3 bd · 2.0 ba ·
960 sqft ·
Built 1989
· Manufactured
· Active
· 124 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,767/mo
Mortgage (P&I)
−$918
Tax + insurance
−$133
HOA
−$100
Vac / Maint / Mgmt
−$371
Net cashflow
$246/mo
Annual
$2,949/yr
Cap rate
7.98%
Cash-on-cash
6.02%
DSCR
1.27
1% rule
1.01%
Cash to close
$49,000
Investor read
This is a 3-bed/2.0-bath manufactured listed at $175k.
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).
It's been on market 124 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
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.
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).
Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
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.
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.
Questions for listing agent
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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
CashFlowRE · CFR-0J5ASB0AC8CP6X
· Data 3 days agocashflowre.app · 2026-05-29