4810 Myrtle View Dr N · Willow Oak, FL 33860

$230,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 46 Days on market

Built 1999 0.37 ac lot $10/mo HOA

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FHA Financing Available! Check out this "like new" 1999 Palm Harbor Manufactured Home. Excellent location with the reserve located behind this property, nice wooded area. There are 2 very nice big sheds on the property and the entire lot is fenced. Very Nice 4 bedroon / 2 bath home with 1,440 SF of living area. Home has a split plan with a Living room, Dining room and Den. New Roof. Newer split AC System. New carpet, vinyl and paint throughout. Home is like new and Move-in Ready!

Key facts

• Spacious yard
• Fenced yard
• New roof

Tags

• FENCED YARD
• FULLY UPDATED KITCHEN
• NEW ROOF
• NEW HVAC SYSTEM
• SPACIOUS YARD

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: HOA required; annual fee $130 (about $10.83/month); Association: 360 Perspective Partners Property - Cheyenne Norris; Deed restrictions; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Broadband/High-speed internet available
• Home design: Residential mobile home (double wide); One story; Faces west; Crawlspace foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Awnings; Exterior lighting; Storage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closets; 10 total rooms
• Laundry & utility: Washer (included); Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (2.6% below list).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#579 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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 rising (+1.6%/yr); 180 active listings in the ZIP; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 41% of the median local income ($66k/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 $7k 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 46 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.59% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-24,136
• Equity at exit: $34,294

10-year hold

• IRR: -3.1%
• Equity multiple: 0.80×
• Total profit: $-12,608
• Equity at exit: $19,886

Cash invested: $64,400 (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 33860

• Home prices YoY: -22.4%
• Rents YoY: 1.6%
• Active inventory: 180
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,241 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$203 /mo · $2,432/yr
• Insurance: −$96
• HOA: −$10
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $256

Break-even live

Break-even rent $1,917

Max offer price $230,000

Occupancy floor 84%

Sensitivity live

Price	-10% $386	-5% $321	+0% $256	+5% $191	+10% $125
Rent	-10% $79	-5% $167	+0% $256	+5% $344	+10% $433
Rate	-1.0pp $371	-0.5pp $314	base $256	+0.5pp $196	+1.0pp $135

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 21 events

1. 2026-05-12
   price $230,000
2. 2026-05-04
   price $240,000
3. 2026-04-08
   listed $250,000 Active
4. 2024-01-03
   soldstatus $219,000 Closed 496-char remark

   Show marketing remark (496 chars)

   FHA Financing Available! Check out this "like new" 1999 Palm Harbor Manufactured Home. Excellent location with the reserve located behind this property, nice wooded area. There are 2 very nice big sheds on the property and the entire lot is fenced. Very Nice 4 bedroon / 2 bath home with 1,440 SF of living area. Home has a split plan with a Living room, Dining room and Den. New Roof. Newer split AC System. New carpet, vinyl and paint throughout. Home is like new and Move-in Ready!

5. 2023-11-14
   status Pending 496-char remark

   Show marketing remark (496 chars)

   FHA Financing Available! Check out this "like new" 1999 Palm Harbor Manufactured Home. Excellent location with the reserve located behind this property, nice wooded area. There are 2 very nice big sheds on the property and the entire lot is fenced. Very Nice 4 bedroon / 2 bath home with 1,440 SF of living area. Home has a split plan with a Living room, Dining room and Den. New Roof. Newer split AC System. New carpet, vinyl and paint throughout. Home is like new and Move-in Ready!

6. 2023-11-10
   listed $229,900 Active 496-char remark

   Show marketing remark (496 chars)

   FHA Financing Available! Check out this "like new" 1999 Palm Harbor Manufactured Home. Excellent location with the reserve located behind this property, nice wooded area. There are 2 very nice big sheds on the property and the entire lot is fenced. Very Nice 4 bedroon / 2 bath home with 1,440 SF of living area. Home has a split plan with a Living room, Dining room and Den. New Roof. Newer split AC System. New carpet, vinyl and paint throughout. Home is like new and Move-in Ready!

