716 N Clermont Ave · Fort Meade, FL 33841

$50,000

2 bd · 1.0 ba · 890 sqft · SingleFamily public records · 81 Days on market

Built 1901 7,196 sqft lot

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back On The Market!!! This 2 Bedroom 1 Bath home is ready and available for a new owner. This is a true fixer upper! The kitchen and dining room are combined and is a wonderful large area to cook and visit with family and friends. Living here you are just a short walk to Patterson Park, or a short drive to Fort Meade's Pickleball Courts. Centrally located, you are close to everything Fort Meade has to provide. This home is being sold AS-IS, needs a new roof and is CASH ONLY! Great Buy for Investors Also! Call today for your showing!!!

Key facts

• 7,196 sq ft lot
• Built 1901
• Listed 81 days

Property features AI

Finance

• Other: Property zoned R-1B; Property type: Residential (Single Family Residence); Total living area reported as 890 square feet; Building area reported as 1,130 square feet; Lot size approximately 0 to less than 1/4 acre; Pets allowed
• HOA & community: No HOA/association

Exterior

• Parking: Paved driveway/parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; Faces west; Homestead property
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built on a 0.17-acre lot (approximately 60 x 120)
• Exterior features: Private mailbox; Level, paved lot within city limits; Asphalt road frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Wall/window unit(s) for cooling
• Interior features: Eat-in kitchen; Split bedroom floor plan; Electric water heater
• Laundry & utility: Laundry area inside the home (in kitchen)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($991 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#779 in FL) — a middle-class / working-renter tenant base. Strengths: 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: Lewis Anna Woodbury Elementary School (math 33% / reading 38%, grade F, #1,684 of 2,144 statewide, top 79%, 525 students, 67% FRL).
• Market conditions: 122 active listings in the ZIP; 7 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).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $599k (92%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1901 — 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: 1.98% ✓
• Cap rate: 17.30%
• Cash-on-cash: 39.32%
• DSCR: 2.75
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.7%
• Equity multiple: 5.03×
• Total profit: $56,447
• Equity at exit: $45,044

10-year hold

• IRR: 48.2%
• Equity multiple: 11.23×
• Total profit: $143,256
• Equity at exit: $97,139

Cash invested: $14,000 (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 33841

• Home prices YoY: 7.7%
• Active inventory: 122
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $991 high
• Mortgage (P&I): −$262
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $459

Break-even live

Break-even rent $410

Max offer price $50,000

Occupancy floor 49%

Sensitivity live

Price	-10% $487	-5% $473	+0% $459	+5% $445	+10% $430
Rent	-10% $380	-5% $420	+0% $459	+5% $498	+10% $537
Rate	-1.0pp $484	-0.5pp $471	base $459	+0.5pp $446	+1.0pp $433

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 N Lanier Ave Fort Meade, FL	1.0	1.0	660	$990	$1.50	4d	1	0.43mi
517 N Lanier Ave Fort Meade, FL	1.0	1.0	660	$990	$1.50	25d	1	0.43mi
513 N Lanier Ave Fort Meade, FL	1.0	1.0	660	$990	$1.50	25d	1	0.43mi
505 N Lanier Ave Fort Meade, FL	1.0	1.0	660	$990	$1.50	25d	1	0.44mi
503 N Lanier Ave Fort Meade, FL	1.0	1.0	660	$990	$1.50	25d	1	0.44mi
24 2nd St SE Fort Meade, FL	1.0	1.0	550	$995	$1.81	25d	1	0.92mi
121 S Seminole Ave Fort Meade, FL	2.0	1.0	600	$995	$1.66	25d	1	0.95mi

