Atlantic Plan · Haines City, FL 33844

$284,990

3 bd · 2.0 ba · 1,480 sqft · SingleFamily · 161 Days on market

Good condition Garage

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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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the beautifully designed Atlantic Floor Plan by DRB Homes at Liberty Trace in Haines City, FL. This thoughtfully crafted single-story home combines modern open-concept living, comfort, and everyday functionality. A welcoming foyer offers convenient access from the front entry and private garage, with an optional drop zone for organizing daily essentials. The heart of the home features a spacious island kitchen situated between the café dining area and family room, creating a seamless space for everyday living and entertaining. Enjoy Florida's indoor-outdoor lifestyle with direct access to a covered lanai, perfect for relaxing or hosting gatherings.

Key facts

• 2 garage spots
• Listed 160 days

🏗️ New construction. The $284,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $285,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-447 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (25.3% below list).
• Recommended offer: $213k (25.3% 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: Sandhill Elementary School (math 21% / reading 37%, grade F, #1,932 of 2,144 statewide, top 91%, 991 students, 55% 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 57% FRL track the district average.
• Zoned-school proficiency averages 25% at this address vs 41% district-wide (-16 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); 2138 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 40% 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 161 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $212,810 (25.3% 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 161 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.74% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $285,990
• List price: $284,990
• Delta: -0.35%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Hugo Dr	0.01mi	3/2.0	1,480 (0%)	2mo	$296,290	$200	98
420 Liberty Bnd	0.19mi	3/2.0	1,624 (+10%)	0mo	$314,590	$194	74
794 Ambleside Dr	0.62mi	3/2.0	1,504 (+2%)	2mo	$285,900	$190	66
1018 Ambleside Dr	0.74mi	3/2.0	1,582 (+7%)	2mo	$264,888	$167	52
409 Stillwater Ln	0.68mi	3/2.0	1,655 (+12%)	1mo	$261,000	$158	47

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 · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -30.1%
• Equity multiple: 0.02×
• Total profit: $-78,572
• Equity at exit: $42,642

10-year hold

• IRR: -42.9%
• Equity multiple: -0.50×
• Total profit: $-119,890
• Equity at exit: $24,727

Cash invested: $80,077 (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: 69 active · 39 under contract
• Months of supply: 25.9 mo (4%/mo absorbed)
• Median asking: $299,900 ($184/sqft)
• Median days on market: 96 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +4.7% vs current asking $/sqft

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

ZIP-level market 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 2138
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,128 high
• Mortgage (P&I): −$1,500
• Tax est. 1.5%: −$357 /mo · $4,290/yr
• Insurance: −$119
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-447

Break-even live

Break-even rent $2,694

Max offer price $221,271

Occupancy floor —

Sensitivity live

Price	-10% $-250	-5% $-348	+0% $-447	+5% $-546	+10% $-645
Rent	-10% $-615	-5% $-531	+0% $-447	+5% $-363	+10% $-279
Rate	-1.0pp $-303	-0.5pp $-375	base $-447	+0.5pp $-521	+1.0pp $-597

