7139 Alamanda Blvd W · Poinciana, FL 33898

$149,000

2 bd · 2.0 ba · 1,012 sqft · Manufactured public records · 84 Days on market

Built 1987 5,022 sqft lot $60/mo HOA · 4% of rent

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced! Natures Edge, Lovely well maintained 2 bedroom 2 bath remodeled home, Gorgeous kitchen, granite counters , new cabinets, new flooring, dining area, spacious living room, home has been recently painted inside. New master bathroom, Bonus room enclosed with glass windows and a/c, utility room, There is a lot to love about this home, located in a 55+ community, Amenities include clubhouse, pool, shuffle board, fitness room, lots of activities scheduled each month. Very easy to show! Seller will consider all reasonable offers!

Key facts

• Ac with heat pump
• Stained glass window
• Paver driveway

Tags

• PAVER DRIVEWAY
• UPDATED FLOORING
• AC WITH HEAT PUMP
• GRANITE COUNTERTOPS
• DEEP DOUBLE SINK
• STAINED GLASS WINDOW

Property features AI

Finance

• Other: Turnkey furnished option noted; Total annual fees $720
• HOA & community: Part of Nature's Edge Community with required HOA and buyer approval; Monthly HOA fee $60; Community amenities include clubhouse, fitness center, pool, shuffleboard court, dog park; association recreation owned; deed restrictions; golf carts allowed; Senior community; Pets allowed (cats and dogs) with size/number limits; max pet weight 25 lbs

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Broadband/high-speed internet available; Sewer connected; Water connected; Additional nearby water features provide boat ramp access
• Home design: Manufactured double-wide home; One level; East-facing
• Construction: Metal siding; Membrane roof; Crawlspace foundation; Built on a cleared, level lot; paved asphalt road access
• Exterior features: Patio; Private mailbox; Exterior storage; Lake access (Lake Pierce); In-ground gunite tiled pool

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air
• Interior features: Ceiling fans; Open floorplan with living room/dining room combo; Solid wood cabinets; Stone counters; Thermostat; Walk-in closets; Window treatments (blinds, drapes)
• Laundry & utility: Inside laundry room with washer and dryer hookups; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.2% in Poinciana — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 57/100 on livability (#859 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities 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: 500 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 34% of the median local income ($57k/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 $1k 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 84 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask is 9833% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $64k; list at $149k implies a 133% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.08% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-11,198
• Equity at exit: $22,216

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $7,063
• Equity at exit: $12,883

Cash invested: $41,720 (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 33898

• Home prices YoY: -15.1%
• Active inventory: 500
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$62
• HOA: −$60
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $202

Break-even live

Break-even rent $1,359

Max offer price $149,000

Occupancy floor 82%

Sensitivity live

Price	-10% $287	-5% $245	+0% $202	+5% $160	+10% $118
Rent	-10% $75	-5% $139	+0% $202	+5% $266	+10% $330
Rate	-1.0pp $277	-0.5pp $240	base $202	+0.5pp $164	+1.0pp $125

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4241 Alamanda Blvd Lake Wales, FL	3.0	2.0	1185	$1,500	$1.27	15d	1	0.05mi
24 Buck Cir Haines City, FL	2.0	2.0	1330	$1,595	$1.20	15d	1	1.28mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-02
   status $149,000 Pending 84 DOM
2. 2026-06-01
   days on market $149,000 Active 84 DOM
3. 2026-05-31
   days on market $149,000 Active 83 DOM
4. 2026-04-15
   listed $1,500
5. 2026-03-09
   listed $149,000 Active
6. 2025-07-18
   historical $1,200
7. 2025-06-02
   price $1,200
8. 2025-04-05
   price $1,400
9. 2025-01-09
   listed $1,500
10. 2024-05-21
    historical $1,500
11. 2024-04-13
    listed $1,500
12. 2017-05-26
    soldstatus $63,900 Sold 543-char remark

    Show marketing remark (543 chars)

    Price Reduced! Natures Edge, Lovely well maintained 2 bedroom 2 bath remodeled home, Gorgeous kitchen, granite counters , new cabinets, new flooring, dining area, spacious living room, home has been recently painted inside. New master bathroom, Bonus room enclosed with glass windows and a/c, utility room, There is a lot to love about this home, located in a 55+ community, Amenities include clubhouse, pool, shuffle board, fitness room, lots of activities scheduled each month. Very easy to show! Seller will consider all reasonable offers!

