50989 Highway 27 #108 · Four Corners, FL 33897

$152,000

2 bd · 1.0 ba · 480 sqft · Manufactured public records · 319 Days on market

Built 1992 3,189 sqft lot $230/mo HOA · 15% of rent

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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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Now is your chance to own this Beautiful, affordable, Low-maintenance home in the Lakefront community of International Bass Lake. . . All ages Community. . . This is a 2-bedroom, 1-bathroom. . . This home features a BONUS ROOM, ideal for remote work or an extra bedroom. . . A split plan and family room/kitchen combo. . . Ready to move in. . BRAND NEW AC Unit. . . Oversized concrete driveway. . . YOU OWN THE LAND . .This home offers both comfort and style, making it the perfect retreat for those looking to enjoy peaceful living with modern amenities. Completely remodeled. New plumbing. New shower. New toilet. Fresh paint. New Flooring. All appliances included And washer and dryer. . . Bass

Key facts

• New plumbing
• Fresh paint
• New shower

Tags

• OVERSIZED CONCRETE DRIVEWAY
• YOU OWN THE LAND
• NEW PLUMBING
• NEW SHOWER
• NEW TOILET
• FRESH PAINT

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Has HOA; monthly fee $230; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, shuffleboard court, recreation facilities, maintenance, storage, elevator(s), gated access and management; Association fees cover common area taxes, pool, grounds maintenance and management; Association approval required; Total monthly fees reported as $230; total annual fees $2,760; Community features include association-owned recreation, community mailbox, deed restrictions and street lights; Pets allowed with breed restrictions

Exterior

• Parking: Carport with space for 3 vehicles
• Security: Gated community
• Utilities: Public sewer; Water connected (see remarks for source); Cable available; Electricity available; Phone available; Sewer connected
• Home design: Manufactured double-wide home; Single-story; North-facing
• Construction: Vinyl siding with frame construction; Shingle roof; Built on slab foundation
• Exterior features: Covered front and rear porches; Exterior lighting; Outdoor storage; Private community access to Old Lake Davenport; Boat ramp access (private); Sailboat water access; Skiing allowed on lake; Paved road

Interior

• Kitchen: Cooktop; Range; Range hood; Microwave; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Slab foundation
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room / dining room combo; Thermostat; Skylight
• Laundry & utility: Washer hookup; Dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $152k.

Deal economics

• At list price, monthly cash flow is $-53 ($-639/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (1.8% below list).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 3.2% in Four Corners — 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 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities F, health & safety 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: Citrus Ridge A Civics Academy (math 35% / reading 37%, grade F, #1,670 of 2,144 statewide, top 78%, 1,457 students, 48% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Davenport High School (2,333 students, 37% FRL).
• Market conditions: Rents soft (-2.7%/yr); 648 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $125 of equity ($1k loan paydown + $-926 appreciation (-0.6% local appreciation)).
• 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 319 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 10757% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $44k; list at $152k implies a 245% 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; 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 $133,760 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.98% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.62×
• Total profit: $-16,376
• Equity at exit: $39,563

10-year hold

• IRR: -5.2%
• Equity multiple: 0.54×
• Total profit: $-19,771
• Equity at exit: $44,045

Cash invested: $42,560 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 648
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$63
• HOA: −$230
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-53

Break-even live

Break-even rent $1,560

Max offer price $142,600

Occupancy floor 99%

Sensitivity live

Price	-10% $33	-5% $-10	+0% $-53	+5% $-96	+10% $-139
Rent	-10% $-171	-5% $-112	+0% $-53	+5% $6	+10% $65
Rate	-1.0pp $23	-0.5pp $-15	base $-53	+0.5pp $-93	+1.0pp $-133

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9000 US Highway 192 #115 Clermont, FL	1.0	1.0	364	$950	$2.61	12d	1	1.03mi

HOA detail

• Monthly dues: $230 · $2,760/yr

Listing history 13 events

1. 2026-04-10
   price $1,500
2. 2026-04-06
   listed $1,400
3. 2026-03-14
   historical $1,600
4. 2026-01-04
   listed $1,600
5. 2025-12-17
   price $152,000
6. 2025-12-17
   status Active
7. 2025-12-16
   historical
8. 2025-08-09
   status Active
9. 2025-08-04
   status Pending
10. 2025-07-21
    price $154,000
11. 2025-07-08
    listed $156,000 Active
12. 2004-05-17
    soldstatus $44,000
13. 1991-05-01
    soldstatus $49,600

ⓘ 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: $1,708 · $142/mo
• Projected year-2 tax: $1,708 · $142/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 8/10 Severe 7 d/yr ≥107°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: $17,917
• − Mortgage interest: −$8,514
• − Property taxes: −$1,708
• − Insurance: −$760
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − HOA: −$2,760
• − Depreciation: −$4,422
• Taxable loss: −$3,114
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $109/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 — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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

13 events — show timeline

• 2026-04-10 Price Changed $1,500 STELLARMLS
• 2026-04-06 Listed for Rent $1,400 STELLARMLS
• 2026-03-14 Rental Removed $1,600 STELLARMLS
• 2026-01-04 Listed for Rent $1,600 STELLARMLS
• 2025-12-17 Price Changed $152,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-21 Price Changed $154,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Listed $156,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-17 Sold (Public Records) $44,000 Public Records
• 1991-05-01 Sold (Public Records) $49,600 Public Records

Property tax history

+31.0%/yr

Latest (2025): $1,708 · +126.9% YoY. Source: county tax records.