4913 Jackson St · Cypress Gardens, FL 33884

$239,900

3 bd · 2.0 ba · 1,425 sqft · SingleFamily public records · 71 Days on market

Built 2023 5,397 sqft lot $66/mo HOA · 3% of rent ↓ 19% since listing

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new builder owned 3/2 spec home available for quick occupancy. CBS construction with full builder warranties. Terrific plan featuring large great room, solid surface tops in kitchen, extensive ceramic tile flooring, refrigerator / washer /dryer, blinds, 10x22 patio and much, much more

Key facts

• Modern design
• Newer construction
• Open living space

Tags

• MODERN DESIGN
• OPEN LIVING SPACE
• INDOOR LAUNDRY
• NEWER CONSTRUCTION
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-45 ($-542/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (13.4% below list).
• Recommended offer: $208k (13.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#110 in FL, #1,693 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: Garden Grove Elementary School (math 49% / reading 40%, grade F, #1,288 of 2,144 statewide, top 62%, 723 students, 46% FRL); Denison Middle School (math 24% / reading 25%, grade F, #522 of 571 statewide, top 93%, 738 students, 69% FRL); Winter Haven Senior High School (math 26% / reading 38%, grade F, #415 of 667 statewide, top 63%, 2,467 students, 50% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 689 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 35% of the median local income ($70k/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 $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

• It's been on market 71 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $207,791 (13.4% 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 71 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-43,977
• Equity at exit: $35,770

10-year hold

• IRR: -13.8%
• Equity multiple: 0.24×
• Total profit: $-50,929
• Equity at exit: $20,742

Cash invested: $67,172 (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 33884

• Home prices YoY: -34.1%
• Rents YoY: 1.9%
• Active inventory: 689
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$263 /mo · $3,152/yr
• Insurance: −$100
• HOA: −$66
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-45

Break-even live

Break-even rent $2,135

Max offer price $231,922

Occupancy floor 97%

Sensitivity live

Price	-10% $91	-5% $23	+0% $-45	+5% $-113	+10% $-181
Rent	-10% $-209	-5% $-127	+0% $-45	+5% $37	+10% $119
Rate	-1.0pp $76	-0.5pp $16	base $-45	+0.5pp $-107	+1.0pp $-171

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5608 Lake Fox Cir Winter Haven, FL	3.0	2.0	1490	$2,400	$1.61	25d	1	0.33mi
1019 Mockingbird Cir Winter Haven, FL	3.0	2.0	1662	$1,650	$0.99	16d	1	0.36mi
133 Lameraux Rd Winter Haven, FL	4.0	2.0	1696	$2,550	$1.50	25d	1	0.42mi
4025 Lake Ned Village Cir Winter Haven, FL	1.0–3.0	1.0–2.0	1025	$1,800	$1.76	5d	8	0.66mi
1015 Lake Forest Blvd Winter Haven, FL	1.0–3.0	1.0–2.0	929	$2,175	$2.34	4d	24	0.71mi
612 Heather Glen Loop Winter Haven, FL	3.0	2.0	1709	$2,000	$1.17	25d	1	0.74mi
3904 Osprey Pointe Cir Winter Haven, FL	3.0	2.0	1709	$1,950	$1.14	25d	1	0.87mi
728 Lake Ned Rd Winter Haven, FL	3.0	2.0	1664	$2,000	$1.20	25d	1	0.92mi
616 Crystals Blvd Winter Haven, FL	2.0	2.0	1575	$1,900	$1.21	25d	1	0.95mi
206 Kingshill Ct SE Winter Haven, FL	3.0	2.0	1460	$1,800	$1.23	5d	1	0.97mi
3110 Gowan Dr Winter Haven, FL	1.0–2.0	1.0–2.0	1007	$1,841	$1.83	16d	24	1.04mi
408 Lake Ned Rd Winter Haven, FL	3.0	2.0	1470	$2,100	$1.43	25d	1	1.06mi
3601 Cypress Gardens Rd Unit 6 Winter Haven, FL	2.0	2.0	1200	$1,200	$1.00	25d	1	1.08mi
7903 Waterview Way Unit 7903 Winter Haven, FL	2.0	2.0	930	$1,600	$1.72	25d	1	1.10mi
116 Holmes Pl Winter Haven, FL	4.0	3.0	1875	$2,800	$1.49	25d	1	1.11mi
415 Laurel Cove Way Winter Haven, FL	2.0	2.0	1230	$1,725	$1.40	5d	1	1.19mi
5202 Waterview Way #5202 Winter Haven, FL	2.0	2.0	930	$1,750	$1.88	25d	1	1.22mi
715 Magnolia Pl Unit 715 Winter Haven, FL	2.0	2.0	1078	$1,650	$1.53	25d	1	1.22mi
1015 Mahaffey Rd Winter Haven, FL	1.0–3.0	1.0–3.0	1106	$1,948	$1.76	25d	1	1.34mi
121 Longfellow Rd Winter Haven, FL	3.0	2.0	1395	$1,745	$1.25	5d	1	1.44mi

HOA detail

• Monthly dues: $66 · $792/yr

Listing history 23 events

1. 2026-03-30
   status Pending
2. 2026-03-02
   price $239,900
3. 2026-02-04
   price $259,900
4. 2026-01-18
   listed $270,000 Active
5. 2023-08-29
   soldstatus $304,990 Closed 292-char remark

   Show marketing remark (292 chars)

