3302 Peachtree Hill Rd · Crystal Lake, FL 33801

$129,900

2 bd · 2.0 ba · 1,272 sqft · Manufactured public records · 32 Days on market

Built 1976 0.26 ac lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Welcome to 3302 Peachtree Hill Rd — a move-in ready home tucked away at the end of a quiet street, offering rare privacy and an oversized double lot totaling 0.26 acres. Backing up to 49 acres of vacant land, this property delivers a peaceful setting with no rear neighbors and exceptional outdoor space. Inside, you’ll find an open-concept kitchen featuring granite countertops, stainless steel appliances, and a functional layout ideal for both everyday living and entertaining. The home has been well maintained, including a newer AC system installed in 2023 for added peace of mind. Outdoor living is a standout feature with a large rear porch overlooking the spaci

Key facts

• No rear neighbors
• Open-concept kitchen
• Oversized double lot

Tags

• OVERSIZED DOUBLE LOT
• OPEN-CONCEPT KITCHEN
• LARGE REAR PORCH
• OVERSIZED ATTACHED CARPORT
• PEACEFUL SETTING
• NO REAR NEIGHBORS

Property features AI

Finance

• Other: Zoning: R-3; Lot dimensions approximately 110 x 100 (0.26 acres); Living area approximately 1,272; Building area reported as 2,646; Unfurnished; No lease restrictions indicated
• HOA & community: Pets allowed

Exterior

• Parking: Carport with 2 spaces; Attached garage
• Utilities: Public water; Septic tank; Electricity connected
• Home design: Residential mobile home (double wide); One story; Faces south; Entry on crawlspace foundation
• Construction: Metal siding; Metal roof; Built on crawlspace
• Exterior features: Rear porch; Sliding doors; Paved road access

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#620 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, 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 (+1.1%/yr); 253 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% of the median local income ($53k/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 $898 of loan paydown is wiped out by about $4k 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 32 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $130k implies a 136% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,882
• Equity at exit: $19,369

10-year hold

• IRR: 5.3%
• Equity multiple: 1.35×
• Total profit: $12,893
• Equity at exit: $11,231

Cash invested: $36,372 (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 33801

• Home prices YoY: -15.9%
• Rents YoY: 1.1%
• Active inventory: 253
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$681
• Tax from tax record: −$181 /mo · $2,176/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $332

Break-even live

Break-even rent $1,160

Max offer price $129,900

Occupancy floor 74%

Sensitivity live

Price	-10% $406	-5% $369	+0% $332	+5% $296	+10% $259
Rent	-10% $208	-5% $270	+0% $332	+5% $395	+10% $457
Rate	-1.0pp $398	-0.5pp $366	base $332	+0.5pp $299	+1.0pp $265

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3321 Peachtree Hill Rd Lakeland, FL	3.0	2.0	960	$1,475	$1.54	15d	1	0.08mi
1803 Venus St Lakeland, FL	3.0	2.0	1259	$1,645	$1.31	4d	1	0.49mi
2919 Maine Ave Lakeland, FL	3.0	1.0	1134	$1,275	$1.12	15d	1	0.67mi
2839 8 Iron Dr Unit 2841 Lakeland, FL	2.0	1.5	900	$1,397	$1.55	24d	1	0.84mi
2524 Kiwanis Ave Lakeland, FL	3.0	1.5	1468	$1,670	$1.14	13d	1	1.05mi
2402 Kiwanis Ave Unit 1258725P Lakeland, FL	3.0	1.0	1194	$3,262	$2.73	15d	1	1.18mi
1922 Crystal Grove Dr #1922 Lakeland, FL	2.0	2.0	1014	$1,547	$1.53	24d	1	1.23mi
521 Skyline Dr E Lakeland, FL	3.0	2.0	1260	$2,300	$1.83	4d	1	1.37mi

Listing history 23 events

1. 2026-06-18
   days on market $129,900 Active 32 DOM
2. 2026-06-17
   days on market $129,900 Active 31 DOM
3. 2026-06-16
   days on market $129,900 Active 30 DOM
4. 2026-06-15
   days on market $129,900 Active 29 DOM
5. 2026-06-13
   days on market $129,900 Active 27 DOM
6. 2026-06-10
   pricedays on market $129,900 Active 24 DOM
7. 2026-06-09
   days on market $134,900 Active 23 DOM
8. 2026-06-08
   days on market $134,900 Active 22 DOM
9. 2026-06-07
   days on market $134,900 Active 21 DOM
10. 2026-06-05
    days on market $134,900 Active 18 DOM
11. 2026-06-03
    days on market $134,900 Active 17 DOM
12. 2026-06-03
    status $134,900 Active 16 DOM
13. 2026-05-22
    price $134,900
14. 2026-05-12
    listed $139,900 Active
15. 2022-10-18
    price $129,900
16. 2022-09-23
    price $139,900
17. 2022-09-16
    price $149,900
18. 2022-09-06
    status Active
19. 2022-09-02
    status Pending
20. 2022-08-24
    listed $159,900 Active
21. 2006-03-30
    soldstatus $55,000
22. 2004-10-08
    soldstatus $21,000
23. 1995-12-05
    soldstatus $25,000

ⓘ 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: $2,176 · $181/mo
• Projected year-2 tax: $2,176 · $181/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,974
• − Mortgage interest: −$7,276
• − Property taxes: −$2,176
• − Insurance: −$650
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$3,779
• Taxable income: $2,058
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $3,496/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 — Crystal Lake

• Score: 66/100
• State rank: #620
• US rank: #12023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 35,394
• Household income: $53,061
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1291.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Black 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -70.91%
• Current HPI: 373.7159
• Rent YoY: ▲ 1.05%
• 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

+439.6% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2022-10-18 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-23 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-16 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-09-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-24 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-30 Sold (Public Records) $55,000 Public Records
• 2004-10-08 Sold (Public Records) $21,000 Public Records
• 1995-12-05 Sold (Public Records) $25,000 Public Records

Property tax history

+41.1%/yr

Latest (2025): $2,176 · +10.2% YoY. Source: county tax records.