111 E Orange St · Davenport, FL 33837

$280,000

3 bd · 2.0 ba · 1,645 sqft · SingleFamily public records · 251 Days on market

Built 1955 0.41 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW ROOF, NEW WATER HEATER and NO HOA!!! Welcome to your charming ranch style 3 bedroom, 1.5 bathroom home sitting on a double lot totaling . 41 acres in the historical town of Davenport! New Water Heater in July 2025! The AC was replaced in 2018. The home has wood floors under the carpet. Upon arrival, you’ll love the beautiful oak tree in the front yard with mature landscaping and pineapple plants out back. The yard has a well for irrigation for cost savings. Entering the home you’ll find a large living room with a picture window offering the perfect amount of natural light. The dining room has plenty of space for entertaining and provides access to the kitchen. The kitc

Key facts

• Breakfast nook
• Wood floors
• Double lot

Tags

• DOUBLE LOT
• WOOD FLOORS
• OAK TREE
• ORIGINAL WOOD CABINETS
• BREAKFAST NOOK
• FAMILY ROOM

Property features AI

Finance

• Other: City limits lot; Paved road frontage; Landscaped lot
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Phone available
• Home design: Single-family residence; One story; North-facing
• Construction: Block and brick construction; Shingle roof; Slab foundation; Built on lot sized approximately 0.41 acres
• Exterior features: Lighting; Sidewalk; Shed(s); Irrigation equipment; Mature landscaping with oak trees

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Thermostat
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (20.8% below list).
• Recommended offer: $222k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#423 in FL) — a middle-class / working-renter tenant base. Strengths: crime 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: Davenport Elementary (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 786 students, 49% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL).
• Market conditions: Rents soft (-2.7%/yr); 1382 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 33% of the median local income ($81k/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 $8k 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 251 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $221,642 (20.8% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-46,274
• Equity at exit: $41,749

10-year hold

• IRR: -14.9%
• Equity multiple: 0.25×
• Total profit: $-58,569
• Equity at exit: $24,209

Cash invested: $78,400 (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 33837

• Home prices YoY: -33.9%
• Rents YoY: -2.7%
• Active inventory: 1382
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $90

Break-even live

Break-even rent $2,103

Max offer price $280,000

Occupancy floor 91%

Sensitivity live

Price	-10% $248	-5% $169	+0% $90	+5% $11	+10% $-69
Rent	-10% $-85	-5% $2	+0% $90	+5% $177	+10% $265
Rate	-1.0pp $231	-0.5pp $161	base $90	+0.5pp $17	+1.0pp $-56