13. 2017-05-26
    soldstatus $66,900

    Show marketing remark (543 chars)

    Price Reduced! Natures Edge, Lovely well maintained 2 bedroom 2 bath remodeled home, Gorgeous kitchen, granite counters , new cabinets, new flooring, dining area, spacious living room, home has been recently painted inside. New master bathroom, Bonus room enclosed with glass windows and a/c, utility room, There is a lot to love about this home, located in a 55+ community, Amenities include clubhouse, pool, shuffle board, fitness room, lots of activities scheduled each month. Very easy to show! Seller will consider all reasonable offers!

14. 2017-03-09
    status Pending 543-char remark

    Show marketing remark (543 chars)

    Price Reduced! Natures Edge, Lovely well maintained 2 bedroom 2 bath remodeled home, Gorgeous kitchen, granite counters , new cabinets, new flooring, dining area, spacious living room, home has been recently painted inside. New master bathroom, Bonus room enclosed with glass windows and a/c, utility room, There is a lot to love about this home, located in a 55+ community, Amenities include clubhouse, pool, shuffle board, fitness room, lots of activities scheduled each month. Very easy to show! Seller will consider all reasonable offers!

15. 2017-02-13
    price $69,900 543-char remark

    Show marketing remark (543 chars)

    Price Reduced! Natures Edge, Lovely well maintained 2 bedroom 2 bath remodeled home, Gorgeous kitchen, granite counters , new cabinets, new flooring, dining area, spacious living room, home has been recently painted inside. New master bathroom, Bonus room enclosed with glass windows and a/c, utility room, There is a lot to love about this home, located in a 55+ community, Amenities include clubhouse, pool, shuffle board, fitness room, lots of activities scheduled each month. Very easy to show! Seller will consider all reasonable offers!

16. 2017-01-04
    price $70,900 543-char remark

    Show marketing remark (543 chars)

    Price Reduced! Natures Edge, Lovely well maintained 2 bedroom 2 bath remodeled home, Gorgeous kitchen, granite counters , new cabinets, new flooring, dining area, spacious living room, home has been recently painted inside. New master bathroom, Bonus room enclosed with glass windows and a/c, utility room, There is a lot to love about this home, located in a 55+ community, Amenities include clubhouse, pool, shuffle board, fitness room, lots of activities scheduled each month. Very easy to show! Seller will consider all reasonable offers!

17. 2016-11-09
    listed $73,900 Active 543-char remark

    Show marketing remark (543 chars)

    Price Reduced! Natures Edge, Lovely well maintained 2 bedroom 2 bath remodeled home, Gorgeous kitchen, granite counters , new cabinets, new flooring, dining area, spacious living room, home has been recently painted inside. New master bathroom, Bonus room enclosed with glass windows and a/c, utility room, There is a lot to love about this home, located in a 55+ community, Amenities include clubhouse, pool, shuffle board, fitness room, lots of activities scheduled each month. Very easy to show! Seller will consider all reasonable offers!

18. 2014-02-11
    soldstatus $34,000 1465-char remark

    Show marketing remark (1465 chars)

    AFFORDABLE FLORIDA LIVING AT ITS VERY FINEST- MOVE-IN READY, FURNISHED, NO LOT RENT! Whether it's for seasonal or year-round use, if you've been searching for a quiet place to call home, this beautiful manufactured home at Nature's Edge is just what you've been looking for. It boasts a fantastic layout that features spacious living & dining areas, as well as a lovely kitchen that comes fully equipped with all of the appliances and has a breakfast bar for casual dining. Both of the bedrooms are generouslysized, including the master suite, which features a walk-in closet and private bathroom with a step-in shower. There's also a wonderful Florida room that is glass enclosed and provides a great place to relax or the perfect added space for entertaining. Additional features include an inside laundry room, an irrigation system for the lawn, a utility/storage room, and much more. Situated on a choice lot that backs up to a wooded area with no rear neighbors, this rare find is move-in ready, comes nicely furnished, and best yet, you own the land, so there's no lot rent to pay. Nature's Edge is a resident-owned 55+ community that has lots of activities and amenities including a swimming pool, shuffleboard, as well as a large clubhouse with a fireplace, fitnessroom, kitchen, billiard & ping pong tables & more! As a resident of this community, you'll never run out of things to do! This is one you're not going to want to miss seeing!