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: $71,498
• Closing costs: $8,580
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1445 Sea Glass Rd Haines City, FL	3.0	2.0	1230	$2,100	$1.71	130d	1	0.48mi
528 Boardwalk Ave Haines City, FL	4.0	2.0	1867	$2,000	$1.07	10d	1	0.50mi
913 Ambleside Dr Haines City, FL	4.0	2.0	1828	$2,400	$1.31	10d	1	0.53mi
933 Ambleside Dr Haines City, FL	4.0	2.0	1827	$2,300	$1.26	10d	1	0.56mi
1717 Frogmore Ave Haines City, FL	3.0	2.0	1504	$2,000	$1.33	164d	1	0.58mi
313 Hidden Lake Loop Haines City, FL	3.0	2.0	1655	$2,081	$1.26	125d	1	0.62mi
432 Summer Grove Ln Haines City, FL	3.0	2.0	1286	$1,775	$1.38	118d	1	0.63mi
609 Ambleside Dr Haines City, FL	4.0	2.0	1597	$2,150	$1.35	10d	1	0.65mi
1201 Chester Ave Haines City, FL	4.0	2.0	1648	$2,400	$1.46	10d	1	0.65mi
1563 Ellesmere Ave Haines City, FL	3.0	2.0	1615	$1,950	$1.21	2d	1	0.65mi
1563 Ellesmere Ave Haines City, FL	3.0	2.0	1615	$1,900	$1.18	10d	1	0.65mi
1097 Silas St Haines City, FL	3.0	2.0	1479	$1,649	$1.11	28d	1	0.65mi
128 Arlington Square Ct Haines City, FL	3.0	2.0	1465	$2,100	$1.43	108d	1	0.65mi
437 Stillwater Ln Haines City, FL	3.0	2.0	1636	$2,100	$1.28	10d	1	0.67mi
1831 Daystar Dr Haines City, FL	3.0	2.0	1523	$1,695	$1.11	2d	1	0.70mi
194 Hidden Lake Loop Haines City, FL	3.0	2.0	1664	$1,810	$1.09	55d	1	0.71mi
375 Boardwalk Ave Haines City, FL	3.0	2.0	1725	$2,350	$1.36	155d	1	0.72mi
1234 Chester Ave Haines City, FL	3.0	2.0	1584	$1,795	$1.13	10d	1	0.72mi
932 Blue Creek Dr Haines City, FL	3.0	2.0	1680	$1,995	$1.19	10d	1	0.74mi
932 Blue Creek Dr Haines City, FL	3.0	2.0	1707	$2,050	$1.20	55d	1	0.74mi
148 Summerlin Loop Haines City, FL	3.0	2.0	1579	$1,850	$1.17	155d	1	0.74mi
163 Summerlin Loop Haines City, FL	3.0	2.0	1541	$2,000	$1.30	49d	1	0.76mi
824 Blue Creek Dr Haines City, FL	3.0	2.0	1578	$1,850	$1.17	17d	1	0.78mi
824 Blue Creek Dr Haines City, FL	3.0	2.0	1578	$1,850	$1.17	10d	1	0.78mi
1511 Finnigan Cir Haines City, FL	4.0	2.0	1703	$2,100	$1.23	55d	1	0.79mi
832 Blue Creek Dr Haines City, FL	3.0	2.0	1578	$1,850	$1.17	10d	1	0.79mi
1582 Finnigan Cir Haines City, FL	3.0	2.0	1450	$1,850	$1.28	38d	1	0.81mi
223 Summerlin Loop Haines City, FL	4.0	2.0	1696	$2,150	$1.27	10d	1	0.81mi
1313 Tank Trl Haines City, FL	3.0	2.0	1450	$2,095	$1.44	164d	1	0.82mi
1336 Madison Cir Haines City, FL	4.0	2.0	1733	$2,800	$1.62	164d	1	0.84mi
1530 Finnigan Cir Haines City, FL	3.0	2.0	1480	$2,150	$1.45	118d	1	0.85mi
1344 Madison Cir Haines City, FL	3.0	2.0	1450	$1,850	$1.28	10d	1	0.86mi
1339 Madison Cir Haines City, FL	3.0	2.0	1450	$1,990	$1.37	162d	1	0.86mi
1049 Foreshore Ln Haines City, FL	4.0	2.0	1850	$2,400	$1.30	10d	1	0.86mi
2942 Lavanda Dr Haines City, FL	4.0	2.0	1636	$1,850	$1.13	10d	1	0.90mi
2019 Kingsmen Ct Haines City, FL	3.0	2.0	1500	$2,200	$1.47	5d	1	0.93mi
2830 Woodacre Dr Haines City, FL	3.0	2.0	1511	$1,950	$1.29	5d	1	0.94mi
2830 Woodacre Dr Haines City, FL	3.0	2.0	1511	$2,100	$1.39	36d	1	0.94mi
3147 Cedar Crossing Blvd Haines City, FL	3.0	2.0	1656	$2,300	$1.39	110d	1	0.95mi
3139 Cedar Crossing Blvd Haines City, FL	3.0	2.0	1506	$1,795	$1.19	144d	1	0.96mi

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $284,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (Atlantic)New construction
• Construction: Living area 1480Inventory type: Plan
• Exterior features: Address: Haines City, FL 33844

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1480 living area)Plan: Atlantic (new construction plan)

