6416 Shiflett Ave · Kathleen, FL 33810

$259,900

4 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 180 Days on market

Built 1991 0.39 ac lot

---

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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Remodeled 4 Bedroom, 2 Bath Mobile Home in Kathleen, FL! Welcome to this spacious, newly remodeled mobile home offering 4 bedrooms and 2 full bathrooms, perfect for comfortable living. Recent updates provide a fresh, modern feel throughout the home. The open and functional layout includes a bright living area, kitchen, and refreshed bathrooms. Situated on a generous lot in Kathleen, this property also features a storage shed for added convenience and an above-ground pool—ideal for enjoying Florida’s warm weather. With its move-in-ready condition and desirable location, this home is a great opportunity don’t miss the chance to make it yours today!

Key facts

• Generous lot
• Storage shed
• Above-ground pool

Tags

• REMODELED MOBILE HOME
• STORAGE SHED
• ABOVE-GROUND POOL
• GENEROUS LOT

Property features AI

Finance

• Other: Property zoned R-3; Lot approximately 0.39 acres (1/4 to less than 1/2 acre)
• Financial info:
• HOA & community: No HOA indicated

Exterior

• Parking:
• Security:
• Utilities: Public water; Septic tank; Electricity available and connected
• Home design: Manufactured double-wide home; Single-story; East-facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as a double wide (manufactured)
• Exterior features: Front porch; Rear porch; Chain link and wood fencing; Above-ground private pool; Shed(s); Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Thermostat; Walk-in closets; Blinds
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $225k (13.6% below list).
• Recommended offer: $225k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#752 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment 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.
• Zoned schools: Kathleen Elementary School (math 38% / reading 33%, grade F, #1,684 of 2,144 statewide, top 79%, 489 students, 63% FRL); Kathleen Middle School (math 28% / reading 28%, grade F, #486 of 571 statewide, top 86%, 821 students, 68% FRL); Kathleen Senior High School (math 19% / reading 31%, grade F, #501 of 667 statewide, top 75%, 2,051 students, 59% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 511 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 39% of the median local income ($70k/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 $8k 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 180 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $260k implies a 174% 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 4→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,540 (13.6% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-37,269
• Equity at exit: $38,752

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-27,689
• Equity at exit: $22,471

Cash invested: $72,772 (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 33810

• Rents YoY: 2.8%
• Active inventory: 511
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$218 /mo · $2,619/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $84

Break-even live

Break-even rent $2,139

Max offer price $259,900

Occupancy floor 91%

Sensitivity live

Price	-10% $231	-5% $158	+0% $84	+5% $11	+10% $-63
Rent	-10% $-93	-5% $-4	+0% $84	+5% $173	+10% $262
Rate	-1.0pp $215	-0.5pp $150	base $84	+0.5pp $17	+1.0pp $-51

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3634 Sherertz Rd Lakeland, FL	3.0	2.0	1281	$1,825	$1.42	5d	1	0.11mi
5537 Creek Haven Way Lakeland, FL	3.0	2.0	2106	$2,150	$1.02	21d	1	0.77mi
3063 Westmoreland Dr Lakeland, FL	3.0	2.0	1755	$2,350	$1.34	21d	1	0.96mi
7047 Hazeltine Cir Lakeland, FL	3.0	2.0	1748	$2,300	$1.32	16d	1	1.22mi
7446 Briarbay Loop Lakeland, FL	3.0	2.0	1243	$1,810	$1.46	5d	1	1.34mi
7508 Briarbay Loop Unit A11 Lakeland, FL	3.0	2.0	1348	$2,090	$1.55	5d	1	1.38mi
7327 Floral Cir E Lakeland, FL	4.0	2.0	2180	$2,295	$1.05	5d	1	1.40mi
7823 Sugar Pine Blvd Lakeland, FL	3.0	2.0	1559	$1,875	$1.20	5d	1	1.49mi

Listing history 28 events

1. 2026-06-17
   days on market $259,900 Active 180 DOM
2. 2026-06-16
   days on market $259,900 Active 179 DOM
3. 2026-06-15
   days on market $259,900 Active 178 DOM
4. 2026-06-13
   days on market $259,900 Active 176 DOM
5. 2026-06-10
   days on market $259,900 Active 173 DOM
6. 2026-06-09
   days on market $259,900 Active 172 DOM
7. 2026-06-08
   days on market $259,900 Active 171 DOM
8. 2026-06-07
   days on market $259,900 Active 170 DOM
9. 2026-06-05
   days on market $259,900 Active 167 DOM
10. 2026-06-03
    days on market $259,900 Active 165 DOM
11. 2026-06-01
    days on market $259,900 Active 164 DOM
12. 2026-05-31
    days on market $259,900 Active 163 DOM
13. 2026-04-14
    price $259,900
14. 2026-03-18
    price $265,900
15. 2026-03-16
    price $266,900
16. 2026-03-13
    price $267,900
17. 2026-03-09
    price $268,900
18. 2026-02-02
    price $269,900
19. 2026-01-13
    price $274,900
20. 2025-12-19
    listed $280,000 Active
21. 2025-10-25
    historical
22. 2025-10-22
    soldstatus $95,000
23. 2025-10-15
    status Active
24. 2025-10-01
    status Pending
25. 2025-08-28
    price $199,900
26. 2025-08-11
    listed $204,900 Active
27. 2018-10-10
    soldstatus $80,000
28. 2005-10-28
    soldstatus $60,000

ⓘ 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: $2,619 · $218/mo
• Projected year-2 tax: $2,619 · $218/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 4 d/yr ≥108°F today · 14 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,945
• − Mortgage interest: −$14,558
• − Property taxes: −$2,619
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − Depreciation: −$7,561
• Taxable loss: −$3,404
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $1,829/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 — Kathleen

• Score: 62/100
• State rank: #752
• US rank: #16450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kathleen, FL
• County: Polk County · 740,051 people
• City population: 52,734
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 55,137
• Household income: $69,986
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1208.0

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 59% Hispanic / Latino 23% Black 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 5%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 17% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -194.94%
• Current HPI: 320.7366
• Rent YoY: ▲ 2.78%
• 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

+333.2% since first listed

16 events — show timeline

• 2026-04-14 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $265,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $266,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $267,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $268,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Sold (Public Records) $95,000 Public Records
• 2025-10-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-11 Listed $204,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-10 Sold (Public Records) $80,000 Public Records
• 2005-10-28 Sold (Public Records) $60,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,619 · +8.4% YoY. Source: county tax records.