4992 Shore Line Dr · Polk City, FL 33868

$175,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 124 Days on market

Built 1989 7,649 sqft lot $100/mo HOA · 6% of rent

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Why this score? — see what drove the C- 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this fully furnished 3-bedroom, 2-bath waterfront RV port home located in the highly desirable community of Mount Olive Shores. Positioned along a ????? canal, this property delivers the ideal combination of comfort, functionality, and the Class A motorcoach lifestyle. Inside, the home is thoughtfully designed and move-in ready. The well-appointed kitchen features a propane stove for precise cooking control, while an instant hot water heater ensures efficiency and convenience. A charming enclosed side porch creates a quiet retreat, and the spacious rear workshop provides substantial storage and workspace for tools, hobbies, or projects. The adjoining seating area overlooks the wa

Key facts

• Propane stove
• Spacious workshop
• Side enclosed porch

Tags

• WATERFRONT RV PORT HOME
• WELL-APPOINTED KITCHEN
• PROPANE STOVE
• INSTANT HOT WATER HEATER
• SIDE ENCLOSED PORCH
• SPACIOUS WORKSHOP

Property features AI

Finance

• Other: Furnished; Total living area reported as 960 square feet; Lot dimensions approximately 57 x 153 (about 0.18 acres)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA with required fees; Monthly HOA approximately $100.42 (about $1,205 annually); HOA includes grounds maintenance, management, private road maintenance and trash; Association amenities: clubhouse; Clubhouse and community street lights; Deed-restricted community where golf carts are allowed; Pets allowed

Exterior

• Parking: Driveway; RV carport
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One story; West-facing
• Construction: Vinyl siding and frame construction; Metal roof; Crawlspace foundation; Built as double wide manufactured home
• Exterior features: Private mailbox; Rain gutters; Finished RV port; Asphalt road frontage; Private maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Tankless water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Split-bedroom floor plan; 7 total rooms
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#501 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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.
• Market conditions: 422 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 124 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.
• Current owner paid $106k; list at $175k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-12,714
• Equity at exit: $26,093

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $9,046
• Equity at exit: $15,131

Cash invested: $49,000 (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 33868

• Home prices YoY: -9.3%
• Active inventory: 422
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,767 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$73
• HOA: −$100
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $246

Break-even live

Break-even rent $1,456

Max offer price $175,000

Occupancy floor 81%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-17
   days on market $175,000 Active 124 DOM
2. 2026-06-16
   days on market $175,000 Active 123 DOM
3. 2026-06-15
   days on market $175,000 Active 122 DOM
4. 2026-06-13
   days on market $175,000 Active 120 DOM
5. 2026-06-10
   days on market $175,000 Active 117 DOM
6. 2026-06-09
   days on market $175,000 Active 116 DOM
7. 2026-06-08
   days on market $175,000 Active 115 DOM
8. 2026-06-07
   days on market $175,000 Active 114 DOM
9. 2026-06-05
   days on market $175,000 Active 111 DOM
10. 2026-06-03
    days on market $175,000 Active 109 DOM
11. 2026-06-01
    days on market $175,000 Active 108 DOM
12. 2026-05-31
    days on market $175,000 Active 107 DOM
13. 2026-02-13
    listed $175,000 Active
14. 2007-05-09
    soldstatus $105,600
15. 2007-04-18
    historical
16. 2006-10-23
    listed $85,000
17. 2006-02-13
    listed $109,000
18. 1990-01-01
    soldstatus $19,000

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$735/yr (+$61/mo · 102.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $21,207
• − Mortgage interest: −$9,803
• − Property taxes: −$717
• − Insurance: −$875
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − HOA: −$1,200
• − Depreciation: −$5,091
• Taxable income: $129
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $2,918/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 — Polk City

• Score: 68/100
• State rank: #501
• US rank: #9243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,676

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 22% Two or more races 14% Black 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 11% Dominican 2%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 80% English-only · Spanish 17% Other Indo-European 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: ▼ -33.52%
• Current HPI: 325.6917
• 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

+821.1% since first listed

6 events — show timeline

• 2026-02-13 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-09 Sold (Public Records) $105,600 Public Records
• 2007-04-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-10-23 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-13 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 1990-01-01 Sold (Public Records) $19,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $717 · +20.1% YoY. Source: county tax records.