   Brand new builder owned 3/2 spec home available for quick occupancy. CBS construction with full builder warranties. Terrific plan featuring large great room, solid surface tops in kitchen, extensive ceramic tile flooring, refrigerator / washer /dryer, blinds, 10x22 patio and much, much more

6. 2023-07-27
   status Pending 292-char remark

   Show marketing remark (292 chars)

   Brand new builder owned 3/2 spec home available for quick occupancy. CBS construction with full builder warranties. Terrific plan featuring large great room, solid surface tops in kitchen, extensive ceramic tile flooring, refrigerator / washer /dryer, blinds, 10x22 patio and much, much more

7. 2023-06-16
   price $304,990 292-char remark

   Show marketing remark (292 chars)

   Brand new builder owned 3/2 spec home available for quick occupancy. CBS construction with full builder warranties. Terrific plan featuring large great room, solid surface tops in kitchen, extensive ceramic tile flooring, refrigerator / washer /dryer, blinds, 10x22 patio and much, much more

8. 2023-01-30
   status Active 292-char remark

   Show marketing remark (292 chars)

   Brand new builder owned 3/2 spec home available for quick occupancy. CBS construction with full builder warranties. Terrific plan featuring large great room, solid surface tops in kitchen, extensive ceramic tile flooring, refrigerator / washer /dryer, blinds, 10x22 patio and much, much more

9. 2023-01-30
   price $299,990 292-char remark

   Show marketing remark (292 chars)

   Brand new builder owned 3/2 spec home available for quick occupancy. CBS construction with full builder warranties. Terrific plan featuring large great room, solid surface tops in kitchen, extensive ceramic tile flooring, refrigerator / washer /dryer, blinds, 10x22 patio and much, much more

10. 2022-12-27
    price $309,970 292-char remark

    Show marketing remark (292 chars)

    Brand new builder owned 3/2 spec home available for quick occupancy. CBS construction with full builder warranties. Terrific plan featuring large great room, solid surface tops in kitchen, extensive ceramic tile flooring, refrigerator / washer /dryer, blinds, 10x22 patio and much, much more

11. 2022-10-05
    listed $358,460 Active 292-char remark

    Show marketing remark (292 chars)

    Brand new builder owned 3/2 spec home available for quick occupancy. CBS construction with full builder warranties. Terrific plan featuring large great room, solid surface tops in kitchen, extensive ceramic tile flooring, refrigerator / washer /dryer, blinds, 10x22 patio and much, much more

12. 2022-07-08
    listed $326,280 Active
13. 2022-03-16
    price $342,130
14. 2022-03-10
    price $331,130
15. 2022-02-03
    price $326,690
16. 2022-01-08
    status Active
17. 2022-01-08
    price $312,940
18. 2021-12-30
    price $299,930
19. 2021-12-16
    price $299,930
20. 2021-11-29
    price $309,900
21. 2021-11-29
    price $309,940
22. 2021-11-20
    price $307,265
23. 2021-11-16
    listed $295,265 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: $3,152 · $263/mo
• Projected year-2 tax: $3,152 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 24 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,935
• − Mortgage interest: −$13,438
• − Property taxes: −$3,152
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − HOA: −$792
• − Depreciation: −$6,979
• Taxable loss: −$4,616
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $566/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 — Cypress Gardens

• Score: 80/100
• State rank: #110
• US rank: #1693

Category grades

Amenities B+ Commute F Cost of living A+ Crime B+ Employment A- 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: 121,740
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 37,561
• Household income: $70,443
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 949.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 2%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -134.69%
• Current HPI: 260.1421
• Rent YoY: ▲ 1.90%
• 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

-18.8% since first listed

23 events — show timeline

• 2026-03-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-18 Listed $270,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-29 Sold (MLS) $304,990 Stellar MLS as Distributed by MLS Grid
• 2023-07-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-16 Price Changed $304,990 Stellar MLS as Distributed by MLS Grid
• 2023-01-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-01-30 Price Changed $299,990 Stellar MLS as Distributed by MLS Grid
• 2022-12-27 Price Changed $309,970 Stellar MLS as Distributed by MLS Grid
• 2022-10-05 Listed $358,460 Stellar MLS as Distributed by MLS Grid
• 2022-07-08 Listed $326,280 Stellar MLS as Distributed by MLS Grid
• 2022-03-16 Price Changed $342,130 Stellar MLS as Distributed by MLS Grid
• 2022-03-10 Price Changed $331,130 Stellar MLS as Distributed by MLS Grid
• 2022-02-03 Price Changed $326,690 Stellar MLS as Distributed by MLS Grid
• 2022-01-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-01-08 Price Changed $312,940 Stellar MLS as Distributed by MLS Grid
• 2021-12-30 Price Changed $299,930 Stellar MLS as Distributed by MLS Grid
• 2021-12-16 Price Changed $299,930 Stellar MLS as Distributed by MLS Grid
• 2021-11-29 Price Changed $309,940 Stellar MLS as Distributed by MLS Grid
• 2021-11-29 Price Changed $309,900 Stellar MLS as Distributed by MLS Grid
• 2021-11-20 Price Changed $307,265 Stellar MLS as Distributed by MLS Grid
• 2021-11-16 Listed $295,265 Stellar MLS as Distributed by MLS Grid

Property tax history

+192.5%/yr

Latest (2025): $3,152 · +1.0% YoY. Source: county tax records.