7. 2023-07-17
   soldstatus $145,000
8. 2023-07-05
   soldstatus $145,000 Closed 199-char remark

   Show marketing remark (199 chars)

   HOME AND LAND, Double wide on 0.37 acres, Built 1999, 4 bed 2 bath, 1,440 sqft, Easy income producing rental! Water heater, and roof were replaced in 2016. New Central Ac 2020. Public Water. Septic.

9. 2023-06-09
   status Pending 199-char remark

   Show marketing remark (199 chars)

   HOME AND LAND, Double wide on 0.37 acres, Built 1999, 4 bed 2 bath, 1,440 sqft, Easy income producing rental! Water heater, and roof were replaced in 2016. New Central Ac 2020. Public Water. Septic.

10. 2023-06-07
    status Active 199-char remark

    Show marketing remark (199 chars)

    HOME AND LAND, Double wide on 0.37 acres, Built 1999, 4 bed 2 bath, 1,440 sqft, Easy income producing rental! Water heater, and roof were replaced in 2016. New Central Ac 2020. Public Water. Septic.

11. 2023-05-17
    status Pending 199-char remark

    Show marketing remark (199 chars)

    HOME AND LAND, Double wide on 0.37 acres, Built 1999, 4 bed 2 bath, 1,440 sqft, Easy income producing rental! Water heater, and roof were replaced in 2016. New Central Ac 2020. Public Water. Septic.

12. 2023-04-26
    price $159,900 199-char remark

    Show marketing remark (199 chars)

    HOME AND LAND, Double wide on 0.37 acres, Built 1999, 4 bed 2 bath, 1,440 sqft, Easy income producing rental! Water heater, and roof were replaced in 2016. New Central Ac 2020. Public Water. Septic.

13. 2023-04-10
    price $149,900 199-char remark

    Show marketing remark (199 chars)

    HOME AND LAND, Double wide on 0.37 acres, Built 1999, 4 bed 2 bath, 1,440 sqft, Easy income producing rental! Water heater, and roof were replaced in 2016. New Central Ac 2020. Public Water. Septic.

14. 2023-04-03
    price $159,900 199-char remark

    Show marketing remark (199 chars)

    HOME AND LAND, Double wide on 0.37 acres, Built 1999, 4 bed 2 bath, 1,440 sqft, Easy income producing rental! Water heater, and roof were replaced in 2016. New Central Ac 2020. Public Water. Septic.

15. 2023-03-20
    listed $169,000 Active 199-char remark

    Show marketing remark (199 chars)

    HOME AND LAND, Double wide on 0.37 acres, Built 1999, 4 bed 2 bath, 1,440 sqft, Easy income producing rental! Water heater, and roof were replaced in 2016. New Central Ac 2020. Public Water. Septic.

16. 2022-08-24
    soldstatus $108,000
17. 2022-08-19
    soldstatus $108,000 Closed
18. 2022-08-03
    status Pending
19. 2022-08-03
    price $108,000
20. 2022-07-29
    listed $99,000 Active
21. 1998-07-08
    soldstatus $15,675

ⓘ 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: $2,432 · $203/mo
• Projected year-2 tax: $2,432 · $203/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,891
• − Mortgage interest: −$12,884
• − Property taxes: −$2,432
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − HOA: −$120
• − Depreciation: −$6,691
• Taxable loss: −$689
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $3,233/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 — Willow Oak

• Score: 67/100
• State rank: #579
• US rank: #11029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willow Oak, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 24,892
• Household income: $65,710
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 583.0

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 0.60)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 12% Black 10% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 70% English-only · Spanish 28% 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: ▼ -101.08%
• Current HPI: 349.7266
• Rent YoY: ▲ 1.59%
• 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

+1367.3% since first listed

21 events — show timeline

• 2026-05-12 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-03 Sold (MLS) $219,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-10 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-17 Sold (Public Records) $145,000 Public Records
• 2023-07-05 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-26 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-10 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-03 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2023-03-20 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-24 Sold (Public Records) $108,000 Public Records
• 2022-08-19 Sold (MLS) $108,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-03 Price Changed $108,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-29 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 1998-07-08 Sold (Public Records) $15,675 Public Records

Property tax history

+43.4%/yr

Latest (2025): $2,432 · +2.4% YoY. Source: county tax records.