13201 Indian Creek Dr Unit B · Poinciana, FL 34759

$130,000

2 bd · 2.0 ba · 981 sqft · Condo · 76 Days on market

Built 2006 $371/mo HOA · 25% 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 +8.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +4.3/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Hurry, this won't last! Resort-style amenities will be found in this beautiful gated and guarded golf community which is nearby transportation and shopping. HOA Fees are subject to change. Buyer to verify all home square footage and lot sizes which should be independently measured. Seller does not provide condo/HOA Docs. This will be the responsibility of the buyer.

Key facts

• Gated community
• Fitness center
• Clubhouse

Tags

• GATED COMMUNITY
• IN-UNIT LAUNDRY CLOSET
• PRIVATE COVERED PATIO
• BRAND-NEW A/C UNIT
• FITNESS CENTER
• CLUBHOUSE

Property features AI

Finance

• Other: Unit is unfurnished
• Financial info: Total monthly fees $371; Total annual fees $4,452; Lease restrictions apply
• HOA & community: Monthly HOA $173; Monthly condo fee $163; Additional association fee $35 monthly; Association approval required; Association covers guard (24-hour), grounds maintenance, recreational facilities and security; Community amenities: clubhouse, fitness center, park, pool, community mailbox, association-owned recreation; Pets allowed with breed restrictions

Exterior

• Parking: Assigned parking; Reserved parking
• Security: 24-hour guard (community amenity); Community security included in association
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; Second-floor unit; Faces east; One level (unit); Total stories: 2
• Construction: Block construction; Tile roof; Slab foundation; Building 13 (unit within building)
• Exterior features: Covered patio/porch; Exterior lighting; Asphalt road access; Irrigation equipment

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (unit on 2nd floor)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Open floorplan; Living room / dining room combo; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (12.9% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $113k (12.9% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 4.3% in Poinciana — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#859 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing 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: Dundee Elementary Academy (math 51% / reading 56%, grade C, #949 of 2,144 statewide, top 45%, 653 students, 47% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL).
• Market conditions: Rents rising (+1.1%/yr); 1151 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 (-1.5%/yr); year-one equity from $899 of loan paydown is wiped out by about $2k 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 76 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $130k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,250 (12.9% 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. It's been on market 76 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.39×
• Total profit: $-22,376
• Equity at exit: $28,421

10-year hold

• IRR: -11.2%
• Equity multiple: 0.15×
• Total profit: $-30,786
• Equity at exit: $27,390

Cash invested: $36,400 (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 34759

• Home prices YoY: -0.5%
• Rents YoY: 1.1%
• Active inventory: 1151
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$371
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-116

Break-even live

Break-even rent $1,607

Max offer price $113,250

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 Port Pleasant Dr Unit 341 Poinciana, FL	2.0	2.0	812	$1,450	$1.79	23d	1	0.06mi
6101 Lake Marion Golf Resort Poinciana, FL	2.0	2.0	981	$1,229	$1.25	23d	1	0.11mi
1202 Lake Marion Golf Resort #1202 Poinciana, FL	2.0	2.0	981	$1,200	$1.22	23d	1	0.16mi
1786 Coriander Dr Kissimmee, FL	3.0	2.0	1056	$1,600	$1.52	3d	1	0.84mi
1782 Coriander Dr Kissimmee, FL	3.0	2.0	1056	$1,600	$1.52	3d	1	0.85mi
1764 Coriander Dr Kissimmee, FL	2.0	2.0	1056	$1,390	$1.32	2d	1	0.87mi
1631 Cumin Dr Kissimmee, FL	2.0	2.0	1055	$1,500	$1.42	23d	1	0.88mi
1631 Cumin Dr Kissimmee, FL	2.0	2.0	1055	$1,500	$1.42	3d	1	0.88mi
1769 Coriander Dr Kissimmee, FL	2.0	2.0	784	$1,299	$1.66	23d	1	0.89mi
1601 Cumin Dr Kissimmee, FL	2.0	2.0	923	$1,550	$1.68	10d	1	0.92mi
1560 Cumin Dr Kissimmee, FL	2.0	2.0	923	$1,395	$1.51	23d	1	0.92mi
1563 Cumin Dr Kissimmee, FL	2.0	2.0	1056	$1,400	$1.33	14d	1	0.94mi
106 Herring Ln Kissimmee, FL	3.0	2.0	1062	$1,575	$1.48	2d	1	1.43mi

