131 S 2nd St · Haines City, FL 33844

$214,900

3 bd · 1.0 ba · 1,810 sqft · SingleFamily public records · 80 Days on market

Built 1926 7,322 sqft lot

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Handy Man Special close to downtown. Spacious 3 Bredroom 1810 heated square foot home built in the 1920's. Hardwood floors spacious rooms large covered front prorch. Corner Lot !!

Key facts

• Craftsman style home
• 7,322 sq ft lot
• Built 1926

Tags

• CRAFTSMAN STYLE HOME
• BEDROOM LOFT UPSTAIRS
• LARGE BARN IN BACKYARD
• IMPORTANT SYSTEM UPGRADES

Property features AI

Finance

• Other: Property zoned R-3
• Financial info:
• HOA & community: No association indicated

Exterior

• Parking:
• Security:
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected; No water source specified
• Home design: Single family residence; Residential property; Two levels; Faces west
• Construction: Stucco construction; Shingle roof; Crawlspace foundation; Built on lot of approximately 0.17 acres
• Exterior features: Storage

Interior

• Kitchen: Freezer; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Decorative fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#285 in FL, #4,575 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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 rising (+1.2%/yr); 1333 active listings in the ZIP; 15 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).
• This rent runs 41% of the median local income ($64k/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 $1k of loan paydown is wiped out by about $6k 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 80 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $215k implies a 641% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $202,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1926 — 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. 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: 1.02% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-10,320
• Equity at exit: $32,042

10-year hold

• IRR: 2.9%
• Equity multiple: 1.19×
• Total profit: $11,678
• Equity at exit: $18,581

Cash invested: $60,172 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1333
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $449

Break-even live

Break-even rent $1,626

Max offer price $214,900

Occupancy floor 75%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 W Florida Ave Haines City, FL	3.0	2.0	1400	$1,649	$1.18	13d	2	0.36mi
963 E Main St Haines City, FL	4.0	2.5	1545	$1,700	$1.10	14d	1	0.48mi
187 Brookes Pl Haines City, FL	4.0	4.0	2537	$2,900	$1.14	23d	1	0.55mi
167 Claffey Ct Haines City, FL	4.0	4.5	2551	$3,000	$1.18	21d	1	0.67mi
504 N 7th St Haines City, FL	3.0	2.0	1309	$1,870	$1.43	2d	1	0.75mi
105 Kenny Blvd Haines City, FL	3.0	2.5	1802	$2,600	$1.44	3d	1	0.85mi
1931 Trinity Cir Haines City, FL	4.0	2.0	1650	$1,500	$0.91	23d	1	0.92mi
1016 Avenue A Unit A Haines City, FL	4.0	2.0	1282	$1,875	$1.46	14d	1	1.09mi
1115 Mariner Cay Dr Haines City, FL	4.0	3.0	1644	$2,200	$1.34	23d	1	1.25mi
1916 Verano Dr Unit 1916C Haines City, FL	4.0	3.0	1727	$1,900	$1.10	23d	1	1.32mi
1241 Forest Gate Cir Haines City, FL	3.0	2.0	1726	$2,100	$1.22	23d	1	1.35mi
1229 Forest Gate Cir Haines City, FL	3.0	2.0	1584	$1,895	$1.20	14d	1	1.36mi
128 Arlington Square Ct Haines City, FL	3.0	2.0	1465	$2,300	$1.57	14d	1	1.40mi
4209 Deleon St Haines City, FL	4.0	2.0	1863	$2,450	$1.32	14d	1	1.40mi
375 Boardwalk Ave Haines City, FL	3.0	2.0	1725	$2,350	$1.36	14d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $214,900 Active 80 DOM
2. 2026-06-17
   days on market $214,900 Active 79 DOM
3. 2026-06-16
   days on market $214,900 Active 78 DOM
4. 2026-06-15
   days on market $214,900 Active 77 DOM
5. 2026-06-13
   pricedays on market $214,900 Active 75 DOM
6. 2026-06-10
   days on market $219,900 Active 72 DOM
7. 2026-06-09
   days on market $219,900 Active 71 DOM
8. 2026-06-08
   days on market $219,900 Active 70 DOM
9. 2026-06-07
   statusdays on market $219,900 Active 69 DOM
10. 2026-06-01
    status $219,900 Pending 67 DOM
11. 2026-05-31
    days on market $219,900 Active 67 DOM
12. 2026-04-17
    price $219,900
13. 2026-04-04
    price $224,900
14. 2026-04-01
    status Active
15. 2026-03-24
    status Pending
16. 2026-03-17
    listed $229,900 Active
17. 2012-03-23
    soldstatus $29,000 188-char remark

    Show marketing remark (188 chars)

    Charming Handy Man Special close to downtown. Spacious 3 Bredroom 1810 heated square foot home built in the 1920's. Hardwood floors spacious rooms large covered front prorch. Corner Lot !!

18. 2012-02-21
    listed $45,500 188-char remark

    Show marketing remark (188 chars)

    Charming Handy Man Special close to downtown. Spacious 3 Bredroom 1810 heated square foot home built in the 1920's. Hardwood floors spacious rooms large covered front prorch. Corner Lot !!

19. 2010-12-08
    soldstatus $23,000 76-char remark

    Show marketing remark (76 chars)

    Charming three bedroom, 1.5 bath home in a great location close to downtown.

20. 2010-06-07
    listed $24,900 76-char remark

    Show marketing remark (76 chars)

    Charming three bedroom, 1.5 bath home in a great location close to downtown.

21. 2005-04-20
    soldstatus $109,900
22. 2005-04-06
    soldstatus $109,900
23. 2005-02-15
    listed $109,900
24. 2000-05-09
    soldstatus $60,000

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$969/yr (+$81/mo · 119.0%)

ⓘ 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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,326
• − Mortgage interest: −$12,038
• − Property taxes: −$814
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$6,252
• Taxable income: $1,936
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $4,921/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 — Haines City

• Score: 74/100
• State rank: #285
• US rank: #4575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haines City, FL
• County: Polk County · 740,051 people
• City population: 51,255
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• 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

+266.5% since first listed

13 events — show timeline

• 2026-04-17 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2012-03-23 Sold (MLS) $29,000 Stellar MLS as Distributed by MLS Grid
• 2012-02-21 Listed $45,500 Stellar MLS as Distributed by MLS Grid
• 2010-12-08 Sold (MLS) $23,000 Stellar MLS as Distributed by MLS Grid
• 2010-06-07 Listed $24,900 Stellar MLS as Distributed by MLS Grid
• 2005-04-20 Sold (Public Records) $109,900 Public Records
• 2005-04-06 Sold (MLS) $109,900 Stellar MLS as Distributed by MLS Grid
• 2005-02-15 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2000-05-09 Sold (Public Records) $60,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $814 · +1.5% YoY. Source: county tax records.