1935 Meadow Oak Cir · Lakeland, FL 33823

$89,000

2 bd · 2.0 ba · 792 sqft · Manufactured public records · 5 Days on market

Built 1988 0.61 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Discover this 2-bedroom, 2-bathroom single-wide manufactured home nestled on a spacious 0.6-acre lot with no HOA and room to breathe! Whether you're looking to fix up the existing home or bring in a brand-new manufactured home, the land is ready and waiting. With over half an acre, you've got space for a garden, storage, pets, or even a workshop. This is your chance to own land and build equity without the big price tag. Priced to sell so don't wait, get your showing today!

Key facts

• Space for storage
• Spacious lot
• Space for pets

Tags

• SPACIOUS LOT
• NO HOA
• SPACE FOR A GARDEN
• SPACE FOR STORAGE
• SPACE FOR PETS
• SPACE FOR A WORKSHOP

Property features AI

Finance

• Other: Unfurnished; Property type: Residential; Sub-type: Manufactured Home
• Financial info: No lease restrictions
• HOA & community: No HOA

Exterior

• Parking: No parking information provided
• Security: No security features listed
• Utilities: Well water; Septic tank; Electricity available
• Home design: Manufactured single-wide home; One story; East-facing entry
• Construction: Metal frame with vinyl siding; Shingle roof; Crawlspace foundation; Built area about 792 (public records)
• Exterior features: Asphalt road access; Lot dimensions approximately 110 x 240; Lot about 0.61 acres (1/2 to less than 1 acre)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Ceiling fans
• Laundry & utility: No laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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: Lena Vista Elementary School (math 40% / reading 40%, grade F, #1,491 of 2,144 statewide, top 70%, 975 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 476 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 $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $89k implies a 527% 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 $89,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.59% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.99%
• DSCR: 2.02
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.65×
• Total profit: $16,274
• Equity at exit: $13,270

10-year hold

• IRR: 24.9%
• Equity multiple: 3.19×
• Total profit: $54,527
• Equity at exit: $7,695

Cash invested: $24,920 (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 33823

• Home prices YoY: -24.5%
• Rents YoY: 3.2%
• Active inventory: 476
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $477

Break-even live

Break-even rent $811

Max offer price $89,000

Occupancy floor 61%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-13
   remarks 518-char remark
2. 2026-06-13
   status $89,000 Pending 5 DOM
3. 2026-06-10
   days on market $89,000 Active 5 DOM
4. 2026-06-09
   days on market $89,000 Active 4 DOM
5. 2026-06-08
   days on market $89,000 Active 3 DOM
6. 2026-06-07
   remarks 478-char remark
7. 2026-06-07
   listed $89,000 Active 2 DOM

ⓘ 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: $1,639 · $137/mo
• Projected year-2 tax: $1,639 · $137/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 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: $16,978
• − Mortgage interest: −$4,985
• − Property taxes: −$1,639
• − Insurance: −$445
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$2,589
• Taxable income: $4,603
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $4,623/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 — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ 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
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 41,779
• Household income: $71,485
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 821.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 7% Cuban 1%
• Common ancestry: Hispanic 3% Lithuanian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, Philippines
• Languages at home: 79% English-only · Spanish 15% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -102.70%
• Current HPI: 316.9436
• Rent YoY: ▲ 3.18%
• 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

+526.8% since first listed

2 events — show timeline

• 2026-06-05 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 1993-01-01 Sold (Public Records) $14,200 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,639 · +11.2% YoY. Source: county tax records.