HOA detail condo

• Monthly dues: $371 · $4,452/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $130,000 Active 76 DOM
2. 2026-06-17
   days on market $130,000 Active 75 DOM
3. 2026-06-16
   days on market $130,000 Active 74 DOM
4. 2026-06-15
   days on market $130,000 Active 73 DOM
5. 2026-06-13
   days on market $130,000 Active 71 DOM
6. 2026-06-10
   days on market $130,000 Active 68 DOM
7. 2026-06-09
   days on market $130,000 Active 67 DOM
8. 2026-06-08
   days on market $130,000 Active 66 DOM
9. 2026-06-07
   days on market $130,000 Active 65 DOM
10. 2026-06-05
    days on market $130,000 Active 62 DOM
11. 2026-06-03
    days on market $130,000 Active 61 DOM
12. 2026-06-03
    days on market $130,000 Active 60 DOM
13. 2026-06-01
    days on market $130,000 Active 59 DOM
14. 2026-05-31
    days on market $130,000 Active 58 DOM
15. 2026-04-25
    price $130,000
16. 2026-04-03
    listed $145,000 Active
17. 2026-02-27
    historical
18. 2025-10-13
    price $150,000
19. 2025-08-29
    price $154,900
20. 2025-08-28
    listed $154,990 Active
21. 2014-05-09
    historical 371-char remark

    Show marketing remark (371 chars)

    Hurry, this won't last! Resort-style amenities will be found in this beautiful gated and guarded golf community which is nearby transportation and shopping. HOA Fees are subject to change. Buyer to verify all home square footage and lot sizes which should be independently measured. Seller does not provide condo/HOA Docs. This will be the responsibility of the buyer.

22. 2014-05-07
    soldstatus $41,000 Sold 371-char remark

    Show marketing remark (371 chars)

    Hurry, this won't last! Resort-style amenities will be found in this beautiful gated and guarded golf community which is nearby transportation and shopping. HOA Fees are subject to change. Buyer to verify all home square footage and lot sizes which should be independently measured. Seller does not provide condo/HOA Docs. This will be the responsibility of the buyer.

23. 2013-11-07
    listed $41,000 371-char remark

    Show marketing remark (371 chars)

    Hurry, this won't last! Resort-style amenities will be found in this beautiful gated and guarded golf community which is nearby transportation and shopping. HOA Fees are subject to change. Buyer to verify all home square footage and lot sizes which should be independently measured. Seller does not provide condo/HOA Docs. This will be the responsibility of the buyer.

ⓘ 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 ≥108°F today · 24 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: $17,524
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − HOA: −$4,452
• − Depreciation: −$3,782
• Taxable loss: −$3,396
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $-574/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 — Poinciana

• Score: 57/100
• State rank: #859
• US rank: #21760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poinciana, FL
• County: Polk County · 740,051 people
• City population: 91,336
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 44,568
• Household income: $69,373
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 1186.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 55% White 21% Two or more races 20% Black 19%
• Hispanic origin (detail): Mexican 2% Puerto Rican 38% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 49% English-only · Spanish 48% French/Haitian/Cajun 2%

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: ▼ -1.48%
• Current HPI: 276.6861
• Rent YoY: ▲ 1.14%
• 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

+217.1% since first listed

9 events — show timeline

• 2026-04-25 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Listed $154,990 Stellar MLS as Distributed by MLS Grid
• 2014-05-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-07 Sold (MLS) $41,000 Stellar MLS as Distributed by MLS Grid
• 2013-11-07 Listed $41,000 Stellar MLS as Distributed by MLS Grid