221 1st St · Haines City, FL 33837

$299,900

4 bd · 3.0 ba · 912 sqft · Manufactured public records · 328 Days on market

Built 1993 10,711 sqft 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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! THREE SEPARATE SHORT TERM RENTALS! Beautiful 3BR 2BA property in Davenport, FL is a perfect investment opportunity. It has been subdivided into two rental units plus a luxury tiny home to maximize income potential. The property features a charming modern design throughout and was renovated with attention to detail to appeal to AirBNB and short-term rental guests. Enjoy a covered wraparound porch for relaxing mornings, a covered outdoor deck for chilling and drinking coffee, and a backyard courtyard with a beautiful lounge area, all surrounded by durable white vinyl fencing for added privacy. There’s also extra storage space in the outdoor shed, which conveys with the property. Inside, you’ll find spacious showers with built-in shelving, modern hardware and lighting, shiplap and Victorian wood paneling, an indoor laundry room, and more. Conveniently located near grocery stores, restaurants, and services, and just over an hour from beaches on both the Atlantic and Gulf coasts. Don't miss out on this unique INCOME-PRODUCING property! Seller financing and private financing available. Don’t wait. .. this one WILL NOT last long!

Key facts

• Covered outdoor deck
• Extra storage space
• Backyard courtyard

Tags

• LUXURY TINY HOME
• COVERED WRAPAROUND PORCH
• COVERED OUTDOOR DECK
• BACKYARD COURTYARD
• DURABLE WHITE VINYL FENCING
• EXTRA STORAGE SPACE

Property features AI

Finance

• Other: Property zoning: R-3; Property is on one unit (unit number 1); Furnished: negotiable
• Financial info: No lease restrictions indicated
• HOA & community: No association listed; Association approval not required

Exterior

• Parking: Driveway; Off-street parking and parking pad; On-street parking; Guest parking; Open parking; Ground-level parking; Other parking options
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available and connected; Electricity available and connected; Water available and connected; Sewer available and connected; Public maintained road access (asphalt/gravel/paved)
• Home design: Single family residence; Residential property; One story; North-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Completed condition; Built on approximately 0.25 acre (lot ~100 x 107)
• Exterior features: Covered patio/deck/porch areas (front, rear, wrap-around); Deck; Front porch; Rear porch; Patio; Porch; Outdoor lighting; Outdoor grill; Vinyl fencing; Cleared lot; Oak trees and landscaped grounds

Interior

• Kitchen: Range
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floor plan; Solid surface counters; Solid wood cabinets; Stone counters; Thermostat; Blinds
• Laundry & utility: Inside laundry; Laundry closet; Washer hookup; Electric dryer hookup; Gas dryer hookup; Common area laundry (shared/other)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $76 ($912/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 $240k (19.9% below list).
• Recommended offer: $240k (19.9% 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: 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 soft (-2.7%/yr); 1382 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 35% 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 $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 328 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $300k implies a 445% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,239 (19.9% below list)

Questions for the listing agent

1. It's been on market 328 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 10.4

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: -17.6%
• Equity multiple: 0.39×
• Total profit: $-50,916
• Equity at exit: $44,716

10-year hold

• IRR: -15.9%
• Equity multiple: 0.22×
• Total profit: $-65,793
• Equity at exit: $25,930

Cash invested: $83,972 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,402 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $76

Break-even live

Break-even rent $2,306

Max offer price $299,900

Occupancy floor 92%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1246 Westwinds Dr Davenport, FL	3.0	2.0	1118	$1,905	$1.70	10d	1	1.19mi
223 Bergamot Loop Davenport, FL	3.0	2.0	1080	$2,300	$2.13	3d	1	1.45mi
220 Champions Way Davenport, FL	1.0–3.0	1.0–2.5	1107	$1,997	$1.80	2d	7	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $299,900 Active 328 DOM
2. 2026-06-17
   days on market $299,900 Active 327 DOM
3. 2026-06-16
   days on market $299,900 Active 326 DOM
4. 2026-06-15
   days on market $299,900 Active 325 DOM
5. 2026-06-13
   days on market $299,900 Active 323 DOM
6. 2026-06-10
   days on market $299,900 Active 320 DOM
7. 2026-06-09
   days on market $299,900 Active 319 DOM
8. 2026-06-08
   days on market $299,900 Active 318 DOM
9. 2026-06-07
   days on market $299,900 Active 317 DOM
10. 2026-06-05
    days on market $299,900 Active 314 DOM
11. 2026-06-03
    days on market $299,900 Active 312 DOM
12. 2026-06-01
    days on market $299,900 Active 311 DOM
13. 2026-05-31
    days on market $299,900 Active 310 DOM
14. 2026-04-30
    price $299,900 1176-char remark

