395 Sequoia Dr · Lake Wales, FL 33859

$223,226

3 bd · 2.5 ba · 1,463 sqft · Townhouse · 174 Days on market

Built 2026 Excellent condition Garage $153/sqft · 13% below area Est $258k · 13% under

---

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).

• ARV discount +13.6/15.0
• Cash flow +12.1/30.0
• Condition / age +4.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This inviting, two-story home showcases an open floor plan with stylish tile flooring and a spacious great room. The kitchen boasts 36-in. upper cabinets, granite countertops, a breakfast bar, pantry, a sleek Moen® faucet and Whirlpool® stainless steel appliances. Upstairs, enjoy the convenience of a dedicated laundry room. The primary suite features a walk-in closet and connecting bath that offers a dual-sink vanity and walk-in shower with tile surround.

Key facts

• Open floor plan
• Tile flooring
• Great room

Tags

• OPEN FLOOR PLAN
• TILE FLOORING
• GREAT ROOM
• 36-IN UPPER CABINETS
• GRANITE COUNTERTOPS
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $223k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-48 ($-570/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (15.2% below list).
• Recommended offer: $189k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.3% in Lake Wales — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#535 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment 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.
• Zoned schools: Spook Hill Elementary School (math 28% / reading 33%, grade F, #1,862 of 2,144 statewide, top 88%, 584 students, 67% FRL); Mclaughlin Academy of Excellence (math 34% / reading 32%, grade F, #437 of 571 statewide, top 77%, 542 students, 68% 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 62% FRL track the district average.
• Market conditions: 436 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 39% of the median local income ($58k/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 174 days — a 12% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,257 (15.2% 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 174 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $258,000
• List price: $223,226
• Delta: -13.48%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
387 Sequoia Dr	0.01mi	3/2.5	1,685 (+15%)	1mo	$258,000	$153	74
746 Greenway Blvd	0.50mi	4/2.0 (+1)	1,498 (+2%)	1mo	$261,900	$175	65
738 Greenway Blvd	0.48mi	3/2.0	1,328 (-9%)	1mo	$248,900	$187	59
750 Greenway Blvd	0.51mi	3/2.0	1,328 (-9%)	0mo	$254,900	$192	59
216 Rivermill Way	0.23mi	4/2.0 (+1)	1,707 (+17%)	1mo	$309,000	$181	56
1111 Amber Waves Ct	0.43mi	3/2.0	1,223 (-16%)	1mo	$237,900	$195	52
4364 Dinner Lake Blvd	0.66mi	3/2.0	1,717 (+17%)	2mo	$284,000	$165	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-39,171
• Equity at exit: $33,284

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-37,892
• Equity at exit: $19,301

Cash invested: $62,503 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 7 under contract
• Months of supply: 132.0 mo (1%/mo absorbed)
• Median asking: $229,068 ($146/sqft)
• Median days on market: 4 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +20.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33859

• Home prices YoY: -16.6%
• Active inventory: 436
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,171
• Tax est. 1.5%: −$279 /mo · $3,348/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-48

Break-even live

Break-even rent $1,953

Max offer price $216,348

Occupancy floor 98%

Sensitivity live

Price	-10% $107	-5% $30	+0% $-48	+5% $-125	+10% $-202
Rent	-10% $-197	-5% $-122	+0% $-48	+5% $27	+10% $102
Rate	-1.0pp $65	-0.5pp $9	base $-48	+0.5pp $-105	+1.0pp $-164