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 E Palm St Davenport, FL	4.0	2.0	1126	$2,250	$2.00	22d	1	0.17mi
118 E Pine St Davenport, FL	3.0	2.0	1220	$1,975	$1.62	4d	1	0.27mi
145 Silver Maple Bnd Davenport, FL	3.0	2.0	1450	$2,100	$1.45	24d	1	0.64mi
440 Tisone Ln Davenport, FL	4.0	2.0	2102	$3,500	$1.67	15d	1	0.66mi
2624 Penguin Blvd Davenport, FL	3.0	2.0	1574	$2,050	$1.30	24d	1	0.73mi
2612 Penguin Blvd Davenport, FL	3.0	2.5	1407	$1,900	$1.35	24d	1	0.74mi
703 Gotts Rd Davenport, FL	3.0	1.0	1160	$1,700	$1.47	24d	1	0.80mi
2606 Irish Elk Ave Davenport, FL	3.0	2.0	1700	$2,000	$1.18	4d	1	0.81mi
2622 Irish Elk Ave Davenport, FL	4.0	2.0	1840	$2,200	$1.20	24d	1	0.82mi
1391 Mountain Flower Ln Davenport, FL	4.0	2.0	1855	$2,400	$1.29	24d	1	0.83mi
1387 Mountain Flower Ln Davenport, FL	4.0	2.0	1698	$2,300	$1.35	24d	1	0.84mi
110 Forest Ave Unit 2 Davenport, FL	3.0	2.0	1250	$1,295	$1.04	4d	1	0.87mi
1497 Fleur Dr Davenport, FL	4.0	2.5	2029	$2,150	$1.06	4d	1	0.87mi
3057 Canary Ave Davenport, FL	3.0	2.5	1515	$1,850	$1.22	15d	1	0.93mi
2958 Canary Ave Davenport, FL	3.0	2.5	1407	$1,900	$1.35	24d	1	0.93mi
2966 Canary Ave Davenport, FL	3.0	2.5	1574	$1,850	$1.18	15d	1	0.93mi
3037 Canary Ave Davenport, FL	3.0	2.5	1373	$1,900	$1.38	20d	1	0.95mi
2947 Canary Ave Davenport, FL	3.0	2.5	1515	$1,900	$1.25	24d	1	0.95mi
3010 Canary Ave Davenport, FL	3.0	2.5	1574	$2,050	$1.30	24d	1	0.96mi
1016 Gotts Rd Davenport, FL	3.0	2.5	2096	$2,150	$1.03	24d	1	0.96mi
2442 Matterhorn Trl Davenport, FL	4.0	2.5	2029	$2,400	$1.18	24d	1	0.97mi
754 Chinoy Rd Davenport, FL	3.0	2.0	1516	$2,100	$1.39	24d	1	0.98mi
241 Gina Ln Davenport, FL	3.0	2.0	1700	$2,250	$1.32	24d	1	1.10mi
607 Lindbergh Way Davenport, FL	3.0	2.0	1407	$1,851	$1.32	4d	1	1.17mi
422 Earheart Dr Davenport, FL	4.0	2.0	2110	$2,001	$0.95	15d	1	1.19mi
646 Lindbergh Way Davenport, FL	3.0	2.0	1407	$1,836	$1.30	4d	1	1.22mi
445 Earheart Dr Davenport, FL	4.0	2.0	2110	$2,036	$0.96	4d	1	1.23mi
112 Andalusia Loop Davenport, FL	4.0	2.0	1972	$2,016	$1.02	22d	1	1.27mi
3628 Spire Dr Davenport, FL	3.0	2.5	1421	$1,950	$1.37	4d	1	1.27mi
481 Earheart Dr Davenport, FL	4.0	2.0	1938	$2,126	$1.10	15d	1	1.28mi
3057 Temples Crossing Blvd Davenport, FL	3.0	2.5	1480	$2,050	$1.39	24d	1	1.35mi
120 Captain Hook Way Davenport, FL	4.0	3.0	1715	$2,124	$1.24	24d	1	1.47mi
1364 Conch Key Ln Davenport, FL	3.0	2.0	1485	$2,150	$1.45	4d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $280,000 Active 251 DOM
2. 2026-06-17
   days on market $280,000 Active 250 DOM
3. 2026-06-16
   days on market $280,000 Active 249 DOM
4. 2026-06-15
   days on market $280,000 Active 248 DOM
5. 2026-06-13
   days on market $280,000 Active 246 DOM
6. 2026-06-10
   days on market $280,000 Active 243 DOM
7. 2026-06-09
   days on market $280,000 Active 242 DOM
8. 2026-06-08
   days on market $280,000 Active 241 DOM
9. 2026-06-07
   days on market $280,000 Active 240 DOM
10. 2026-06-05
    days on market $280,000 Active 237 DOM
11. 2026-06-03
    days on market $280,000 Active 235 DOM
12. 2026-06-01
    days on market $280,000 Active 234 DOM
13. 2026-05-31
    days on market $280,000 Active 233 DOM
14. 2026-05-18
    price $280,000
15. 2026-03-09
    status Active
16. 2026-03-09
    price $289,900
17. 2026-03-03
    status Pending
18. 2026-01-22
    status Active
19. 2025-11-03
    status Pending
20. 2025-09-23
    status Active
21. 2025-08-18
    status Pending
22. 2025-07-14
    price $299,000
23. 2025-06-17
    price $310,000
24. 2025-06-17
    status Active
25. 2025-06-09
    status Pending
26. 2025-06-02
    listed $295,000 Active
27. 2015-11-09
    historical
28. 2014-11-13
    listed $17,000 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: $912 · $76/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$1,412/yr (+$118/mo · 154.8%)

ⓘ 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 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: $26,597
• − Mortgage interest: −$15,684
• − Property taxes: −$912
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$8,145
• Taxable loss: −$3,800
• Est. tax savings @ 24.0%: +$912
• After-tax cash flow: $1,991/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 — Davenport

• Score: 70/100
• State rank: #423
• US rank: #7541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Davenport, FL
• County: Polk County · 740,051 people
• City population: 104,279
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 47,389
• Household income: $81,276
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 424.0

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: Hispanic / Latino 42% White 36% Two or more races 16% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 22% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 5% Romanian 3% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 35% French/Haitian/Cajun 6% Other Indo-European 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: ▼ -131.62%
• Current HPI: 256.8165
• Rent YoY: ▼ -2.73%
• 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

+1547.1% since first listed

15 events — show timeline

• 2026-05-18 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-14 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-17 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-02 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2015-11-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-11-13 Listed $17,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2025): $912 · +4.6% YoY. Source: county tax records.