709 Terrace Ridge Cir #709 · Loughman, FL 33896

$183,000

3 bd · 2.0 ba · 1,542 sqft · Condo · 3 Days on market

Built 2005 $672/mo HOA · 31% of rent

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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 +7.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +4.1/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks MLS

FLORIDA VACATION RETREAT!! This is YOUR chance to own a beautiful 3 BR/ 2 BA condo in sunny FLORIDA This unit would make a GREAT turnkey investment property or a lovely place to call home. This a great GATED community that offers a gorgeous pool, clubhouse, fitness center and arcade! This open floor plan allows natural light to the living, dining room and kitchen, which includes all appliances and plenty of cabinet space. The master bedroom boasts a walk-in closet and a double sink for convenience. Don't miss the opportunity to live in this resort-style community.

Key facts

• Fitness center
• Clubhouse
• Stunning flooring

Tags

• WALK-IN CLOSETS
• STUNNING FLOORING
• AC NEWLY REPAIRED
• COMMUNITY INCLUDES POOL
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• Other: No lease restrictions reported
• Financial info: Total monthly fees $672; total annual fees $8,064
• HOA & community: HOA managed by First Service Residential; Monthly condo fee of $672 (includes pool); Community clubhouse and pool; Pets allowed with 35 lb maximum

Exterior

• Parking: No parking details provided
• Utilities: Public sewer; Cable available; Water source not listed
• Home design: Condominium; Residential property; One level (unit on 2nd floor of building); Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of Terrace Ridge at Town Center E
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Balcony
• Laundry & utility: No laundry in unit (None listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $183k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (17.1% below list).
• Meets the 1% rule at list price ($2k rent vs $183k).
• Recommended offer: $152k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.8% in Loughman — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#781 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools F, 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 (-0.2%/yr); 773 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 35% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,767 (17.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.83% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.21×
• Total profit: $-40,228
• Equity at exit: $36,979

10-year hold

• IRR: -21.7%
• Equity multiple: -0.32×
• Total profit: $-67,394
• Equity at exit: $32,983

Cash invested: $51,240 (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 33896

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 773
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$960
• Tax est. 1.5%: −$229 /mo · $2,745/yr
• Insurance: −$76
• HOA: −$672
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-216