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: $55,806
• Closing costs: $6,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Sequoia Dr Lake Wales, FL	3.0	2.5	1685	$2,100	$1.25	9d	1	0.04mi
160 Cypress Knees Dr Lake Wales, FL	3.0	2.0	1511	$1,900	$1.26	9d	1	0.19mi
3208 Creek Side Dr Lake Wales, FL	2.0	1.0	1187	$1,420	$1.20	9d	1	0.19mi
573 Bell Prairie Cir Lake Wales, FL	3.0	2.0	1444	$1,895	$1.31	6d	1	0.24mi
602 Bell Prairie Cir Lake Wales, FL	3.0	2.0	1461	$1,800	$1.23	80d	1	0.25mi
260 Lake Suzanne Dr Lake Wales, FL	2.0	2.0	1321	$1,650	$1.25	119d	1	0.28mi
437 Singing Sands Cir Lake Wales, FL	3.0	2.0	1555	$1,750	$1.13	6d	1	0.40mi
413 Singing Sands Cir Lake Wales, FL	4.0	2.0	1817	$1,950	$1.07	98d	1	0.42mi
338 Rustic Rail Dr Lake Wales, FL	4.0	2.0	1841	$2,000	$1.09	9d	1	0.44mi
346 Rustic Rail Dr Lake Wales, FL	4.0	2.0	1844	$2,000	$1.08	9d	1	0.46mi
199 Dinner Lake Loop Lake Wales, FL	3.0	2.0	1599	$1,800	$1.13	110d	1	0.47mi
105 Serenity Loop Unit 5-302 Lake Wales, FL	2.0	2.0	1095	$2,305	$2.11	119d	1	0.68mi
105 Serenity Loop Unit 10-302 Lake Wales, FL	2.0	2.0	1095	$2,353	$2.15	0d	1	0.68mi
105 Serenity Lp Lake Wales, FL	1.0–3.0	1.0–2.0	1007	$2,245	$2.23	0d	31	0.68mi
243 C F Kinney Rd Lake Wales, FL	3.0	2.0	1600	$2,600	$1.62	116d	1	0.69mi
343 Dinner Lake Ct Lake Wales, FL	4.0	2.0	1801	$2,400	$1.33	110d	1	0.73mi
107 Hill Cir Lake Wales, FL	2.0	1.0	900	$1,495	$1.66	7d	1	0.78mi
315 Dinner Lake Ct Lake Wales, FL	3.0	2.0	1405	$2,000	$1.42	119d	1	0.83mi
830 Ballantyne Dr Lake Wales, FL	3.0	2.0	1434	$1,990	$1.39	62d	1	1.01mi
706 Benz St Lake Wales, FL	3.0	2.0	1434	$1,900	$1.32	9d	1	1.03mi
474 Hennepin Loop Lake Wales, FL	3.0	2.0	1589	$1,850	$1.16	119d	1	1.13mi
240 Masterpiece Rd Lake Wales, FL	3.0	2.0	1418	$1,500	$1.06	65d	1	1.14mi
240 Masterpiece Rd Lake Wales, FL	3.0	2.0	1418	$1,500	$1.06	63d	1	1.14mi

Property features AI

Finance

• Financial info: List price $240,596

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family townhome-style new construction
• Exterior features: Address: 395 Sequoia Dr, Lake Wales, FL 33859

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction, Plan 1463 ModeledLiving area 1463