Listing history 36 events

1. 2026-06-17
   remarks 421-char remark
2. 2026-06-17
   status $50,000 Pending 81 DOM
3. 2026-06-17
   days on market $50,000 Active 81 DOM
4. 2026-06-16
   days on market $50,000 Active 80 DOM
5. 2026-06-15
   days on market $50,000 Active 79 DOM
6. 2026-06-13
   days on market $50,000 Active 77 DOM
7. 2026-06-10
   days on market $50,000 Active 74 DOM
8. 2026-06-09
   days on market $50,000 Active 73 DOM
9. 2026-06-08
   days on market $50,000 Active 72 DOM
10. 2026-06-07
    days on market $50,000 Active 71 DOM
11. 2026-06-05
    days on market $50,000 Active 68 DOM
12. 2026-06-03
    days on market $50,000 Active 67 DOM
13. 2026-06-03
    days on market $50,000 Active 66 DOM
14. 2026-06-01
    days on market $50,000 Active 65 DOM
15. 2026-05-31
    days on market $50,000 Active 64 DOM
16. 2026-05-08
    status Active
17. 2026-05-08
    price $50,000
18. 2026-05-06
    status Active
19. 2026-04-09
    status Pending
20. 2026-04-01
    price $54,900
21. 2026-03-10
    price $59,900
22. 2026-02-27
    price $64,900
23. 2026-02-27
    listed $649,000 Active
24. 2025-03-06
    soldstatus $48,000 Closed 540-char remark

    Show marketing remark (540 chars)

    Back On The Market!!! This 2 Bedroom 1 Bath home is ready and available for a new owner. This is a true fixer upper! The kitchen and dining room are combined and is a wonderful large area to cook and visit with family and friends. Living here you are just a short walk to Patterson Park, or a short drive to Fort Meade's Pickleball Courts. Centrally located, you are close to everything Fort Meade has to provide. This home is being sold AS-IS, needs a new roof and is CASH ONLY! Great Buy for Investors Also! Call today for your showing!!!

25. 2025-02-15
    status Pending 540-char remark

    Show marketing remark (540 chars)

    Back On The Market!!! This 2 Bedroom 1 Bath home is ready and available for a new owner. This is a true fixer upper! The kitchen and dining room are combined and is a wonderful large area to cook and visit with family and friends. Living here you are just a short walk to Patterson Park, or a short drive to Fort Meade's Pickleball Courts. Centrally located, you are close to everything Fort Meade has to provide. This home is being sold AS-IS, needs a new roof and is CASH ONLY! Great Buy for Investors Also! Call today for your showing!!!

26. 2025-02-10
    status Active 540-char remark

    Show marketing remark (540 chars)

    Back On The Market!!! This 2 Bedroom 1 Bath home is ready and available for a new owner. This is a true fixer upper! The kitchen and dining room are combined and is a wonderful large area to cook and visit with family and friends. Living here you are just a short walk to Patterson Park, or a short drive to Fort Meade's Pickleball Courts. Centrally located, you are close to everything Fort Meade has to provide. This home is being sold AS-IS, needs a new roof and is CASH ONLY! Great Buy for Investors Also! Call today for your showing!!!

27. 2025-02-04
    status Pending 540-char remark

    Show marketing remark (540 chars)

    Back On The Market!!! This 2 Bedroom 1 Bath home is ready and available for a new owner. This is a true fixer upper! The kitchen and dining room are combined and is a wonderful large area to cook and visit with family and friends. Living here you are just a short walk to Patterson Park, or a short drive to Fort Meade's Pickleball Courts. Centrally located, you are close to everything Fort Meade has to provide. This home is being sold AS-IS, needs a new roof and is CASH ONLY! Great Buy for Investors Also! Call today for your showing!!!

28. 2025-01-29
    price $60,000 540-char remark

    Show marketing remark (540 chars)

    Back On The Market!!! This 2 Bedroom 1 Bath home is ready and available for a new owner. This is a true fixer upper! The kitchen and dining room are combined and is a wonderful large area to cook and visit with family and friends. Living here you are just a short walk to Patterson Park, or a short drive to Fort Meade's Pickleball Courts. Centrally located, you are close to everything Fort Meade has to provide. This home is being sold AS-IS, needs a new roof and is CASH ONLY! Great Buy for Investors Also! Call today for your showing!!!

