205 Dixie Hwy · Auburndale, FL 33823

$180,000

3 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 6 Days on market

Built 1986 6,499 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Two-story 4-bedroom, 2-bath home offering flexible living arrangements and excellent potential for multigenerational living or possible rental income. This unique property features two full kitchens. Upstairs includes 2 bedrooms, 1 bathroom, a full kitchen, living room, private balcony, and both interior and exterior entrances—ideal for a separate rental unit or in-law suite. Downstairs offers 2 bedrooms, 1 bathroom, and another full kitchen and living room. Buyer to check local building codes and permitting for 2nd upstairs kitchen. Additional features include a 3-car carport, Generac generator with propane tank, two electrical panels (single m

Key facts

• Large fenced-in yard
• Private balcony
• Pvc fencing

Tags

• TWO FULL KITCHENS
• PRIVATE BALCONY
• LARGE FENCED-IN YARD
• PVC FENCING
• NEAR LAKE ARIANA PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads 83/100 on livability (#48 in FL, #905 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute C-.
• 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: Lena Vista Elementary School (math 40% / reading 40%, grade F, #1,491 of 2,144 statewide, top 70%, 975 students, 56% FRL); Auburndale Senior High School (math 25% / reading 31%, grade F, #464 of 667 statewide, top 70%, 1,716 students, 53% FRL).
• Market conditions: Rents rising (+3.2%/yr); 476 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 36% of the median local income ($71k/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 $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $180,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.19% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-5,767
• Equity at exit: $26,839

10-year hold

• IRR: 6.9%
• Equity multiple: 1.53×
• Total profit: $26,461
• Equity at exit: $15,563

Cash invested: $50,400 (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 33823

• Home prices YoY: -24.5%
• Rents YoY: 3.2%
• Active inventory: 476
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,147 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$317 /mo · $3,808/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $360

Break-even live

Break-even rent $1,691

Max offer price $180,000

Occupancy floor 78%

Sensitivity live

Price	-10% $462	-5% $411	+0% $360	+5% $309	+10% $258
Rent	-10% $190	-5% $275	+0% $360	+5% $445	+10% $530
Rate	-1.0pp $451	-0.5pp $406	base $360	+0.5pp $313	+1.0pp $266

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Madalyn Ct Auburndale, FL	3.0	2.0	1478	$1,950	$1.32	15d	1	0.51mi
727 Chestnut Ln Auburndale, FL	4.0	2.0	1637	$1,900	$1.16	11d	1	1.45mi

Listing history 30 events

1. 2026-04-24
   status Pending
2. 2026-04-18
   listed $180,000 Active
3. 2025-09-27
   price $285,900
4. 2025-09-27
   status Active
5. 2025-09-27
   status Active
6. 2025-09-27
   price $285,900
7. 2025-08-20
   status Active
8. 2025-08-20
   status Active
9. 2025-08-05
   status Pending
10. 2025-08-05
    status Pending
11. 2025-06-06
    price $289,900
12. 2025-06-06
    price $289,900
13. 2025-04-19
    listed $275,000 Active
14. 2025-04-19
    listed $275,000 Active
15. 2023-09-13
    historical
16. 2023-09-09
    price $299,000
17. 2023-08-21
    price $320,000
18. 2023-08-17
    price $330,000
19. 2023-08-07
    listed $340,000 Active
20. 2021-05-10
    soldstatus $225,000
21. 2021-04-30
    soldstatus $225,000 Closed
22. 2021-03-31
    status Pending
23. 2021-02-25
    listed $225,000 Active
24. 2013-03-25
    soldstatus $62,500
25. 2013-03-21
    soldstatus $62,500
26. 2013-02-25
    listed $62,500
27. 2012-12-21
    soldstatus $33,900
28. 2012-08-16
    listed $39,900
29. 2003-01-02
    soldstatus $113,000
30. 1999-05-26
    soldstatus $68,900

ⓘ 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: $3,808 · $317/mo
• Projected year-2 tax: $3,808 · $317/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 2/10 Low
• 🌡 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: $25,764
• − Mortgage interest: −$10,083
• − Property taxes: −$3,808
• − Insurance: −$900
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$5,236
• Taxable income: $1,615
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $3,931/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 — Auburndale

• Score: 83/100
• State rank: #48
• US rank: #905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburndale, FL
• County: Polk County · 740,051 people
• City population: 41,779
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 41,779
• Household income: $71,485
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 821.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 7% Cuban 1%
• Common ancestry: Hispanic 3% Lithuanian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, Philippines
• Languages at home: 79% English-only · Spanish 15% French/Haitian/Cajun 3% 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: ▼ -102.70%
• Current HPI: 316.9436
• Rent YoY: ▲ 3.18%
• 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

+161.2% since first listed

30 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-27 Price Changed $285,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-27 Price Changed $285,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-06 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-06 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-09-09 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-21 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-17 Price Changed $330,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-07 Listed $340,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-10 Sold (Public Records) $225,000 Public Records
• 2021-04-30 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-25 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-25 Sold (Public Records) $62,500 Public Records
• 2013-03-21 Sold (MLS) $62,500 Stellar MLS as Distributed by MLS Grid
• 2013-02-25 Listed $62,500 Stellar MLS as Distributed by MLS Grid
• 2012-12-21 Sold (MLS) $33,900 Stellar MLS as Distributed by MLS Grid
• 2012-08-16 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2003-01-02 Sold (Public Records) $113,000 Public Records
• 1999-05-26 Sold (Public Records) $68,900 Public Records

Property tax history

+15.6%/yr

Latest (2025): $3,808 · +19.4% YoY. Source: county tax records.