 63 DOM
7. 2026-05-31
   days on market $129,000 Active 62 DOM
8. 2026-04-28
   price $129,000
9. 2026-04-08
   price $60,000
10. 2026-03-30
    listed $139,000 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: $678 · $57/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$392/yr (+$33/mo · 57.8%)

ⓘ 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 2/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,441
• − Mortgage interest: −$7,226
• − Property taxes: −$678
• − Insurance: −$645
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$3,753
• Taxable income: $2,348
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $3,773/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

• Census place: Lakeland, FL
• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 28,751
• Household income: $62,661
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1179.0

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 0.68)
• Race & ethnicity: White 38% Black 37% Hispanic / Latino 20% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Romanian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -158.44%
• Current HPI: 372.7317
• Rent YoY: ▲ 0.77%
• 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

-7.2% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $60,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listed $139,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $678 · +0.8% YoY. Source: county tax records.