Listing history 50 events

1. 2026-11-08
   days on market $284,990 Active 161 DOM
2. 2026-11-07
   days on market $284,990 Active 160 DOM
3. 2026-11-06
   days on market $284,990 Active 159 DOM
4. 2026-11-05
   days on market $284,990 Active 158 DOM
5. 2026-11-04
   days on market $284,990 Active 157 DOM
6. 2026-11-02
   days on market $284,990 Active 155 DOM
7. 2026-11-01
   days on market $284,990 Active 154 DOM
8. 2026-10-31
   days on market $284,990 Active 153 DOM
9. 2026-10-30
   days on market $284,990 Active 152 DOM
10. 2026-10-29
    days on market $284,990 Active 151 DOM
11. 2026-10-28
    days on market $284,990 Active 150 DOM
12. 2026-10-27
    days on market $284,990 Active 149 DOM
13. 2026-10-26
    days on market $284,990 Active 148 DOM
14. 2026-10-25
    days on market $284,990 Active 147 DOM
15. 2026-10-24
    days on market $284,990 Active 146 DOM
16. 2026-10-23
    days on market $284,990 Active 145 DOM
17. 2026-10-22
    days on market $284,990 Active 144 DOM
18. 2026-10-21
    days on market $284,990 Active 143 DOM
19. 2026-10-20
    days on market $284,990 Active 142 DOM
20. 2026-10-19
    days on market $284,990 Active 141 DOM
21. 2026-10-18
    days on market $284,990 Active 140 DOM
22. 2026-10-17
    days on market $284,990 Active 139 DOM
23. 2026-09-27
    days on market $284,990 Active 138 DOM
24. 2026-09-25
    days on market $284,990 Active 136 DOM
25. 2026-09-24
    days on market $284,990 Active 135 DOM
26. 2026-09-23
    days on market $284,990 Active 134 DOM
27. 2026-09-22
    days on market $284,990 Active 133 DOM
28. 2026-09-20
    days on market $284,990 Active 131 DOM
29. 2026-09-19
    days on market $284,990 Active 130 DOM
30. 2026-09-18
    days on market $284,990 Active 129 DOM
31. 2026-09-17
    days on market $284,990 Active 128 DOM
32. 2026-09-16
    days on market $284,990 Active 127 DOM
33. 2026-09-15
    days on market $284,990 Active 126 DOM
34. 2026-09-14
    days on market $284,990 Active 125 DOM
35. 2026-09-13
    days on market $284,990 Active 124 DOM
36. 2026-09-12
    days on market $284,990 Active 123 DOM
37. 2026-09-11
    days on market $284,990 Active 122 DOM
38. 2026-09-05
    days on market $284,990 Active 116 DOM
39. 2026-09-04
    days on market $284,990 Active 115 DOM
40. 2026-09-03
    days on market $284,990 Active 114 DOM
41. 2026-08-31
    days on market $284,990 Active 111 DOM
42. 2026-08-30
    days on market $284,990 Active 110 DOM
43. 2026-08-29
    days on market $284,990 Active 109 DOM
44. 2026-08-28
    days on market $284,990 Active 108 DOM
45. 2026-08-27
    days on market $284,990 Active 107 DOM
46. 2026-08-26
    days on market $284,990 Active 106 DOM
47. 2026-08-25
    days on market $284,990 Active 105 DOM
48. 2026-08-24
    days on market $284,990 Active 104 DOM
49. 2026-08-23
    days on market $284,990 Active 103 DOM
50. 2026-08-22
    days on market $284,990 Active 102 DOM

ⓘ 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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,537
• − Mortgage interest: −$16,020
• − Property taxes: −$4,290
• − Insurance: −$3,254
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$8,320
• Taxable loss: −$10,433
• Est. tax savings @ 24.0%: +$2,504
• After-tax cash flow: $-2,863/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 · 30 photos

Good 80/100 None rehab

This well-maintained single-story home in Haines City, FL, offers modern open-concept living and comfortable everyday functionality. The home is move-in ready with no visible repairs needed.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms ↑
• Both Upgrading the kitchen appliances — New appliances can increase the home's appeal and functionality ↑
• Both Adding smart home features — Smart home features can increase the home's value and convenience ↑

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Sandhill Elementary School F FL #1,932/2,144 Nat'l #27,846/41,679 Middle Lake Marion Creek Middle School F FL #522/571 Nat'l #10,474/14,009 High Haines City Senior High School F FL #544/667 Nat'l #13,673/17,239

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

B Composite livability gradescore 74/100

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 · 752,975 people
• City population: 51,255
• 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: 9% of renters

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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%

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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%
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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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

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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

• Other: Listing status: Active
• Financial info: List price $284,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (Atlantic)New construction
• Construction: Living area 1480Inventory type: Plan
• Exterior features: Address: Haines City, FL 33844

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1480 living area)Plan: Atlantic (new construction plan)