Listing history 50 events

1. 2026-09-23
   days on market $223,226 Active 174 DOM
2. 2026-09-22
   days on market $223,226 Active 173 DOM
3. 2026-09-20
   days on market $223,226 Active 171 DOM
4. 2026-09-19
   days on market $223,226 Active 170 DOM
5. 2026-09-18
   days on market $223,226 Active 169 DOM
6. 2026-09-17
   days on market $223,226 Active 168 DOM
7. 2026-09-16
   pricedays on market $223,226 Active 167 DOM
8. 2026-09-15
   days on market $243,226 Active 166 DOM
9. 2026-09-14
   days on market $243,226 Active 165 DOM
10. 2026-09-13
    days on market $243,226 Active 164 DOM
11. 2026-09-12
    days on market $243,226 Active 163 DOM
12. 2026-09-11
    days on market $243,226 Active 162 DOM
13. 2026-09-05
    days on market $243,226 Active 156 DOM
14. 2026-09-04
    days on market $243,226 Active 155 DOM
15. 2026-09-03
    days on market $243,226 Active 154 DOM
16. 2026-08-31
    days on market $243,226 Active 151 DOM
17. 2026-08-30
    days on market $243,226 Active 150 DOM
18. 2026-08-29
    days on market $243,226 Active 149 DOM
19. 2026-08-28
    days on market $243,226 Active 148 DOM
20. 2026-08-27
    days on market $243,226 Active 147 DOM
21. 2026-08-26
    days on market $243,226 Active 146 DOM
22. 2026-08-25
    days on market $243,226 Active 145 DOM
23. 2026-08-24
    days on market $243,226 Active 144 DOM
24. 2026-08-23
    days on market $243,226 Active 143 DOM
25. 2026-08-22
    days on market $243,226 Active 142 DOM
26. 2026-08-21
    days on market $243,226 Active 141 DOM
27. 2026-08-20
    days on market $243,226 Active 140 DOM
28. 2026-08-19
    days on market $243,226 Active 139 DOM
29. 2026-08-18
    days on market $243,226 Active 138 DOM
30. 2026-08-17
    days on market $243,226 Active 137 DOM
31. 2026-08-16
    days on market $243,226 Active 136 DOM
32. 2026-08-15
    days on market $243,226 Active 135 DOM
33. 2026-08-15
    price $243,226 Active 134 DOM
34. 2026-08-14
    days on market $240,596 Active 134 DOM
35. 2026-08-12
    days on market $240,596 Active 132 DOM
36. 2026-08-11
    days on market $240,596 Active 131 DOM
37. 2026-08-10
    days on market $240,596 Active 130 DOM
38. 2026-08-09
    days on market $240,596 Active 129 DOM
39. 2026-08-08
    days on market $240,596 Active 128 DOM
40. 2026-08-07
    days on market $240,596 Active 127 DOM
41. 2026-08-06
    days on market $240,596 Active 126 DOM
42. 2026-08-05
    days on market $240,596 Active 125 DOM
43. 2026-08-04
    days on market $240,596 Active 124 DOM
44. 2026-08-03
    days on market $240,596 Active 123 DOM
45. 2026-07-31
    days on market $240,596 Active 120 DOM
46. 2026-07-30
    days on market $240,596 Active 119 DOM
47. 2026-07-30
    days on market $240,596 Active 118 DOM
48. 2026-07-28
    days on market $240,596 Active 117 DOM
49. 2026-07-26
    days on market $240,596 Active 115 DOM
50. 2026-07-24
    days on market $240,596 Active 113 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,711
• − Mortgage interest: −$12,504
• − Property taxes: −$3,348
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$6,494
• Taxable loss: −$4,385
• Est. tax savings @ 24.0%: +$1,052
• After-tax cash flow: $482/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.

Condition & rehab AI · 5 photos

Excellent 95/100 None rehab

This move-in-ready townhouse is in excellent condition with modern finishes and a well-maintained exterior. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in bathrooms — Modernizes the bathrooms and improves functionality. ↑
• Both New kitchen appliances — Upgrades the kitchen and makes it more appealing to potential buyers/renters. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Spook Hill Elementary School F FL #1,862/2,144 Nat'l #26,279/41,679 Middle Mclaughlin Academy Of Excellence F FL #437/571 Nat'l #8,059/14,009 High Winter Haven Senior High School F FL #415/667 Nat'l #10,416/17,239

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

C Composite livability gradescore 68/100

Livability — Lake Wales

• Score: 68/100
• State rank: #535
• US rank: #10036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Wales, FL
• County: Polk County · 752,975 people
• City population: 30,351
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 11,824
• Household income: $57,760
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 14% of renters

---

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 25% Two or more races 13% Black 11%
• Hispanic origin (detail): Mexican 11% Puerto Rican 6% Cuban 1% Dominican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 19% French/Haitian/Cajun 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: ▼ -53.19%
• Current HPI: 267.4537
• Rent YoY: —
• 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

Property features AI

Finance

• Financial info: List price $240,596

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family townhome-style new construction
• Exterior features: Address: 395 Sequoia Dr, Lake Wales, FL 33859

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction, Plan 1463 ModeledLiving area 1463