    Show marketing remark (1176 chars)

    INVESTOR SPECIAL! THREE SEPARATE SHORT TERM RENTALS! Beautiful 3BR 2BA property in Davenport, FL is a perfect investment opportunity. It has been subdivided into two rental units plus a luxury tiny home to maximize income potential. The property features a charming modern design throughout and was renovated with attention to detail to appeal to AirBNB and short-term rental guests. Enjoy a covered wraparound porch for relaxing mornings, a covered outdoor deck for chilling and drinking coffee, and a backyard courtyard with a beautiful lounge area, all surrounded by durable white vinyl fencing for added privacy. There’s also extra storage space in the outdoor shed, which conveys with the property. Inside, you’ll find spacious showers with built-in shelving, modern hardware and lighting, shiplap and Victorian wood paneling, an indoor laundry room, and more. Conveniently located near grocery stores, restaurants, and services, and just over an hour from beaches on both the Atlantic and Gulf coasts. Don't miss out on this unique INCOME-PRODUCING property! Seller financing and private financing available. Don’t wait. .. this one WILL NOT last long!

15. 2026-04-30
    price $299,900

    Show marketing remark (1176 chars)

    INVESTOR SPECIAL! THREE SEPARATE SHORT TERM RENTALS! Beautiful 3BR 2BA property in Davenport, FL is a perfect investment opportunity. It has been subdivided into two rental units plus a luxury tiny home to maximize income potential. The property features a charming modern design throughout and was renovated with attention to detail to appeal to AirBNB and short-term rental guests. Enjoy a covered wraparound porch for relaxing mornings, a covered outdoor deck for chilling and drinking coffee, and a backyard courtyard with a beautiful lounge area, all surrounded by durable white vinyl fencing for added privacy. There’s also extra storage space in the outdoor shed, which conveys with the property. Inside, you’ll find spacious showers with built-in shelving, modern hardware and lighting, shiplap and Victorian wood paneling, an indoor laundry room, and more. Conveniently located near grocery stores, restaurants, and services, and just over an hour from beaches on both the Atlantic and Gulf coasts. Don't miss out on this unique INCOME-PRODUCING property! Seller financing and private financing available. Don’t wait. .. this one WILL NOT last long!

16. 2026-04-09
    listed $350,000 Active 1176-char remark

    Show marketing remark (1176 chars)

    INVESTOR SPECIAL! THREE SEPARATE SHORT TERM RENTALS! Beautiful 3BR 2BA property in Davenport, FL is a perfect investment opportunity. It has been subdivided into two rental units plus a luxury tiny home to maximize income potential. The property features a charming modern design throughout and was renovated with attention to detail to appeal to AirBNB and short-term rental guests. Enjoy a covered wraparound porch for relaxing mornings, a covered outdoor deck for chilling and drinking coffee, and a backyard courtyard with a beautiful lounge area, all surrounded by durable white vinyl fencing for added privacy. There’s also extra storage space in the outdoor shed, which conveys with the property. Inside, you’ll find spacious showers with built-in shelving, modern hardware and lighting, shiplap and Victorian wood paneling, an indoor laundry room, and more. Conveniently located near grocery stores, restaurants, and services, and just over an hour from beaches on both the Atlantic and Gulf coasts. Don't miss out on this unique INCOME-PRODUCING property! Seller financing and private financing available. Don’t wait. .. this one WILL NOT last long!

17. 2025-07-25
    listed $350,000 Active
18. 2025-04-04
    historical
19. 2024-04-07
    listed $325,000 Active
20. 2024-04-07
    listed $325,000 Active
21. 2024-01-11
    status Pending
22. 2023-07-28
    listed $325,000 Active
23. 2019-11-27
    soldstatus $55,000
24. 2019-11-25
    soldstatus $55,000 Sold
25. 2019-10-24
    status Pending
26. 2019-10-17
    listed $64,999 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: $1,491 · $124/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$998/yr (+$83/mo · 67.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $28,829
• − Mortgage interest: −$16,799
• − Property taxes: −$1,491
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,306
• − Management: −$2,306
• − Depreciation: −$8,724
• Taxable loss: −$4,298
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $1,943/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

• County: Polk County · 740,051 people
• City population: 51,255
• 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

+361.4% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-07 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-07 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-28 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-27 Sold (Public Records) $55,000 Public Records
• 2019-11-25 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-17 Listed $64,999 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.5%/yr

Latest (2025): $1,491 · +31.0% YoY. Source: county tax records.