29. 2025-01-16
    price $70,000 540-char remark

    Show marketing remark (540 chars)

    Back On The Market!!! This 2 Bedroom 1 Bath home is ready and available for a new owner. This is a true fixer upper! The kitchen and dining room are combined and is a wonderful large area to cook and visit with family and friends. Living here you are just a short walk to Patterson Park, or a short drive to Fort Meade's Pickleball Courts. Centrally located, you are close to everything Fort Meade has to provide. This home is being sold AS-IS, needs a new roof and is CASH ONLY! Great Buy for Investors Also! Call today for your showing!!!

30. 2025-01-16
    status Active 540-char remark

    Show marketing remark (540 chars)

    Back On The Market!!! This 2 Bedroom 1 Bath home is ready and available for a new owner. This is a true fixer upper! The kitchen and dining room are combined and is a wonderful large area to cook and visit with family and friends. Living here you are just a short walk to Patterson Park, or a short drive to Fort Meade's Pickleball Courts. Centrally located, you are close to everything Fort Meade has to provide. This home is being sold AS-IS, needs a new roof and is CASH ONLY! Great Buy for Investors Also! Call today for your showing!!!

31. 2024-12-06
    status Pending 540-char remark

    Show marketing remark (540 chars)

    Back On The Market!!! This 2 Bedroom 1 Bath home is ready and available for a new owner. This is a true fixer upper! The kitchen and dining room are combined and is a wonderful large area to cook and visit with family and friends. Living here you are just a short walk to Patterson Park, or a short drive to Fort Meade's Pickleball Courts. Centrally located, you are close to everything Fort Meade has to provide. This home is being sold AS-IS, needs a new roof and is CASH ONLY! Great Buy for Investors Also! Call today for your showing!!!

32. 2024-11-06
    listed $85,000 Active 540-char remark

    Show marketing remark (540 chars)

    Back On The Market!!! This 2 Bedroom 1 Bath home is ready and available for a new owner. This is a true fixer upper! The kitchen and dining room are combined and is a wonderful large area to cook and visit with family and friends. Living here you are just a short walk to Patterson Park, or a short drive to Fort Meade's Pickleball Courts. Centrally located, you are close to everything Fort Meade has to provide. This home is being sold AS-IS, needs a new roof and is CASH ONLY! Great Buy for Investors Also! Call today for your showing!!!

33. 2024-11-04
    historical
34. 2024-10-26
    price $87,000
35. 2024-10-21
    listed $94,000 Active
36. 1997-10-22
    soldstatus $21,000

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $491 · $41/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,888
• − Mortgage interest: −$2,801
• − Property taxes: −$491
• − Insurance: −$250
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$1,455
• Taxable income: $4,990
• Est. tax owed @ 24.0%: −$1,198
• After-tax cash flow: $4,307/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 — Fort Meade

• Score: 61/100
• State rank: #779
• US rank: #17625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Meade, FL
• Population (ZIP): 8,268

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 0.59)
• Race & ethnicity: White 50% Hispanic / Latino 38% Two or more races 13% Black 9%
• Hispanic origin (detail): Mexican 32% Puerto Rican 3%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 70% English-only · Spanish 30%

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: ▲ 26.92%
• Current HPI: 376.8183
• Rent YoY: —
• Metro: —
• 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

+138.1% since first listed

21 events — show timeline

• 2026-05-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $50,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $54,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $64,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $649,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Sold (MLS) $48,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-29 Price Changed $60,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-16 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-06 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-26 Price Changed $87,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-21 Listed $94,000 Stellar MLS as Distributed by MLS Grid
• 1997-10-22 Sold (Public Records) $21,000 Public Records

Property tax history

+23.2%/yr

Latest (2025): $491 · +4.2% YoY. Source: county tax records.