19. 2014-01-10
    listed $39,900 1465-char remark

    Show marketing remark (1465 chars)

    AFFORDABLE FLORIDA LIVING AT ITS VERY FINEST- MOVE-IN READY, FURNISHED, NO LOT RENT! Whether it's for seasonal or year-round use, if you've been searching for a quiet place to call home, this beautiful manufactured home at Nature's Edge is just what you've been looking for. It boasts a fantastic layout that features spacious living & dining areas, as well as a lovely kitchen that comes fully equipped with all of the appliances and has a breakfast bar for casual dining. Both of the bedrooms are generouslysized, including the master suite, which features a walk-in closet and private bathroom with a step-in shower. There's also a wonderful Florida room that is glass enclosed and provides a great place to relax or the perfect added space for entertaining. Additional features include an inside laundry room, an irrigation system for the lawn, a utility/storage room, and much more. Situated on a choice lot that backs up to a wooded area with no rear neighbors, this rare find is move-in ready, comes nicely furnished, and best yet, you own the land, so there's no lot rent to pay. Nature's Edge is a resident-owned 55+ community that has lots of activities and amenities including a swimming pool, shuffleboard, as well as a large clubhouse with a fireplace, fitnessroom, kitchen, billiard & ping pong tables & more! As a resident of this community, you'll never run out of things to do! This is one you're not going to want to miss seeing!

20. 2011-03-04
    soldstatus $27,500
21. 2005-11-21
    listed $29,900
22. 2005-11-21
    historical
23. 2005-06-14
    listed $89,900
24. 1989-08-01
    soldstatus $49,700

ⓘ 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: $2,045 · $170/mo
• Projected year-2 tax: $2,045 · $170/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,387
• − Mortgage interest: −$8,346
• − Property taxes: −$2,045
• − Insurance: −$745
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − HOA: −$720
• − Depreciation: −$4,335
• Taxable income: $95
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $2,407/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 — Poinciana

• Score: 57/100
• State rank: #859
• US rank: #21760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 91,336
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 18,527
• Household income: $57,224
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 148.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 17% French/Haitian/Cajun 1% 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: ▼ -60.62%
• Current HPI: 340.6056
• Rent YoY: —
• 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

-97.0% since first listed

21 events — show timeline

• 2026-04-15 Listed for Rent $1,500 STELLARMLS
• 2026-03-09 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Rental Removed $1,200 STELLARMLS
• 2025-06-02 Price Changed $1,200 STELLARMLS
• 2025-04-05 Price Changed $1,400 STELLARMLS
• 2025-01-09 Listed for Rent $1,500 STELLARMLS
• 2024-05-21 Rental Removed $1,500 STELLARMLS
• 2024-04-13 Listed for Rent $1,500 STELLARMLS
• 2017-05-26 Sold (Public Records) $66,900 Public Records
• 2017-05-26 Sold (MLS) $63,900 Stellar MLS as Distributed by MLS Grid
• 2017-03-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-02-13 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2017-01-04 Price Changed $70,900 Stellar MLS as Distributed by MLS Grid
• 2016-11-09 Listed $73,900 Stellar MLS as Distributed by MLS Grid
• 2014-02-11 Sold (MLS) $34,000 Stellar MLS as Distributed by MLS Grid
• 2014-01-10 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2011-03-04 Sold (MLS) $27,500 Stellar MLS as Distributed by MLS Grid
• 2005-11-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-11-21 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-14 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 1989-08-01 Sold (Public Records) $49,700 Public Records

Property tax history

+13.2%/yr

Latest (2025): $2,045 · +8.0% YoY. Source: county tax records.