Break-even live

Break-even rent $2,451

Max offer price $151,767

Occupancy floor —

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
817 Terrace Ridge Cir #817 Davenport, FL	3.0	2.0	1542	$1,795	$1.16	21d	1	0.04mi
818 Terrace Ridge Cir #818 Davenport, FL	3.0	2.0	1542	$2,300	$1.49	14d	1	0.05mi
614 Terrace Ridge Cir Unit 1 Davenport, FL	2.0	2.0	1261	$2,000	$1.59	23d	1	0.07mi
419 Arbor Lakes Dr Davenport, FL	3.0	2.5	1724	$1,900	$1.10	23d	1	0.09mi
364 Arbor Lakes Dr Davenport, FL	3.0	2.5	1674	$1,890	$1.13	23d	1	0.13mi
364 Arbor Lakes Dr Davenport, FL	3.0	3.0	1724	$1,890	$1.10	14d	1	0.13mi
364 Arbor Lakes Dr Davenport, FL	3.0	2.5	1724	$1,890	$1.10	14d	1	0.13mi
447 Arbor Lakes Dr Davenport, FL	3.0	2.5	1507	$1,850	$1.23	21d	1	0.13mi
200 Village Blvd Davenport, FL	1.0–3.0	1.0–2.0	1040	$1,887	$1.81	3d	28	0.15mi
467 Arbor Lakes Dr Davenport, FL	3.0	2.5	1507	$1,825	$1.21	23d	1	0.16mi
471 Arbor Lakes Dr Davenport, FL	3.0	2.5	1724	$1,980	$1.15	12d	1	0.16mi
241 Arbor Lakes Dr Davenport, FL	3.0	2.5	1507	$1,800	$1.19	23d	1	0.19mi
2110 Lynwind Blvd Davenport, FL	1.0–3.0	1.0–2.0	1057	$2,504	$2.37	3d	41	0.20mi
244 Arbor Lakes Dr Davenport, FL	3.0	2.5	1507	$1,850	$1.23	23d	1	0.21mi
136 Villa Domani Cir Davenport, FL	4.0	3.0	1823	$3,100	$1.70	23d	1	0.24mi
415 Villa Domani Way Davenport, FL	4.0	3.0	2205	$3,995	$1.81	10d	1	0.29mi
181 Villa Domani Cir Davenport, FL	4.0	3.0	1823	$2,600	$1.43	23d	1	0.30mi
216 Villa Domani Cir Davenport, FL	4.0	3.0	1871	$3,000	$1.60	23d	1	0.32mi
1000 Victoria Park Blvd Davenport, FL	1.0–4.0	1.0–3.0	1212	$1,932	$1.59	3d	10	0.40mi
396 Famagusta Dr Davenport, FL	4.0	4.0	1671	$3,000	$1.80	23d	1	0.40mi
509 Famagusta Dr Davenport, FL	4.0	4.0	1671	$2,800	$1.68	23d	1	0.46mi
513 Famagusta Dr Davenport, FL	4.0	4.0	1671	$2,800	$1.68	14d	1	0.46mi
1305 Farkleberry LN Davenport, FL	1.0–3.0	1.0–2.0	1060	$2,385	$2.25	3d	172	0.54mi
6100 Echelon Way Davenport, FL	1.0–3.0	1.0–2.0	1117	$2,330	$2.09	3d	23	0.55mi
637 Trikomo Dr Davenport, FL	4.0	4.0	1856	$2,800	$1.51	23d	1	0.56mi
609 Trikomo Dr Davenport, FL	4.0	4.0	1736	$2,700	$1.56	23d	1	0.59mi
620 Trikomo Dr Davenport, FL	3.0	2.5	1493	$2,650	$1.77	3d	1	0.61mi
436 Lake Shore Pkwy Davenport, FL	4.0	3.0	1628	$2,700	$1.66	23d	1	0.65mi
1416 Thousand Oaks Blvd Davenport, FL	4.0	3.0	1357	$2,100	$1.55	23d	1	0.65mi
1501 Northern Harrier Way Unit 1019795P Kissimmee, FL	3.0	2.0	1410	$2,512	$1.78	8d	1	0.70mi
2148 Prado Dr Davenport, FL	1.0–3.0	1.0–2.0	945	$1,820	$1.92	3d	1	0.72mi
7501 Mourning Dove Cir #103 Reunion, FL	3.0	2.0	1354	$2,150	$1.59	24d	1	0.72mi
7505 Mourning Dove Cir Reunion, FL	3.0	2.0	1419	$2,175	$1.53	18d	2	0.73mi
7505 Mourning Dove Cir #204 Reunion, FL	3.0	2.0	1419	$2,200	$1.55	8d	1	0.74mi
376 Tanglewood Dr Davenport, FL	4.0	2.0	1851	$2,400	$1.30	23d	1	0.78mi
7673 Heritage Crossing Way Unit 1252673P Kissimmee, FL	3.0	2.0	1334	$2,117	$1.59	3d	1	0.79mi
1008 Laguna Loop Davenport, FL	1.0–3.0	1.0–2.0	1002	$2,016	$2.01	3d	23	0.82mi
1598 Heritage Crossing Ct #201 Reunion, FL	3.0	2.0	1344	$2,200	$1.64	24d	1	0.84mi
1591 Heritage Crossing Ct #201 Reunion, FL	3.0	2.0	1100	$1,900	$1.73	15d	1	0.84mi
7628 Heritage Crossing Way Unit 1295173P Kissimmee, FL	3.0	2.0	1334	$2,200	$1.65	3d	1	0.86mi

HOA detail condo

• Monthly dues: $672 · $8,064/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-18
   days on market $183,000 Active 3 DOM
2. 2026-06-17
   days on market $183,000 Active 2 DOM
3. 2026-06-15
   remarks 428-char remark
4. 2026-06-15
   listed $183,000 Active 1 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $26,139
• − Mortgage interest: −$10,251
• − Property taxes: −$2,745
• − Insurance: −$915
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$8,064
• − Depreciation: −$5,324
• Taxable loss: −$5,342
• Est. tax savings @ 24.0%: +$1,282
• After-tax cash flow: $-1,308/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 — Loughman

• Score: 61/100
• State rank: #781
• US rank: #17702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loughman, FL
• County: Polk County · 740,051 people
• City population: 23,652
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 26,731
• Household income: $74,668
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1490.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 38% Two or more races 14% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 15% Cuban 4% Dominican 3%
• Common ancestry: Romanian 3% Estonian 2% Portuguese 2%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 31% Other Indo-European 2% Tagalog/Filipino 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: ▼ -1.83%
• Current HPI: 219.4726
• Rent YoY: ▼ -0.19%
• 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

+52.5% since first listed

7 events — show timeline

• 2026-06-15 Listed $183,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-19 Sold (MLS) $220,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-17 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-10 Sold (MLS) $117,000 Stellar MLS as Distributed by MLS Grid
• 2017-09-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-08-30 Listed $120,000 Stellar MLS as Distributed by MLS Grid