Real Estate Investing in Eaton Park, Florida (33840)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 33840 (Eaton Park, FL)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 100.0% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Eaton Park, FL (33840)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 33840 Eaton Park
ZIP 33840 inside Polk County looks affordable on the surface — median value of $194K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 33840 is robust only for operators who understand what they are buying. A $194K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within FL, ZIP 33840 trails on several market indicators that neighboring Polk County submarkets outperform. The gap is real and resilient enough to shape underwriting.
The 33840 ZIP's population has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
Strategically, 33840 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Eaton Park:
Market Trends
Home Value History (with trend line)
📊 How Does 33840 Compare?
| Metric | 33840 | Eaton Park | Lakeland-Winter Haven, FL | Florida |
|---|---|---|---|---|
| Home Value | $193,683 | $193,683 | N/A | $374,697 |
| 5-Year CAGR | N/A | N/A | N/A | 7.4% |
| Avg Rent | $1,548 | $1,548 | N/A | - |
| Cap Rate | 6.2% | 6.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 33840 (Eaton Park, FL). Anonymous, moderated, never written by AI.
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Property managers serving Polk County
Manage rentals here? List your business →All County Polk is a full-service residential property management company in Lakeland, FL, serving Lakeland and surrounding areas in Polk County. summary from their website
Paragon Property Services, LLC offers full-service home inspection services in Central Florida, including Lake, Sumter, Seminole, Orange, Osceola, Polk, Pasco, Hernando, Hillsborough, Volusia, and Cit summary from their website
PMI Arrico Realty and Property Management offers residential property management, investment services, and real estate services in Lakeland, FL. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $193,683 |
| Monthly Rent | $1,548 |
| Price-to-Rent | 10.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.6% |
| Cap Rate | 6.2% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 33840
Population: 0
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 33840
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
CARLTON PALMORE ELEMENTARY SCHOOL
CLEVELAND COURT ELEMENTARY SCHOOL
COMBEE ACADEMY OF DESIGN AND ENGINEERING
DIXIELAND ELEMENTARY SCHOOL
SOUTHWEST ELEMENTARY SCHOOL
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 976 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Eaton Park, FL?
Eaton Park, FL home values average about $194K. That price point suits investors targeting rentals with $1,548/mo in monthly income.
Is real estate in Eaton Park, FL a good investment right now?
Eaton Park, FL rates 3.0/5 for investability. With median values at $194K and rents near $1,548/mo, the market offers reasonable fundamentals for rental investors.
Is rental property easy to operate in Eaton Park, FL?
Landlord-friendliness in Eaton Park, FL is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How viable is house hacking in Eaton Park, FL?
House hacking in Eaton Park, FL is a challenging. With home values around $194K and rents at $1,548/mo, owner-occupants can offset a meaningful share of PITI.
What is the renter demographic in Eaton Park, FL?
Tenant quality in Eaton Park, FL ranks as solid. Landlords generally report measured occupancy at market rents of $1,548/mo.
You know 33840 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 33840 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 33840 ranks in Lakeland-Winter Haven, FL
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