1705 Flag St · Haines City, FL 33844

$316,415

4 bd · 2.0 ba · 1,839 sqft · Land · 70 Days on market

Built 2026 5,720 sqft lot $109/mo HOA · 5% of rent ↓ 2% since listing

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Under Construction. Located just minutes from outdoor activities like Lake Eva Community Park and Ben W. Graham Park and only 20 miles from Disney World, Covered Bridge at Liberty Bluff offers residents a convenient location near commuter routes for easy access to both work and play. Gather with friends and family for a lakeside picnic or keep it close to home by enjoying on-site amenities, including a pool, cabana, dog park, gazebo, and walking trails. The Juniper combines modern style with practical comfort, offering a design that fits the way you live. A spacious two-car garage and optional covered lanai provide flexibility inside and out,

Key facts

• Dog park
• Ben w graham park
• Pool

Tags

• LAKE EVA COMMUNITY PARK
• BEN W GRAHAM PARK
• ON-SITE AMENITIES
• POOL
• DOG PARK
• WALKING TRAILS

Property features AI

Finance

• Other: Home warranty included; Total acreage: less than 1/4 acre (lot approx. 0.13 acre, 52 x 110)
• Financial info: Lease restrictions apply
• HOA & community: Prime Management Association; HOA required; Monthly HOA approx. $109.82; Quarterly association fee $329.46; Association fees include pool and grounds maintenance; Community amenities: pool, playground, dog park, trails, sidewalks; Pets allowed

Exterior

• Parking: Attached 2-car garage (20 x 20); Covered driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Water connected; Sewer connected
• Home design: Single family residence; New construction (projected completion June 11, 2026); One story; South-facing entry
• Construction: Block, cement siding and stucco construction; Shingle roof; Slab foundation; Built by Stanley Martin Homes (Juniper A model)
• Exterior features: Covered patio; Patio; Exterior lighting; Sidewalk; Sliding doors; Irrigation equipment; Cleared and landscaped lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Living room/dining room combo; Open floorplan; Programmable thermostat; Walk-in closets; Double pane, ENERGY STAR qualified windows; Great room; Inside utility
• Laundry & utility: Inside laundry room; Washer; Dryer

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $316k.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (27.5% below list).
• Recommended offer: $229k (27.5% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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: Alta Vista Elementary School (math 35% / reading 36%, grade F, #1,684 of 2,144 statewide, top 79%, 769 students, 60% FRL); Lake Marion Creek Middle School (math 22% / reading 27%, grade F, #522 of 571 statewide, top 93%, 1,044 students, 58% FRL); Haines City Senior High School (math 12% / reading 32%, grade F, #544 of 667 statewide, top 82%, 2,700 students, 58% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 27% at this address vs 41% district-wide (-14 pts) — the specific schools serving this property underperform the Polk average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 1344 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 43% 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 $2k of loan paydown is wiped out by about $9k 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 70 days — a 6% lower offer ($297k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $229,246 (27.5% 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 70 days. Have you received any prior offers? Is the seller open to a 28% 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 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?
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: 0.72% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.56%
• DSCR: 0.71
• GRM: 11.5

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: -29.8%
• Equity multiple: 0.03×
• Total profit: $-86,205
• Equity at exit: $47,179

10-year hold

• IRR: -41.5%
• Equity multiple: -0.48×
• Total profit: $-130,880
• Equity at exit: $27,358

Cash invested: $88,596 (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: 1344
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$1,659
• Tax est. 1.5%: −$396 /mo · $4,746/yr
• Insurance: −$132
• HOA: −$109
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-485

Break-even live

Break-even rent $2,906

Max offer price $246,289

Occupancy floor —

Sensitivity live

Price	-10% $-266	-5% $-375	+0% $-485	+5% $-594	+10% $-703
Rent	-10% $-666	-5% $-575	+0% $-485	+5% $-394	+10% $-304
Rate	-1.0pp $-325	-0.5pp $-404	base $-485	+0.5pp $-567	+1.0pp $-650

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: $79,104
• Closing costs: $9,492
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
768 Richmond Estate Ave Haines City, FL	4.0	2.0	1776	$1,995	$1.12	25d	1	0.10mi
1123 Patriot Loop Haines City, FL	4.0	2.0	1807	$2,150	$1.19	16d	1	0.19mi
1313 Tank Trl Haines City, FL	3.0	2.0	1450	$2,095	$1.44	25d	1	0.22mi
1354 Normandy Dr Haines City, FL	5.0	2.0	2210	$2,290	$1.04	25d	1	0.22mi
662 Fairview Ave Haines City, FL	4.0	2.0	1776	$1,995	$1.12	4d	1	0.26mi
3139 Cedar Crossing Blvd Haines City, FL	3.0	2.0	1506	$1,795	$1.19	5d	1	0.30mi
570 Feltrim Manor Rd Haines City, FL	4.0	2.0	1830	$2,400	$1.31	25d	1	0.31mi
1336 Madison Cir Haines City, FL	4.0	2.0	1733	$2,800	$1.62	25d	1	0.41mi
1339 Madison Cir Haines City, FL	3.0	2.0	1450	$1,990	$1.37	23d	1	0.42mi
148 Roseville Dr Haines City, FL	3.0	2.0	1631	$1,799	$1.10	15d	1	0.43mi
239 Tarpon Bay Blvd Haines City, FL	4.0	3.0	1887	$2,300	$1.22	16d	1	0.47mi
375 Boardwalk Ave Haines City, FL	3.0	2.0	1725	$2,350	$1.36	16d	1	0.55mi
128 Arlington Square Ct Haines City, FL	3.0	2.0	1465	$2,300	$1.57	16d	1	0.82mi
833 Ambleside Dr Haines City, FL	4.0	2.0	1887	$1,950	$1.03	12d	1	0.93mi
1717 Frogmore Ave Haines City, FL	3.0	2.0	1504	$2,000	$1.33	25d	1	1.02mi
1916 Verano Dr Unit 1916C Haines City, FL	4.0	3.0	1727	$1,900	$1.10	25d	1	1.30mi
1053 Ambleside Dr Haines City, FL	4.0	3.0	2000	$2,550	$1.27	25d	1	1.35mi
1931 Trinity Cir Haines City, FL	4.0	2.0	1650	$1,500	$0.91	25d	1	1.37mi
239 Summerlin Ln Haines City, FL	4.0	2.0	2168	$2,300	$1.06	25d	1	1.39mi
2501 Merseyside Ct Haines City, FL	4.0	3.5	2320	$2,250	$0.97	25d	1	1.40mi
432 Summer Grove Ln Haines City, FL	3.0	2.0	1286	$1,850	$1.44	25d	1	1.43mi
120 Hidden Lake Loop Haines City, FL	4.0	2.0	1909	$2,020	$1.06	15d	1	1.44mi
117 Hidden Lake Loop Haines City, FL	4.0	2.5	2099	$2,085	$0.99	25d	1	1.46mi

HOA detail

• Monthly dues: $109 · $1,308/yr
• Likely covers: pool

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-04-17
   price $316,415
3. 2026-03-10
   listed $321,415 Active

ⓘ 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 9/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $27,510
• − Mortgage interest: −$17,724
• − Property taxes: −$4,746
• − Insurance: −$1,582
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − HOA: −$1,308
• − Depreciation: −$9,205
• Taxable loss: −$11,457
• Est. tax savings @ 24.0%: +$2,750
• After-tax cash flow: $-3,066/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: 1,109
• 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

-1.6% since first listed

3 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $316,415 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listed $321,415 Stellar MLS as Distributed by MLS Grid