7177 Sundial Dr · Highland City, FL 33813

$248,990

3 bd · 2.0 ba · 1,313 sqft · SingleFamily · 1 Days on market

Built 2026 Excellent condition 5,454 sqft lot $13/mo HOA · 1% 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 +11.5/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Pre-Construction. To be built. Welcome to Touchstone in Lakeland, FL! Picture coming home to a peaceful neighborhood designed for comfort, connection, and everyday ease. Whether you're splashing in the community pool, relaxing in the shaded cabana, or letting the kids burn off energy at the playground, Touchstone makes it easy to enjoy downtime close to home. Touchstone puts you moments from Lakeland’s best conveniences and attractions. You’ll enjoy quick access to US Hwy 98, making errands, work, and weekend outings a breeze. Choose from our line of open-concept floorplans, including both one- and two-story options. Each home features professionally curated interior finishes&md

Key facts

• Community pool
• Shaded cabana
• Included appliances

Tags

• COMMUNITY POOL
• SHADED CABANA
• PLAYGROUND
• OPEN-CONCEPT FLOORPLANS
• GRANITE KITCHEN COUNTERTOPS
• INCLUDED APPLIANCES

Property features AI

Finance

• Other: Home warranty included; Lease restrictions apply; Green features: energy-efficient appliances and lighting, ENERGY STAR windows, thermostat control, HVAC MERV 8+ filters, low-VOC flooring and paint, ventilation, drip irrigation and low-flow fixtures
• Financial info: Other annual assessment: $2,500; Monthly HOA amount: $13
• HOA & community: HOA (Ryan Homes) with monthly fee of $13; HOA covers grounds maintenance and recreational facilities; Community pool; Pets allowed

Exterior

• Parking: Attached 2-car garage (17 x 19) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Irrigation equipment
• Home design: Single-family residence; One story; New construction (projected completion late 2026); East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by RYAN HOMES (model: ALDER)
• Exterior features: Covered patio; Sliding doors; Sidewalks; Paved lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; Kitchen open to family room; Stone counters; Thermostat; Walk-in closets; ENERGY STAR qualified windows; Smoke detector(s)
• Laundry & utility: Inside laundry (washer and dryer included); Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-80 ($-958/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (15.9% below list).
• Recommended offer: $209k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#262 in FL, #4,195 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: 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: Spessard L Holland Elementary (math 47% / reading 49%, grade D, #1,171 of 2,144 statewide, top 55%, 766 students, 52% FRL); Bartow Senior High School (math 26% / reading 46%, grade F, #359 of 667 statewide, top 55%, 2,125 students, 44% FRL).
• Market conditions: Rents rising (+1.8%/yr); 344 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $209,355 (15.9% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.84% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-47,868
• Equity at exit: $37,125

10-year hold

• IRR: -15.6%
• Equity multiple: 0.17×
• Total profit: $-57,992
• Equity at exit: $21,528

Cash invested: $69,717 (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 33813

• Rents YoY: 1.8%
• Active inventory: 344
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,094 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$13
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-80

Break-even live

Break-even rent $2,195

Max offer price $237,441

Occupancy floor 99%

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: $62,248
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4017 Lana Dr Lakeland, FL	3.0	2.5	1651	$1,851	$1.12	14d	1	0.54mi
3819 Resting Robin Ave Unit NA Bartow, FL	4.0	2.0	1824	$2,299	$1.26	23d	1	0.91mi
3305 Lounging Wren Ln Bartow, FL	4.0	2.0	1824	$2,299	$1.26	23d	1	0.93mi
2702 Red Egret Dr Bartow, FL	3.0	2.0	1555	$2,140	$1.38	23d	1	1.12mi
4134 April St N Lakeland, FL	3.0	2.0	1256	$1,910	$1.52	23d	1	1.25mi
5967 Hillside Heights Dr Lakeland, FL	3.0	2.0	1393	$1,995	$1.43	14d	1	1.34mi
5967 Hillside Heights Dr Lakeland, FL	3.0	2.0	1393	$1,995	$1.43	23d	1	1.34mi
3858 Whitedove Dr Lakeland, FL	3.0	2.0	1280	$1,450	$1.13	19d	1	1.41mi
3972 Whitedove Dr Lakeland, FL	3.0	1.5	1011	$1,740	$1.72	3d	1	1.45mi
6018 Charloma Dr Lakeland, FL	3.0	2.0	1734	$2,500	$1.44	23d	1	1.46mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: pool

Listing history 2 events

1. 2026-06-17
   remarks 687-char remark
2. 2026-06-17
   listed $248,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,123
• − Mortgage interest: −$13,947
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − HOA: −$156
• − Depreciation: −$7,243
• Taxable loss: −$5,223
• Est. tax savings @ 24.0%: +$1,254
• After-tax cash flow: $296/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.

Condition & rehab AI · 9 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a modern and well-maintained living space with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Smart home integration — Improves convenience and adds modern appeal.
• Both Smart thermostat — Saves energy and adds modern convenience.
• Both Smart security system — Enhances safety and adds modern appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Smart home integration — Improves convenience and adds modern appeal. ↑
• Both Smart thermostat — Saves energy and adds modern convenience. ↑
• Both Smart security system — Enhances safety and adds modern appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Highland City

• Score: 75/100
• State rank: #262
• US rank: #4195

Category grades

Amenities F Commute F Cost of living A Crime B Employment B 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: 14,836
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 38,674
• Household income: $99,497
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 778.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 10% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Chinese 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: ▼ -224.20%
• Current HPI: 296.1207
• Rent YoY: ▲ 1.81%
• 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

1 event — show timeline

• 2026-06-17 Listed $248,990 Stellar MLS as Distributed by MLS Grid